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SUB2003-00004 SUB2003 -00004 WHISTLER ' S WALK NO . 2 SUBDIVISION (Prairie Skies ) • NOTICE OF TYPE II DECISION PRAIRIE SKIES SUBDIVISION ,j.' I0 }ySi CITY OF TIGARD SUBDIVISION (SUB) 2003-00004 community Deve1ipment ADJUSTMENT (VAR) 2003-00057 - (VAR) 2003-00077 Shaping ABetter Community 120 DAYS = 09/19/2003 SECTION I. APPLICATION SUMMARY FILE NAME: PRAIRIE SKIES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2003-00004 Adjustment (VAR) VAR2003-00057 Thru VAR2003-00077 PROPOSAL: The applicant is proposing to develop five (5) parcels consisting of 6.72 acres into 29 lots for single-family construction. The lot sizes range from 6,001 square feet to 9,966 square feet constituting an average lot size of 7,511 square feet for the subdivision. The applicant is also seeking Adjustments to the front yard setbacks on 20 of the 29 lots. The Adjustments are requested to proposed lots 1-5, 11-17, and 23-28 of the subdivision. The property currently contains five (5) single-family residences and farm outbuildings that will be removed. ( o ic) APPLICANT: Alpha Engineering, Inc. OWNER: Casa Terra, LLC Attn: Matt Sprague PO Box 1082 9600 SW Oak Street, Suite 230 Clackamas, OR 97015 Portland, OR 97223 OWNER: Ronald R. Veloni OWNER: Steven W. & Mgrvis J. Spencer 13590 SW 121st Avenue 13620 SW 1215 Avenue Tigard, OR 97223 Tigard, OR 97223 OWNER: Dorothy Popengy OWNER: Joyce L.V. Mapes 13660 SW 121s1 Avenue 13730 SW 121 Avenue Tigard, OR 97223 Tigard, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: The project is located along the east side of SW 121st Avenue, north of SW Rose Vista Drive, and consists of five (5) separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and WCTM 2S103CD, Tax Lots 4100, 4200 and 4300. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 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 subject to certain conditions, the request for Subdivision and Adjustments approvals. The findings and conclusions on which the decision is based are noted in Section VI. PRAIRIE SKIES SUBDIVISION DECISION PAGE 1 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 CONDITIONS OF APPROVAL 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: 1. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work 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). 2. 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. 3. 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. 4. 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 121st Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 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. 6 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; I. underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 121st Avenue in a safe manner, as approved by the Engineering Department. 5. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 6. A profile of SW 121st Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. PRAIRIE SKIES SUBDIVISION DECISION PAGE 2 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 7. Any extension of public water lines shall be shown on the proposed Public Facility Improvement D(PFI) permit construction drawings and shall be reviewed and approved by the City's Water epartment, 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. 8. 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. 9. The applicant shall provide a maintenance access road to the facility and any drainage structures within the facility to accommodate City maintenance vehicles. The access road shall be paved and have a structural section capable of accommodating a 50,000-pound vehicle. The paved width shall be a minimum of 10 feet wide, and there shall be two-foot rock shoulders provided on each side. If the maintenance roadway is over 150 feet in length, a turnaround shall be provided. 10. 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, December 2000 edition." 11 . 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. 12. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 13. The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 14. The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. 15. Prior to site work, the applicant shall provide the City with a tree mitigation plan describing the method that will be chosen to mitigate for the 202 inches. 16. The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: PRAIRIE SKIES SUBDIVISION DECISION PAGE 3 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 Submit to the Engineering Department (Kim McMillan, 639-4171 ext. 2642) for review and approval: 17. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 18. With the exception of lots 28 and 29, all lots within 150 feet of SW 121St Avenue shall have shared driveways. 19. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 20. The plat shall grant an access easement over Tract 'A' to serve the Sieg property, 2S103CD04401, and the Ullrich property, 2S103CD04500 to accommodate future development of those sites. 21. The final plat shall show a ROW dedication on SW 121st Avenue to provide 35 feet from the centerline. It shall also show that the internal streets will have ROW widths of 50 feet minimum. 22. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $930.00. (STAFF CONTACT: Shirley Treat, Engineering). 23. The applicant shall either place the existing overhead utility lines along SW 121st Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $16,390.00 and it shall be paid prior to approval of the final plat 24. 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. 25. 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 92.95), Washington County, and by the City of Tigard. D. The right-of-way dedication for SW121S Avenue shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: PRAIRIE SKIES SUBDIVISION DECISION PAGE 4 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 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 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). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 30. Prior to the issuance of building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 15-foot access with 10-feet-of pavement. Lot 6 shall take access off of Tract A. 31 . Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on all public and private streets. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 32. Prior to the issuance of building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. 33. Prior to constructing fencing on any corner lot, plans must be submitted to verify visual clearance standards are met. 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. PRAIRIE SKIES SUBDIVISION DECISION PAGE 5 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. 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. PRAIRIE SKIES SUBDIVISION DECISION PAGE 6 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 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 therefor 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 Engineers Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History The properties are currently developed with five single-family residences and several outbuildings that have been periodically updated. As part of this development, the developer has proposed to remove all of the existing structures. Other than small mechanical and electrical updates, a search of city records found no previous land use cases associated with these 5 parcels. Four of the parcels were annexed into the City of Tigard in 1999 as part of the Walnut Island Annexation. Vicinity Information: The site is located on the east side of SW 121St Avenue and north of SW Rose Vista Drive. The properties are surrounded by single-family homes on a variety of lot sizes. Proposal Information: The subject site is zoned R-4.5. The applicant is seeking approval of a 29-lot subdivision on 6.72 acres. The site consists of five existing parcels each with a single-family home and outbuildings. The applicant is proposing to remove these structures to make way for the new houses and their associated improvements. The applicant has also requested a 5-foot Adjustment to the front-yard setbacks on 20 of the 29 lots due to lot depth, design, and the desire to retain some of the existing trees on site. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 29-lot subdivision on 6.72 acres. The lots are to be developed with detached single-family homes. Lot sizes within the development are between 6,001 and 9,966 square feet. This use is classified in Code Chapter 18.130 (Use Classifications) as Household Living. The site is located within the R-4.5, Low Density Residential District. Table 18.510.1 lists household living as a permitted use in the R-4.5 zone. PRAIRIE SKIES SUBDIVISION DECISION PAGE 7 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Subdivision, which is defined as a Type II Application. Adjustments to yard setbacks are typically Type I. Both types of application are reviewed by staff and are considered administrative. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary approval criteria. Type II actions are decided by City Staff with appeals to the Tigard Hearings Officer. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, the applicant is required to post the site with notice of the proposal. Staff has verified that the site is posted. Staff has received two letters from adjacent property owners. One property owner located on Terrace Traits Drive has expressed concerns with regard to drainage, trees, and sight distance on SW 1215 Avenue. The second property owner has requested that this applicant extend the access to her site to allow for the future development of her property. Trees, drainage, and sight distance are discussed in detail throughout this decision. The Engineering Department notes have also discussed the concerns regarding access to the adjacent lot. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS Special adjustments 18.370: Tigard Development Code Section 18.370 allows the following development Adjustments by means of a Type I procedure: Front yard setbacks. Up to a 25% reduction of the dimensional standards for the front yard setback required in the base zone. Setback of garages may not be reduced by this provision. Interior setbacks. Up to a 20% reduction of the dimensional standards for the side and rear yard setbacks required in the base zone. Lot coverage. Up to 5% increase of the maximum lot coverage required in the base zone. The applicant has requested a 5-foot Adjustment to the front yard setback of proposed lots 1-5, 11-17, and 23-28 to allow the placement of the house to be forward of the garage. The required front yard setback is 20 feet, therefore, a 5-foot reduction of this setback may be allowed provided the following criteria are addressed. A development Adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: A demonstration that the Adjustment requested is the least required to achieve the desired affect; The adjustment is being requested to allow the new homes to protrude into the front setback by 5 feet. The lots where the adjustments are requested are less than 100 feet in depth, or have trees on site that the developer is attempting to retain. According to the applicant this is the minimum relief needed to allow placement of the home. The applicant is requesting the adjustment to allow the front of the porch to protrude beyond the face of the garage, thereby creating a more diverse streetscape. This diverse streetscape is the desired affect. PRAIRIE SKIES SUBDIVISION DECISION PAGE 8 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 The Adjustment will result in the preservation of trees, if trees are present in the development area; There are trees on lots 11, 26, 27, 28, and 29, however, the only tree that will necessarily benefit from granting this adjustment is the tree on lot 11 as it is located in the rear yard and would benefit from the house being moved forward on the lot. This criterion is only applicable on lot 11. The Adjustment will not impede adequate emergency access to the site; The adjustments will not impede emergency access. Emergency service can still access all of these dwelling units from the streets on which they front. The applicant is not requesting adjustments to the rear or side yards which would be more likely to impede emergency access. This criterion is satisfied. There is not a reasonable alternative to the Adjustment which achieves the desired affect. Because of the depth of the lots, and the desire to achieve the affect of enjoying a larger rear yard next to lots that will have similar sized rear yards, there are no other reasonable alternatives that have been presented to the placement or orientation of the homes that would achieve the desired affect. FINDING: Based on the analysis above, the adjustment criteria have been satisfied. Preliminary Subdivision Plat Approval Criteria: 18.430.040 Approval criteria: 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; As illustrated in this decision, the proposed plat complies with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant reserved the name "Prairie Skies" with Washington County in February of 2003. This criterion is satisfied. 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 if is in the public interest to modify the street or road pattern; and The applicant has provided a future streets plan and has extended a private street stub to serve two underdeveloped lots located directly north of this property. There are no other connection possibilities around the property due to pre-existing development patterns. This criterion has been met. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements. FINDING: The proposed development complies with all preliminary subdivision criteria. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. PRAIRIE SKIES SUBDIVISION DECISION PAGE 9 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • Subdivisions are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5 Low-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 PROPOSED Minimum Lot Size - Detached unit 7,500 sq.ft. 6,001-9,966 sq. ft. - Duplexes 10,000 N/A -Attached unit [1] sq.ft. N/A Average Minimum Lot Width - Detached unit lots 50 ft. 50+ ft. - Duplex lots 90 ft. N/A -Attached unit lots N/A Maximum Lot Coverage - - Minimum Setbacks - Front yard 20 ft. 15 ft. (Main Structure) -Side facing street on 15 ft. 15 ft. corner& through lots -Side yard 5 ft. 5 ft. - Rear yard 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district N/A - Distance between property line and front of garage 20 ft. 20 ft. required Maximum Height 30 ft. 30 ft. Minimum Landscape Requirement - - [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. The applicant has requested an adjustment to the front yard setback on proposed lots 1-5, 11-17, and 23-28. Staff has discussed, and approved the adjustments in the previous section of this discussion. So the front yard setback on those lots will be 15 feet for the main structure, and 20 feet to the face of the garage. All other setbacks will be as applied in the R-4.5 zoning district. Lots 1, 5, 6, 18, 19, 24, 25, and 29 are corner lots and are subject to the 15-foot corner side yard setback. Building permits for the individual lots for this subdivision will be reviewed for setback compliance prior to Issuance. The use and dimensional criterion for the R-4.5 zoning district are satisfied. Setback compliance will be verified at a later date. ACCESS AND EGRESS: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. 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 proposed development shows that two access points will be provided from 121st Avenue. The applicant's engineer has indicated that current conditions along 121St Avenue will not provide for adequate sight distance. The engineer further pointed out that sight distance from the Rose Vista intersection is inadequate and within the City's current public improvement project. The City Engineer has committed to apply to the State for a speed reduction to 25 mph for this portion of SW 121st Avenue. The applicant's engineer will need to coordinate their work with the City's Capital Improvement Program (CIP) engineering group. Staff recommends that the applicant's engineer provide a post-construction sight distance certification. PRAIRIE SKIES SUBDIVISION DECISION PAGE 10 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 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. 121st Avenue is classified as a "Collector" street. The applicant has proposed to provide access to the project via a new local street that will loop through the site. Their plan and narrative indicates that 8 driveways do not comply with this standard. The applicant has proposed that lots 28 and 29 have separate driveways in order to preserve a 70-inch Sequoia. Staff will consider this with the applicant's submittal of the arborist's report. The applicant's reason for not providing shared driveways for the remaining 6 lots does not adequately address the code lar1guage. Staff recommends that all lots, excepting lots 28 and 29, located within 150 feet of 1215 Avenue have shared driveways. 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 intersections of the new local street are spaced over 200 feet apart. The nearest intersection to the south is Rose Vista, which is over 250 feet away. To the north the nearest intersection is over 210 feet away at Quail Creek Lane. Therefore, this standard is met. 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; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS Dwelling Units Minimum Number of Minimum Access Width Minimum Paveme ' ' y - Driveways Required 1 or 2 1 15 feet 10 feet The applicant has indicated in the narrative that each lot within the subdivision will have access to the proposed public street or Tract A and that each access will meet the 15-foot access requirement. FINDING: All proposed lots will meet the required 15 feet of access frontage required for single-family dwellings. The minimum width pavement requirement will be reviewed for compliance at the time of building permit review. Lot 6 has 11.2 feet of frontage onto the public street through the subdivision; therefore, its access cannot be taken from that street. In order to comply with the access standards, the following conditions shall apply to this development. CONDITION:Prior to the issuance of building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 15-foot access with 10 feet of pavement. Lot 6 shall take access off of Tract A. 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. This is a proposal for a single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. PRAIRIE SKIES SUBDIVISION DECISION PAGE 11 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 The individual homeowners will maintain the access drives once the property is developed and sold. The Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. There are no access drives proposed that would exceed 150 feet in length. This criterion has been met. 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 proposed driveways in this development that exceed 200 feet in length. The deepest lot in the proposed development is 149 feet, and access to the storm drainage facility is 70 feet off of Tract A. Therefore, this criterion 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. Currently, SW 121st Avenue is a collector street and access has not been proposed to this street from any of the lots within this development. This criterion is satisfied. FINDING: The proposed development can comply with all applicable access, egress, and circulation requirements of Chapter 18.705. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: PRAIRIE SKIES SUBDIVISION DECISION PAGE 12 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • Gross lot area 292,723 square feet R-O-W 66,857 NET DEVELOPABLE AREA 225,866 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-4.5 zone 225,866/7,500 = 30.1 dwelling units FINDING: The proposed 29 dwelling units do not exceed maximum density of the net developable area. This standard is met. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 30.1 X 0.80 = 24 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 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. 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. As this is a typical detached single-family project which is a permitted use in the R-4.5 zone, none of the environmental conditions that have been listed above will be compromised beyond allowable levels. The above performance standards are met. These standards would be subject to code enforcement investigation if for some reason the above standards were violated subsequent to this approval. PRAIRIE SKIES SUBDIVISION DECISION PAGE 13 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 FINDING: The Environmental Performance standards are met. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has indicated in the narrative that they intend to plant the required street trees, but did not provide a plan that identifies species or spacing of the required trees. This standard has not been fully satisfied. CONDITION: Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on all public and private streets. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. Buffering and Screening - Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a i different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The subject site is surrounded by single-family developments, therefore, there is no requirement for buffering and screening for this project. FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 29 lots for single-family dwellings. Submittal of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. The applicant has stated in the narrative that each home will be provided with the required off street parking spaces. To ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION: Prior to the issuance of building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. SIGNS: CHAPTER 18.780 Requires that a permit be issued for any sign that is erected, re-erected, constructed, structurally altered, or relocated within the City Limits. FINDING: The applicant has not provided the needed information to issue a sign permit because it is not necessary to do so at this time. However, the City has experienced an inundation of illegal sign problems with new subdivisions that fail to comply with the sign code requirements. Therefore, the following condition is warranted. CONDITION: The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. PRAIRIE SKIES SUBDIVISION DECISION PAGE 14 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an arborist report dated May 21, 2003 from Walter Knapp. In the report, the arborist states that there are a total of 78 trees more than 12 inches in diameter at 4 feet above grade. The report states that 25 trees are considered, dead, dying, diseased, or hazardous, and that 21 additional trees will be removed to accommodate construction. Retention of 32 trees to accommodate construction represents 60% of the trees over twelve inches at DBH that are healthy on site. As such, the applicant is required to mitigate for 50% of the caliper inches that are being removed. The total inches to be removed to accommodate construction are 404. Therefore, the applicant is required to mitigate 202 inches. FINDING The applicant has provided a tree plan and arborist report to address the protection and removal of trees on site. To ensure that the trees are preserved according to the plan, the following conditions shall apply: CONDITIONS: • The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. • The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. • Prior to site work, the applicant shall provide the City with a tree mitigation plan describing the method that will be chosen to mitigate for the 202 inches. Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. The applicant has indicated in the narrative that there will be no obstructions placed within these areas. While this standard will be reviewed through the development review and construction process for placement of structures, since no building permit is required for the fences, a condition will be imposed to ensure compliance with this standard. FINDING: Staff cannot determine if the visual clearance standards will be met. CONDITION: Prior to constructing fencing on any corner lot, plans must be submitted to verify visual clearance standards are met. G. IMPACT STUDY: SECTION 18.390.040.B.e Requires that the applicant shall include an impact study. 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 of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community PRAIRIE SKIES SUBDIVISION DECISION PAGE 15 OF 24 SU82003-00004 AND VAR2003-00057 THRU VAR2003-00077 • Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. ROUGH PROPORTIONALITY ANALYSIS Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $253. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $253 divided by .32 equals $790. ($253 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a single-family detached residential unit generates 10 average weekday trips per dwelling unit, per day. As there are 29 new dwelling units proposed, 290 trips are generated per day for this site. Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 595.89 feet of the projects frontage on SW 121st Avenue. At an approximate cost of $200 (estimated cost) per linear foot, this improvement is valued at approximately $119,178. Estimate of unmitigated impacts Full Impact is equal to 290 daily trips x $790 = $229,100 Less TIF Assessment 290 daily trips x $253 = $ 73,370 Less Mitigated costs = $119,178 Equals the unmitigated Impact of: $ 36,552 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportionate to the impacts sustained and thereby justified. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 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 54-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 121st Avenue, which is classified as a Collector 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 additional ROW to provide 35 feet from centerline. PRAIRIE SKIES SUBDIVISION DECISION PAGE 16 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • SW 121St Avenue is currently paved, but not fully improved. In order to mitigate the impact from this development, the applicant is proposing to construct half-street improvements. This project includes an internal public street. The street loops through the site and intersects with 121st Avenue at two locations over 200 feet apart. The southern-most east-west street is proposed to be called Whistles Lane. This is consistent with the location of the existing Whistlers Lane on the west side of 1215 Avenue. The applicant has proposed a skinny street option with parking on both sides, curb-to-curb width of 28 feet and a 50-foot right-of-way. The applicant's narrative has addressed the criteria for the skinny street option. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has shown a private street, Tract `A', from the proposed local street to the north property line for future development access. There was a specific request from Mrs. Ullrich to bring the majority of the access to their property. There is no justification to require this move. The plan shows a 17-foot access to the Ulirich's. The applicant shall grant an access easement over Tract `A' to serve the Sieg property, 2S103CD04401, and the Ullrich property, 2S103CD04500 to accommodate future development of those sites. Street Alignment and Connections: Section 18.810.030(G) states that staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. Spacing between local street intersections shall have a minimum separation of 125 feet. All local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant is proposing to stub Tract `A' off of Street B to the north property line for future development. Therefore, the criterion is met. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no cul-de-sacs proposed for this development. This criterion is not applicable. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: PRAIRIE SKIES SUBDIVISION DECISION PAGE 17 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The proposed new streets have grades less than 11%, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated consideration of needs-for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or,pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The perimeter of the block being created by this development is 990 feet. Because of existing development, there are no further opportunities for connections. This standard is met. 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. Because of existing development patterns, there are no further opportunities for making a bicycle/pedestrian connection within this development. 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. None of the proposed lots exceed 150 feet in length, which is 2.5 times the required average lot width. This standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. As discussed earlier in this report, all of the lots within this development have at least 25 feet of frontage on either a public street or in the case of lot 6, a private street. This criterion is 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. By constructing a half-street improvement on SW 121st Avenue, the applicant will meet 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. PRAIRIE SKIES SUBDIVISION DECISION PAGE 18 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public line located to the east adjacent to Tax Lot 100. The applicant is proposing to extend an 8-inch sewer line in the new local street to serve all new lots. They are also providing a sewer stub in Tract `A' to serve future development to the north. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact 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 site slopes to the northeast towards the residential development fronting Terrace Trail Drive. There is an existing public storm line in SW Terrace Trail Drive. The applicant is proposing to construct a storm line from their stormwater facility outlet to the public line in Terrace Trail Drive. A public easement will be required for the storm line crossing the neighboring property. The applicant is proposing to provide water quality treatment in a swale with a minimum length of 100 feet. Onsite detention will be provided in a pond at the northeast corner of the development within Tract 'B'. As part of the construction plan review process the applicant will have to provide maintenance access to the stormwater facility. The applicant is showing public storm lines in the internal streets to serve the new lots. They have also shown a storm sewer stub to the north property in Tract `A'. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW 121St Avenue is designated as a bike facility, and as part of the half street improvement, the applicant will be required to stripe the bike lane along the frontage of the property. PRAIRIE SKIES SUBDIVISION DECISION PAGE 19 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 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. As stated previously, the bike lane will be constructed as part of the half street improvement. This criterion is met. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The bike lane width is 6 feet along a Collector. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 121st Avenue. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 596 lineal feet; therefore the fee would be $16,390.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing 12-inch public water line in 121st Avenue. The applicant will extend a public, looped line within the new streets. All water work shall be coordinated with the Tigard Water Department. 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. PRAIRIE SKIES SUBDIVISION DECISION PAGE 20 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • 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 is proposing a water quality swale for stormwater treatment. The applicant has indicated that the swale design will meet the CWS design standards. 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 five or more acres 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. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The site is over 1 acre in size, therefore an NPDES 1200-C permit is required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $930.00 (31 lots and/or tracts X $30/address = $930.00). 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. 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. PRAIRIE SKIES SUBDIVISION DECISION PAGE 21 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • 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). SECTION VII. OTHER STAFF COMMENTS The Tigard Building Division has reviewed this proposal and indicated that retaining walls, if proposed, will require review by the Building Department. The City of Tigard Operations Utility Manager has reviewed the proposal and stated that the access to the Water Quality Facility needed to be constructed to support a vehicle that has a GVWR of 66K. A permanent irrigation system with an appropriate water meter and backflow device need to be installed. The design is to be overlapped with the hunter svc controls for zones. The applicant must improve the storm outfall to eliminate disruption of natural area. The applicant should contact Eric Hand or Howard Gregory at the Water Department for specifics. The City of Tigard Property Manager has reviewed the proposal and has expressed concerns with the location of the crosswalk. He states that it should be located in the straight-of-way portion of the private street. The City of Tigard Arborist has reviewed the proposal, and has stated that if any construction occurs within the TPZ, the City Forester must be notified. He also provided the following comments specific to this development: SPECIFIC TO THIS PROJECT: 1. All trees on the neighboring properties must receive the same protection guidelines as the trees on the applicant's site. 2. If the tree protection guidelines outlined in the conditions of approval are not followed, moved after being approved in the field, knocked down during construction or are removed prior to the end of construction the project will be: • Immediately shut down until the fencing is reinstalled according to the conditions of approval. • Each impacted tree shall be bonded for seven years in the amount of $5,000.00 per tree. • Corrective action will taken by the applicant to address the damage done to the Critical Root Zones of each tree. Corrective action may include, but not limited to, loosening compacted soil, replacing graded soil or removing filled soil. • A fine of $250.00 per day shall be assessed to the applicant for each day that the fencing is down. The Tigard Police Department has reviewed the proposal and indicated that they have concerns with the proposed street names. They suggest that the developer work with the department to eliminate confusion for emergency services. Whistler's Loop was suggested as an alternative. SECTION VIII. AGENCY COMMENTS The Tualatin Valley Fire and Rescue Department has reviewed the proposal and offered the following comments: PRAIRIE SKIES SUBDIVISION DECISION PAGE 22 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: 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) Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) Roadway widths not constructed to the Fire District standards shall comply with the road width and parking standards contained in the City of Tigard Transportation System Plan NO PARKING SIGNS: 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) — (See diagram on back) PAINTED CURBS: 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) TURNING RADIUS: 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) GRADE: 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) SINGLE-FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) REFLECTIVE HYDRANT MARKERS: 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) SINGLE-FAMILY DWELLINGS - REQUIRED FIRE FLOW: 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) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: 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) Contact Eric McMullen at (503) 612-7010 with any questions. Clean Water Services has reviewed the proposal and indicated that final plan review by CWS is required prior to beginning construction, and that all construction and plans must comply with R&O 03-11. PRAIRIE SKIES SUBDIVISION DECISION PAGE 23 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 PGE, NW Natural Gas, Verizon, Tri-met, and the Tigard/Tualatin School District #23, were notified, but no comments were submitted. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 15, 2003, AND BECOMES EFFECTIVE ON JULY 30, 2003 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type I I Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal 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 the 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 AT 5:00 PM ON JULY 29, 2003. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. �Za July 15, 2003 PRE RED BY: Brad Kil y DATE Associate Planner PRAIRIE SKIES SUBDIVISION DECISION PAGE 24 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 ■ w ■.♦ .- ITY o f I • �;Cc APMIC INfOR NATION aYaTEM_� � '` i INITY MAP Ill . �� SUB2003-00004 :AFIELD CT •V ♦ PRAIRIE SKIES �► ♦ SUBDIVISION I. Rift $It1IIt1Ipt1 !WIll ill PAW 111PRAtr■o' keirctift," M ?/, .,„-4,„,,_,„ l'h Mb #.:51.112-6-w, ,- v. : vii f-,..- y,,. __T- ._. -_....;, um Ea- -wiiii elm RP" 111., 4: littc"\ it .111 MI6 IN t" fr:Al•!--. '-.-- i (,). Imo ENE Emol- ■ ... ',4aa:x. , Ad Iii Ulm" mil bc1:-K m./. . •:,...', pi etn artowethome ■� � t a;�, IV -.1-.... ' nJRH •- . I. OWIIIIIIIIII z. iii, IIPfr dalmFAI♦ . 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City of Tigard r ♦ ♦ Infortnadon an a map is br general loufidn only end ip,,„ c ii .,E �, should ba verified with the Daysbpment Servlue Division. a e Nom . -.d::I� 13725 SW Heil Blvd_ e r TpEM,OR 97223 -■■■. — Plot c I h lfwwwci.figerd;N Community Development Plot date:May 30,2003;C:lmagic\MAGIC03.APR TAX WT / / / / 7t• / _�• / ;4' ` "5�, %99 _ / / 43x2 S./ 2 / - zrr / STORM 3 T 7, _ Lot 00 / "r,s s3ur gl 11102 p/ 4 TRA( r2" _ DRAINAGE / srt n % // s,- - 3TR$ �7. i s9 I,s6 +l ' j/ '�' trrA 4 rr-- /• J7 i 29 -7---n-... /.r a2r___- `` - -.---rte' -----'-_I j nu LOT qN /e 9.409 SF .I ».�Tao.r-� ri / a• 2s Ph� 27 +�f zs /.]WV ` r s]oo % fir' e4/ / I.Nt v C `� ..4,,/,/e• N / I /a �/ 19 / I h/ /// 8 /� e.losr 20 �L- 'v/ usor I i 22 I .,mtr .CeyA/y 4l / / ^/ `� Ae77 r b 4.157 v yi l 24 t`• /: .04„ 01= I I 7o/nti �I 9 = s x ir�/ e,easl ■ ems___•z 499499 I 19.9_ 1?3_�•- VU�. �__ -SW WHISTLERSLN._ isa ___-_�' +� $e 10 e / 18 Tls.a• 4/-1---7sr---I---7�--T-Ji7A-- 1D.b�iri�• \' e.rav . -_' _ ///,(, 5.141 3 -I ;J' ' ` ' 17 I 1. 16 I us04u I. I 12 \ �\ /' / >• tss sr �.7, 16 ;, 7.123 2 n 13 a $.743 2 °^ 11 ro I/ .Apr I I I ' ' I. ` eAar 4.?, • --L�__�- !LL__�---7�2.-__L_ >k.__�--_�__—L- +,UL__-�--AZ--__ ___liz--_...,( •' fl' 4 f3s'00'E $40.43' / / 11 s ° I I , z ' x / f / I // x 3 4 // , I 'COLONIAL VIEW / • I / s CITY OF TIGARD SUB2003-00004 CITY OF TIMM SITE PLAN N PRAIRIE SKIES SUBDIVISION (Map is not to scale) REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: 7114103 TO: Brad Kilby, Assistant Planner FROM: Kim McMillan, Development Review Engineer RE: SUB2003-00004 Prairie Skies Subdivision Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The proposed development shows that two access points will be provided from 121st Avenue. The applicant's engineer has indicated that current conditions along 121st Avenue will not provide for adequate sight distance. The engineer further pointed out that sight distance from the Rose Vista intersection is inadequate and within the City's current public improvement project. The City Engineer has committed to apply to the State for a speed reduction to 25 mph for this portion of SW 121st Avenue. The applicant's engineer will need to coordinate their work with the City's Capital Improvement Program (CIP) engineering group. Staff recommends that the applicant's engineer provide a post-construction sight distance certification. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. 121st Avenue is classified as a "Collector" street. The applicant has proposed to provide access to the project via a new local street that will loop through the site. ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 1 Their plan and narrative indicates that 8 driveways do not comply with this standard. The applicant has proposed that lots 28 and 29 have separate driveways in order to preserve a 70" sequoia. Staff will consider this with the applicant's submittal of the arborist's report. The applicant's reason for not providing shared driveways for the remaining 6 lots does not adequately address the code language. Staff recommends that all lots, excepting lots 28 and 29, located within 150' of 121st Avenue have shared driveways. 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 intersections of the new local street are spaced over 200 feet apart. The nearest intersection to the south is Rose Vista, which is over 250 feet away. To the north the nearest intersection is over 210 feet away at Quail Creek Lane. Therefore, this standard is met. 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 Collector street to have a 70 foot right-of-way width and 46-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 121St Avenue, which is classified as a Collector 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 additional ROW to provide 35 feet from centerline.. ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 2 SW 121st Avenue is currently paved, but not fully improved.. In order to mitigate the impact from this development, the applicant is proposing to construct half- street improvements. This project includes an internal public street. The street loops through the site and intersects with 121st Avenue at two locations over 200 feet apart. The southern-most east-west street is proposed to be called Whistlers Lane. This is consistent with the location of the existing Whistlers Lane on the west side of 121st Avenue. The applicant has proposed a skinny street option with parking on both sides, curb-to-curb width of 28 feet and a 50 foot right-of-way. The applicant's narrative has addressed the criteria for the skinny street option. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has shown a private street, Tract 'A', from the proposed local street to the north property line for future development access. The applicant shall grant an access easement over Tract `A' to serve the Sieg property, 2S103CD04401, and the Ullrich property, 2S103CD04500. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 3 environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant is proposing to stub Tract 'A' off of Street B to the north property line for future development. Therefore, the criterion is met. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. The proposed new streets have grades less than 11%, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 4 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 will be installing sidewalks with this development, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public line located to the east adjacent to TL 100. The applicant is proposing to extend an 8-inch sewer line in the new local street to serve all new lots. They are also providing a sewer stub in Tract 'A' to serve future development to the north. Storm Drainage: ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 5 General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this 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 site slopes to the northeast towards the residential development fronting Terrace Trail Drive. There is an existing public storm line in SW Terrace Trail Drive. The applicant is proposing to construct a storm line from their stormwater facility outlet to the public line in Terrace Trail Drive. A public easement will be required for the storm line crossing the neighboring property. The applicant is proposing to provide water quality treatment in a swale with a minimum length of 100 feet. Onsite detention will be provided in a pond at the northeast corner of the development within Tract 'B'. As part of the construction plan review process the applicant will have to provide maintenance access to the stormwater facility. ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 6 The applicant is showing public storm lines in the internal streets to serve the new lots. They have also shown a storm sewer stub to the north property in Tract `A'. 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. 121st Avenue is classified as a bike facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The applicant is constructing the half-street improvements along 121st Avenue, which will include the bike striping. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The bike lane width is 6 feet along a Collector. 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; ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 7 • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW 121St Avenue. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 596 lineal feet; therefore the fee would be $ 16,390.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing 12-inch public water line in 121st Avenue. The applicant will extend a public, looped line within the new streets. 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. ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 8 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 is proposing a water quality swale for stormwater treatment. The applicant has indicated that the swale design will meet the CWS design standards. 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. ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 9 The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The site is over 1 acre in size, therefore an NPDES 1200-C permit is required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $930.00 (31 lots and/or tracts X $30/address = $930.00). 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: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 10 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 all infrastructure work and any other work in the public right-of-way. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. The applicant shall 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 121st Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 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. 6 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 11 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 121st 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 interior subdivision streets. Improvements shall be designed and constructed to local street standards. A profile of SW 121st Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PFI) permit construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the PFI permit plans from the Engineering Department and construction of public water lines. Final design plans and calculations for the proposed 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 ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 12 landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. The applicant shall provide a maintenance access road to the facility and any drainage structures within the facility to accommodate City maintenance vehicles. The access road shall be paved and have a structural section capable of accommodating a 50,000-pound vehicle. The paved width shall be a minimum of 10 feet wide, and there shall be two-foot rock shoulders provided on each side. If the maintenance roadway is over 150 feet in length, a turnaround shall be provided. 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, December 2000 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. THE 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: A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 13 the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. The final plat shall show a ROW dedication on SW 121st Avenue to provide 35 feet from the centerline. It shall also show that the internal streets will have ROW widths of 50 feet minimum. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$930.00. (STAFF CONTACT: Shirley Treat, Engineering). The applicant shall either place the existing overhead utility lines along SW 121st Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 16,390.00 and it shall be paid prior to approval of the final plat The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: • A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 426). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 14 D. The right-of-way dedication for SW 121st Avenue shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 15 IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE :.. FOLLOWNG SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLl7S ie LILT _ 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 16 Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 17 18.810.120 Utilities All utility lines including, but not limited to those required for electric,. communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor 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. ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 18 THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB2003-00004 Prairie Skies Subdivision PAGE 19 V RECEIVED 1411 'Jr 1 IUNt SD PLANNING/ENGINEERING f— giec-0 — 0000 / )491-• >°//t—r7i-Le "7//111- bt4z Zie-e- s A, o / t V V We " " 4'46e- ienyx /14t I, t Wfrt,/- szAez-r-- fi-zd .02<gz-. (i_a74) 2i1) z Lam- -S /o g e 6 'v o LA ',St/t.t , livt/ril s74 e'Fivrt2h " dam. i41L 044_, 72-L072,1A1 /de-- d'e tie 4, 516/4___ — 4 7///2-)12-e4-dt,-h & d-y, 4- a "QA-472-e7f- VA-,) as Z � d,(, e,a b'. 707 L ya/14, / / ( )//1-Le- W-e'44- ) si,d /4 / 90 City of Tigard Planning Division June 13, 2003 Brad Kilby, Associate Planner 13125 SW Hall Boulevard Tigard, Oregon 97223 This letter is in response to the Notice of Pending Land Use Application for the Prairie Skies Subdivision (SUB) 2003-00004. There are several issues outlined below that I would like to identify in regards to this application: • I find it hard to believe that the pipe crossing SW Terrace Trails Drive can handle the quantity of runoff generated from this development. The application states that during a 25-year storm event, there will be 4.8cfs of water released from the detention facility and it can be conveyed by a 12" pipe at 0.018 ft/ft or a 15"pipe @ 0.055ft/ft. Does this include or ignore the water that already flows through that pipe from the existing street and homes? Is there a stormwater analysis/hydrology report stamped and signed by a professional engineer on file? • Where does the overflow go when the storm event is greater than the detention facility can handle? • The French drain along the back of lots 9, 8, and 7 appears to be too close to the property line to avoid damage to the roots of existing trees along that line. • There needs to be a resolution to the sight distance problem along 121st Street at the South entrance (SW Whistlers Lane) to this development. • Please explain the logic of one street having three names. • What construction procedures will be followed to avoid damage to the trees when installing the sanitary sewer between lots 8 and 9? Sincerely, L Fred C. Ford 11705 SW Terrace Trails Dr. Tigard, Oregon 97223 Bradley Kilby-prairieSkiesSubdiv.6-9-0" Page 1 MEMORANDUM TO: Brad Kilby FROM: Matt Stine,City Forester RE: Prairie Skies Subdivision DATE: Junc 9,2003 As you requested I have provided some comments on the"Prairie Skies Subdivision"project. If you have any questions or concerns regarding my comments please contact me anytime. I. TREE PROTECTION DEVICES 18.745.030 E. PROTECTION OF EXISTING VEGETATION. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process;and 2. The plants to be saved shall be noted on the landscape plans(e.g.,areas not to be disturbed can be fenced,as in snow fencing which can be placed around the individual trees). 1.1. All tree protection devices shall be located on the Tree Protection Plan.Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction proiect that will have more than 15%of its root system disturbed by construction activities shall also be protected. 1.2. Details and specifications are required as to how the trees will be protected on site. 1.3. Provide a construction sequence including installation and removal of tree protection devices,clearing, grading,or installation of sediment and erosion control measures,and other activities that may be required to implement the tree protection measures. 1.4. Include in the notes on the final set of plans that equipment,vehicles,machinery,dumping or storage,or other construction activities,burial,burning,or other disposal of construction materials must not be located inside of any tree protection device or outside of the limits of disturbance where trees are being protected. No grading,filling or any other construction activity may occur within the tree protection devices at any time or outside of the limits of disturbance where trees are being protected unless approved by the City Forester. Bradley Kilby-frairieSkiesSubdiv.6-9-0" c Page 2 1.5. All tree protection devices shall be: • Visible. • Constructed of 11 Gauge steel chain-link fencing supported on at least 2"O.D.steel posts. Each post shall be no less than four feet high from the top of grade. Each post shall be driven into the ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no further apart than four feet. • Between each post,securely attached to the chain-link fencing,shall be a sign indicating that the area behind the fencing is protected and no construction activity,including material storage,may occur behind the fencing. • Approved in the field prior to clearing,grading,or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. 1.6. To determine the size of the tree protection zone follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height(DBH),or 4%:feet above the ground,allow 12 inches of space from the trunk of the tree. For example,a tree that is 15"at DBH must have at least 15'of tree protection zone around the entire canopy of the tree. • For groups of trees the tree protection zone must be outside of the dripline of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the dripline method,whichever is greater. 1.7. Identify,on the Tree Protection Plan,the location of the stockpile area and the staging area(if different from the stockpile area). 1.8. All of this information must be included in the final plan's notes or drawings. 1.9. If it is necessary to enter the tree protection zone at any time with equipment(trucks,bulldozers,etc.)the City Forester must be notified before any entry occurs. Before entering the protection zone a layer of at least five(5)inches of wood chips or mulch must be placed over the root zone where the vehicles will be driven. This method will minimize the adverse impacts of compaction from the equipment. When access to this area is no longer needed the wood chips or mulch must then be dispersed(somewhere onsite is okay)down to a level of not more than four(4)inches deep. 1.10. Specific to this project: • All trees on the neighboring properties must receive the same protection guidelines as the trees on the applicant's site. • If the tree protection guidelines outlined in the conditions of approval are not followed, moved after being approved in the field,knocked down during construction or are removed prior to the end of construction the project will be: o Immediately shut down until the fencing is reinstalled according to the conditions of approval o Each impacted tree shall be bonded for seven years in the amount of$5,000.00 per tree. o Corrective action will taken by the applicant to address the damage done to the Critical Root Zones of each tree. Corrective action may include,but not limited to,loosening compacted soil,replacing graded soil or removing filled soil o A fine of$250.00 per day shall be assessed to the applicant for each day that the fencing is down. 'A Bradley Kilby-prairieSkiesSubdiv.6-9-0° Page 3 ILLEGAL TREE REMOVAL 18.790.060.C.2 C. FINES 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree,as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. 3. TREE SPECIES SELECTION&PLANTING 18.745.030 C. INSTALLATION REQUIREMENTS. The installation of all landscaping shall be as follows: All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade,and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z-60, 1- 1986,and any other future revisions);and 3. Landscaping shall be installed in accordance with the provisions of this title. G. CONDITIONS OF APPROVAL OF EXISTING VEGETATION. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. 1.1. It is recommended that all tree planting follow the guidelines set forth by the International Society of Arboriculture's tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally,there are directions for soil amendments and modifications. I recommend that these guidelines be followed and adhered to at all times. 1.2. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: • No more than 30%of any one family be planted onsite. • No more than 20%of any one genus be planted onsite. • No more than 10%of any one species be planted onsite. 1.3. I recommend that all of this information be included in the final plan's notes or drawings. If you have any questions please call me anytime. Thank you for requesting my comments on this project. Bradley Kilby- Prairie Skies Subdivision.dr Page 1 TUALATIN VALLEY FIRE &RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION June 17,2003 Brad Kilby,Associate Planner City of Tigard 13125 SW Hall Blvd Tigard,OR 97223 Re: Prairie Skies Subdivision Dear Brad, I have reviewed the submittal for the above named project and have the following comments: 1) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: 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) Where fire apparatus roadways are less than 28 feet wide,"NO PARKING"signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide,"NO PARKING"signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more,parking is not restricted. (UFC Sec.902.2.4) Roadway widths not constructed to the Fire District standards shall comply with the road width and parking standards contained in the City of Tigard Transportation System Plan 2) NO PARKING SIGNS: 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)— (See diagram on back) 3) PAINTED CURBS: 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) 4) TURNING RADIUS: 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) 5) GRADE: 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) 6) SINGLE FAMILY DWELLINGS AND DUPLEXES-FIRE HYDRANTS: 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) 7) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec.903.4.2.4) 7401 SW Washo Court,Suite 101•Tualatin,Oregon 97062•Tel.(503)612-7000•Fax(503)612-7003•www.tvfr.com Bradley Kilby - Prairie Skies Subdivisions' Page 2 8) REFLECTIVE HYDRANT MARKERS: 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) 9) SINGLE FAMILY DWELLINGS-REOUIRED FIRE FLOW: 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) 10) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: 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 REQUEST FOR COMMENTS CI OF TIGARD Community cDeve(opment ShapingA Better Community DATE: June 2,2003 TO: John Roy,Property Manager/Public Works Annex FROM: City of Tigard Planning Division RECEIVED PLANNING STAFF CONTACT: Brad Kilby,Associate Planner[x24341 JUL 1 0 2003 Phone: [5031639-4171/Fax: [5031684-1291 CITY OF TIGARD SUBDIVISION[SUB)2003-00004 PRAIRIE SKIES SUBDIVISION REQUEST: Approval of a 29-lot subdivision on 7 acres. The lots are to be developed with detached single-family homes. The property currently contains five single-family residences and farm outbuildings that will be removed. Lot sizes within the development range from 6,Q01 square feet to 9,966 square feet. LOCATION: The project is located along the east side of 1215 Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and 2S103CD, Tax Lots 4100, 4200 and 4300. ZONE: R-4.5: Low- Density Residential District. The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ,.1.4((J o . . Na �¢,v� �n-� r4�r l s'�� w� P�tr.-��/1;I p ee.kra.�,,/rd.,4 zit-tier`H 1h p a- ',9K-a /a etl! F Ø71f) �4' 6e odor-t Lifit/1 Ili/iA Sit Jld�ir<f_-r Y p `( 4�4 d r'J.e) rd-T-/l.C. G J4T �P � y /mpive : h-ryt Q,4LL eikaPi.c.-). 4;p6 e,.c a re sci-kn blre 5;0'0 /1.6 414 p •r/, /p1,�Jp 49' /1-,j. pv it �r.H br �ruper ZI-e) 1.1�,`. s- �o!'° 404- 7 #irz> /!e Name& Phone Number of Person Commenting: Pa-bt* 1 Air 1 •116, J 70" 5 ,AR1 REQUEST FOR COMMENTS CITY OF TIGARD Community(Deve[opment Shaping Better Community DATE: lune 2,2003 RECEIVED PLANNING TO: Matt Stine,Urban Forester/Public Works Annex JUN 0 9 2003 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Brad Kilby,Associate Planner(x2434) Phone: [5031639-4171/Fax: [5031684-1291 SUBDIVISION[SUB]2003-00004 PRAIRIE SKIES SUBDIVISION REQUEST: Approval of a 29-lot subdivision on 7 acres. The lots are to be developed with detached single-family homes. The property currently contains five single-family residences and farm outbuildings that will be removed. Lot sizes within the development range from 6,001 square feet to 9,966 square feet. LOCATION: The project is located along the east side of 1215 Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and 2S103CD, Tax Lots 4100, 4200 and 4300. ZONE: R-4.5: Low- Density Residential District. The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: " �� Ai►,, Conisrit tAGiraml 0 cc v1p2S r l/N rtis" 7Pi rtt EnJ VIE (..c ry i rr g-ES rED2. M&s t g E fvo rM E-6 . SEE Ai 1'AGf , —3 fr _MA-t Lep Name & Phone Number of Person Commenting: . • A., REQUEST FOR COMMENTS C. GaQo Community cDevefopment Shaping Better Community DATE: lune 2,2003 TO: Dennis Koellermeier,Operations Manager/Water Department FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner[x24341 Phone: [503)639-4111/Fax: [503)684-1291 SUBDIVISION[SUB)2003-00004 PRAIRIE SKIES SUBDIVISION REQUEST: Approval of a 29-lot subdivision on 7 acres. The lots are to be developed with detached single-family homes. The property currently contains five single-family residences and farm outbuildings that will be removed. Lot sizes within the development range from 6, 01 square feet to 9,966 square feet. LOCATION: The project is located along the east side of 121' Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and 2S103CD, Tax Lots 4100, 4200 and 4300. ZONE: R-4.5: Low- Density Residential District. The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: Can nick If ,bt //A es/444;15 Sir in-Ch /rtfh 0911410,- 1 a//_GYNLC/ Q.i.44-4Kj u)4.4'di /2/Jr 4$( dal ''1.4 m6-1.1( 2-+'te.r Yt ta.,ri I(tiA4 tscA F IA we"-- Name& Phone Number of Person Commenting: REQUEST FOR COMMENTS CITY IGARD Community Development Shaping Better Community DATE: lune 2,2003 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer Ii FROM: City of Tigard Planning Division l• STAFF CONTACT: Brad Kilby,Associate Planner[x2434) Gil , kip Phone: 15031639-4111/Fax: [503)684-1291 PLANNIN SUBDIVISION[SUB)2003-00004 PRAIRIE SKIES SUBDIVISION < I REQUEST: Approval of a 29-lot subdivision on 7 acres. The lots are to be developed with detached single-family homes. The property currently contains five single-family residences and farm outbuildings that will be removed. Lot sizes within the development range from 6,001 square feet to 9,966 square feet. LOCATION: The project is located along the east side of 1215 Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and 2S103CD, Tax Lots 4100, 4200 and 4300. ZONE: R-4.5: Low- Density Residential District. The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. '/ Written comments provided below: AO WM oC conce.M 6 CV(tc.kul 441`11, 'S 5€ yk411.05 `A- ,plans `a,aAk` q 1alk "A t s(c e„ and V41`.`b-1r�ed5 L■ To e1muNn ke CoiNfrvt.ton a+d, Q09,0o { okuc3- �t�a.y er meArc3 20iv19.4 Z su es P Cttkk oo)5 5vdN p,c, WhicAA045 �"'C .kl<.ok Would eirmach,(a 41WL eAnktClc. 5ubdtv% act .gypr 0.0J ail .k.vea, R.4 to\vm°9 of n01u5 dwAyH4 as etstoomrt- 15 -VOAIQ.Ae . Name& Phone Number of Person Commenting: d,VJo\ a5e1 _ , I A. . _ „. I REQUEST FOR COMMENTS C,n of Ti.. Community Development Sizapi ;A ter Community DATE: lune 2,2003 ' TO: Lee Walker,Clean Water Services/SWM Program 31311 0 3 -063 f FROM City 01 Tigard Planing Division STAFI CONTACT: Brad Kilhy,Associate Planner[x24341 Phone: (5031 63V-4171/Fax: (5031684-1291 SUBDIVISION(SUB)2003-00004 )=. PRAIRIE SKIES SUBDIVISION < REi IIJEST: Approval of a 2J-lot subdivision on 7 acres. The lots are to be developed with detached sin( )-family homes. The property currently contains five single-family residences and farm out) uiidings that will be removed. Lot sizes within the development range from 6,0101 square feet to 9,9 6 square feet. LOCATION: The project is located along the east side of 1215 Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S' :3CC, Tax Lots 100 and 200, and 2S103CO3 Tax Lots 4100, 4200 and 4300. ZONE: R-4.5: Low- Del city Residential District. The R-4.5 zoning district is designed to accommodate detached single- fan l j homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Dui loxes and attached single-family units are permitted conditionally. Some civic and institutional uses are -ilso permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Cl ; pters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 18.790, 18.795, and 18.810. Atta led are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by varic is departments and agencies and from other information available to our staff, a report and recommendation will be K 'epared and a decision will be rendered on the proposal in the near future. If you wish to comment on this app) ;ration, .'JE'',Riti - i 1i 7°°, aIgiiiiitAi a fa ., �I acidff You may use the space provided below or atta 1 a separate letter to return your comments. If you are unable to respond by the above date, please phone the toff 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. 10 0 4 E 01400K ��IF,° L �1 �,,,� 0 �.�''T A �11j Ill) �l11 :,II' „� ��, � � ��L� � �� P�1� � ''i�i��Ili I �i�i��'�li�l�l '6 i' h I�' We have reviewed the proposal and have no objections to it_ of our office. Please contact Please refer to the enclosed letter. . Written comments provided below: �, • 1 L S r i a.allbr 1VV afIIIII AIL. it II :0 os-n _ , ��} .� .� '��4 , 1 tr-I J- Jame& Phone Number of Pearson Commenting; , t I T00[J] SaDIA13S ?I3.LVM NV3'1D SZSC9l9COS XVA 6t:OT CO/LT/90 40 REQUEST FOR COMMENTS C;OF IOARD Community(Development Shaping J4 Better Community DATE: June 2,2003 TO: Gary Lampella,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner[x2434) Phone: (5031 639-41/1/Fax: [5031684-1291 SUBDIVISION[SUB)2003-00004 PRAIRIE SKIES SUBDIVISION REQUEST: Approval of a 29-lot subdivision on 7 acres. The lots are to be developed with detached single-family homes. The property currently contains five single-family residences and farm outbuildings that will be removed. Lot sizes within the development range from 6,Q01 square feet to 9,966 square feet. LOCATION: The project is located along the east side of 1215 Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and 2S103CD, Tax Lots 4100, 4200 and 4300. ZONE: R-4.5: Low- Density Residential District. The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: /4E'TA/i0,NC- AJALL.S, i P Re)Pas P1 REQOIR' Do«1'/4/6. aevie w OR SHA4c .6E 15 / ?4/GV 4 J PART OF JU6DI!//5, ) A■ D APP(ovCP /1ceoAnfNcL p Name & Phone Number of Person Commenting: 5g ou &L A Lc c e_ t V-.3 .„ REQUEST FOR COMMENTS C.OF IGARD Community(Development Shaping A cBetter Community DATE: lune 2,2003 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilhy,Associate Planner[x24341 Phone: 15031639-4111/Fax: [5031684-1291 SUBDIVISION[SUB)2003-00004 PRAIRIE SKIES SUBDIVISION REQUEST: Approval of a 29-lot subdivision on 7 acres. The lots are to be developed with detached ' single-family homes. The property currently contains five single-family residences and farm outbuildings that will be removed. Lot sizes within the development range from 6,Q01 square feet to 9,966 square feet. LOCATION: The project is located along the east side of 1215 Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and 2S103CD, Tax Lots 4100, 4200 and 4300. ZONE: R-4.5: Low- Density Residential District. The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name& Phone Number of Person Commenting: CITY TIGARD REQUEST FOR COt :NTS I ) NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS �FILE NOS.: .. M �C 3--C)L /-1 FILE NAME: t,r.. t _ •>e'•CL-" CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA:,Central ❑East [South ❑West ElProposal Descrip.in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. _POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official V ENGINEERING DEPT./Brian Rager,Dvlpmnt.Review Engineer -WATER DEPT./Dennis Koellermeier,Operations Mgr. CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager I PUBLIC WORKS/Matt Stine,Urban Forester a'PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.D./Sherman Casper,Permit Coord.(sowcuP re:TIF) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*j(TUALATIN VALLEY FIRE&RESCUE ♦ __ TUALATIN VALLEY WATER DISTRICT* ,V CLEAN WATER SERVICES* Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON • _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,Development Services 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris _ Mel Huie,Greenspaces Coordinator(CPArzOA) Larry French(Comp Plan Amendments Only) Routing CENWP-OP-G CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR.DEPT.OF ENERGY(Powerlines in Areal _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _ Brent Curtis icpA) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Anne LaMountain(IGA/URB) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) Marah Danielson,Development Review Coordinator Fhil Healy(IGA/URB) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _/Steve Conway(General Apps) 1900 SW 4'Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer(c-ezco)MS i4 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims(zcA)Ms 1s Doria Mateja(ZCA)MS 14 _WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit Specialist PO Box 6375 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97007-0375 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS _AT&T CABLE TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Proiect is Whin'G Mile of a Transp Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner P rtland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC NW NATURAL GAS COMPANY VERIZON QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Patty Stambaugh,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _AT&T CABLE(Amp.EofHANof99w) rt Marsha Butler,Administrative Offices Jan Youngquist,Demographics Melody Malone Diana Carpenter 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 2.doc (Revised: 3/25/03) MAILING / NOTIFICATION RECORDS 1 AFFIDAVIT OF MAILING . T CITY OF F IG IOARD Community cDevefopment Shaping Better Community I, Patricia L. Lunford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative SpeciaCutfor the City of Tigard, Washington County, Oregon and that I served the following: {Check App ipnate Box(s)Bek)w) © NOTICE OF DECISION FOR: SUB2003-00004/VAR2003-00057-77 — PRAIRIE SKIES 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 Nip 15,2003, and deposited in the United States Mail on 1uIY 15,2003, postage prepaid. 7 a1 (Person •: Pte'ed Not I STALE, OF oRGoN ) County o�f'Was Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the 22- day of /174,e*S , 2003. c). OFFICIAL SEAL J BENGTSON f J NOTARY PUBLIC-OREGON COMMISSION NO.368086 f O) MY COMMISSION EXPIRES APR.27,2007 r % / • NOTARY PUBLI I OREGON My Commission Expires: ?-7 A 7 J EXHIBIT., NOTICE OF TYPE II DECISION PRAIRIE SKIES SUBDIVISION SUBDIVISION (SUB) 2003-00004 Community(DeveTpment ADJUSTMENT (VAR) 2003-00057 - (VAR) 2003-00077 siapingf Better Community 120 DAYS = 09/19/2003 SECTION I. APPLICATION SUMMARY FILE NAME: PRAIRIE SKIES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2003-00004 Adjustment (VAR) VAR2003-00057 Thru VAR2003-00077 PROPOSAL: The applicant is proposing to develop five (5) parcels consisting of 6.72 acres into 29 lots for single-family construction. The lot sizes range from 6,001 square feet to 9,966 square feet constituting an average lot size of 7,511 square feet for the subdivision. The applicant is also seeking Adjustments to the front yard setbacks on 20 of the 29 lots. The Adjustments are requested to proposed lots 1-5, 11-17, and 23-28 of the subdivision. The property currently contains five (5) single-family residences and farm outbuildings that will be removed. APPLICANT: Alpha Engineering, Inc. OWNER: Casa Terra, LLC Attn: Matt Sprague PO Box 1082 9600 SW Oak Street, Suite 230 Clackamas, OR 97015 Portland, OR 97223 OWNER: Ronald R. Veloni OWNER: Steven W. & Mgrvis J. Spencer 13590 SW 121st Avenue 13620 SW 1215 Avenue Tigard, OR 97223 Tigard, OR 97223 OWNER: Dorothy Popenety OWNER: Joyce L.V. Mapes 13660 SW 1215 Avenue 13730 SW 121' Avenue Tigard, OR 97223 Tigard, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: The project is located along the east side of SW 121st Avenue, north of SW Rose Vista Drive, and consists of five (5) separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and WCTM 2S103CD, Tax Lots 4100, 4200 and 4300. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 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 subject to certain conditions, the request for Subdivision and Adjustments approvals. The findings and conclusions on which the decision is based are noted in Section VI. PRAIRIE SKIES SUBDIVISION DECISION PAGE 1 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 CONDITIONS OF APPROVAL 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: 1. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work 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). 2. 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. 3. 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. 4. 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 121st Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a Collector street from curb to centerline equal to 23 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. 6 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 121st Avenue in a safe manner, as approved by the Engineering Department. 5. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 6. A profile of SW 121st Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. PRAIRIE SKIES SUBDIVISION DECISION PAGE 2 OF 24 5UB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 7. 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. 8. 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. 9. The applicant shall provide a maintenance access road to the facility and any drainage structures within the facility to accommodate City maintenance vehicles. The access road shall be paved and have a structural section capable of accommodating a 50,000-pound vehicle. The paved width shall be a minimum of 10 feet wide, and there shall be two-foot rock shoulders provided on each side. If the maintenance roadway is over 150 feet in length, a turnaround shall be provided. 10. 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, December 2000 edition." 11 . 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. 12. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 13. The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 14. The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. 15. Prior to site work, the applicant shall provide the City with a tree mitigation plan describing the method that will be chosen to mitigate for the 202 inches. 16. The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: PRAIRIE SKIES SUBDIVISION DECISION PAGE 3 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 Submit to the Engineering Department (Kim McMillan, 639-4171 ext. 2642) for review and approval: 17. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 18. With the exception of lots 28 and 29, all lots within 150 feet of SW 121st Avenue shall have shared driveways. 19. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 20. The plat shall grant an access easement over Tract 'A' to serve the Sieg property, 2S103CD04401, and the Ullrich property, 2S103CD04500 to accommodate future development of those sites. 21. The final plat shall show a ROW dedication on SW 121St Avenue to provide 35 feet from the centerline. It shall also show that the internal streets will have ROW widths of 50 feet minimum. 22. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $930.00. (STAFF CONTACT: Shirley Treat, Engineering). 23. The applicant shall either place the existing overhead utility lines along SW 121St Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $16,390.00 and it shall be paid prior to approval of the final plat 24. 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. 25. 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 SW121S Avenue shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: PRAIRIE SKIES SUBDIVISION DECISION PAGE 4 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 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). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 30. Prior to the issuance of building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 15-foot access with 10-feet-of pavement. Lot 6 shall take access off of Tract A. 31 . Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on all public and private streets. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 32. Prior to the issuance of building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. 33. Prior to constructing fencing on any corner lot, plans must be submitted to verify visual clearance standards are met. 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. PRAIRIE SKIES SUBDIVISION DECISION PAGE 5 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1 . An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. 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. PRAIRIE SKIES SUBDIVISION DECISION PAGE 6 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 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 therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History The properties are currently developed with five single-family residences and several outbuildings that have been periodically updated. As part of this development, the developer has proposed to remove all of the existing structures. Other than small mechanical and electrical updates, a search of city records found no previous land use cases associated with these 5 parcels. Four of the parcels were annexed into the City of Tigard in 1999 as part of the Walnut Island Annexation. Vicinity Information: The site is located on the east side of SW 121st Avenue and north of SW Rose Vista Drive. The properties are surrounded by single-family homes on a variety of lot sizes. Proposal Information: The subject site is zoned R-4.5. The applicant is seeking approval of a 29-lot subdivision on 6.72 acres. The site consists of five existing parcels each with a single-family home and outbuildings. The applicant is proposing to remove these structures to make way for the new houses and their associated improvements. The applicant has also requested a 5-foot Adjustment to the front-yard setbacks on 20 of the 29 lots due to lot depth, design, and the desire to retain some of the existing trees on site. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 29-lot subdivision on 6.72 acres. The lots are to be developed with detached single-family homes. Lot sizes within the development are between 6,001 and 9,966 square feet. This use is classified in Code Chapter 18.130 (Use Classifications) as Household Living. The site is located within the R-4.5, Low Density Residential District. Table 18.510.1 lists household living as a permitted use in the R-4.5 zone. PRAIRIE SKIES SUBDIVISION DECISION PAGE 7 OF 24 5UB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Subdivision, which is defined as a Type II Application. Adjustments to yard setbacks are typically Type I. Both types of application are reviewed by staff and are considered administrative. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary approval criteria. Type II actions are decided by City Staff with appeals to the Tigard Hearings Officer. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. In addition, the applicant is required to post the site with notice of the proposal. Staff has verified that the site is posted. Staff has received two letters from adjacent property owners. One property owner located on Terrace Trails Drive has expressed concerns with regard to drainage, trees, and sight distance on SW 1215 Avenue. The second property owner has requested that this applicant extend the access to her site to allow for the future development of her property. Trees, drainage, and sight distance are discussed in detail throughout this decision. The Engineering Department notes have also discussed the concerns regarding access to the adjacent lot. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS Special adjustments 18.370: Tigard Development Code Section 18.370 allows the following development Adjustments by means of a Type I procedure: Front yard setbacks. Up to a 25% reduction of the dimensional standards for the front yard setback required in the base zone. Setback of garages may not be reduced by this provision. Interior setbacks. Up to a 20% reduction of the dimensional standards for the side and rear yard setbacks required in the base zone. Lot coverage. Up to 5% increase of the maximum lot coverage required in the base zone. The applicant has requested a 5-foot Adjustment to the front yard setback of proposed lots 1-5, 11-17, and 23-28 to allow the placement of the house to be forward of the garage. The required front yard setback is 20 feet, therefore, a 5-foot reduction of this setback may be allowed provided the following criteria are addressed. A development Adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: A demonstration that the Adjustment requested is the least required to achieve the desired affect; The adjustment is being requested to allow the new homes to protrude into the front setback by 5 feet. The lots where the adjustments are requested are less than 100 feet in depth, or have trees on site that the developer is attempting to retain. According to the applicant this is the minimum relief needed to allow placement of the home. The applicant is requesting the adjustment to allow the front of the porch to protrude beyond the face of the garage, thereby creating a more diverse streetscape. This diverse streetscape is the desired affect. PRAIRIE SKIES SUBDIVISION DECISION PAGE 8 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 The Adjustment will result in the preservation of trees, if trees are present in the development area; There are trees on lots 11, 26, 27, 28, and 29, however, the only tree that will necessarily benefit from granting this adjustment is the tree on lot 11 as it is located in the rear yard and would benefit from the house being moved forward on the lot. This criterion is only applicable on lot 11. The Adjustment will not impede adequate emergency access to the site; The adjustments will not impede emergency access. Emergency service can still access all of these dwelling units from the streets on which they front. The applicant is not requesting adjustments to the rear or side yards which would be more likely to impede emergency access. This criterion is satisfied. There is not a reasonable alternative to the Adjustment which achieves the desired affect. Because of the depth of the lots, and the desire to achieve the affect of enjoying a larger rear yard next to lots that will have similar sized rear yards, there are no other reasonable alternatives that have been presented to the placement or orientation of the homes that would achieve the desired affect. FINDING: Based on the analysis above, the adjustment criteria have been satisfied. Preliminary Subdivision Plat Approval Criteria: 18.430.040 Approval criteria: 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; As illustrated in this decision, the proposed plat complies with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant reserved the name "Prairie Skies" with Washington County in February of 2003. This criterion is satisfied. 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 The applicant has provided a future streets plan and has extended a private street stub to serve two underdeveloped lots located directly north of this property. There are no other connection possibilities around the property due to pre-existing development patterns. This criterion has been met. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements. FINDING: The proposed development complies with all preliminary subdivision criteria. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. PRAIRIE SKIES SUBDIVISION DECISION PAGE 9 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • Subdivisions are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5 Low-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 PROPOSED Minimum Lot Size - Detached unit 7,500 sq.ft. 6,001-9,966 sq. ft. - Duplexes 10,000 N/A -Attached unit [1] sq.ft. N/A Average Minimum Lot Width - Detached unit lots 50 ft. 50+ ft. - Duplex lots 90 ft. N/A -Attached unit lots N/A Maximum Lot Coverage - - Minimum Setbacks - Front yard 20 ft. 15 ft. (Main Structure) -Side facing street on 15 ft. 15 ft. corner&through lots -Side yard 5 ft. 5 ft. - Rear yard 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district N/A - Distance between property line and front of garage 20 ft. 20 ft. required Maximum Height 30 ft. 30 ft. Minimum Landscape Requirement - - [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. The applicant has requested an adjustment to the front yard setback on proposed lots 1-5, 11-17, and 23-28. Staff has discussed, and approved the adjustments in the previous section of this discussion. So the front yard setback on those lots will be 15 feet for the main structure, and 20 feet to the face of the garage. All other setbacks will be as applied in the R-4.5 zoning district. Lots 1 , 5, 6, 18, 19, 24, 25, and 29 are corner lots and are subject to the 15-foot corner side yard setback. Building permits for the individual lots for this subdivision will be reviewed for setback compliance prior to issuance. The use and dimensional criterion for the R-4.5 zoning district are satisfied. Setback compliance will be verified at a later date. ACCESS AND EGRESS: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. 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 proposed development shows that two access points will be provided from 121St Avenue. The applicant's engineer has indicated that current conditions along 121St Avenue will not provide for adequate sight distance. The engineer further pointed out that sight distance from the Rose Vista intersection is inadequate and within the City's current public improvement project. The City Engineer. has committed to apply to the State for a speed reduction to 25 mph for this portion of SW 121st Avenue. The applicant's engineer will need to coordinate their work with the City's Capital Improvement Program (CIP) engineering group. Staff recommends that the applicant's engineer provide a post-construction sight distance certification. PRAIRIE SKIES SUBDIVISION DECISION PAGE 10 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 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. 121st Avenue is classified as a "Collector" street. The applicant has proposed to provide access to the project via a new local street that will loop through the site. Their plan and narrative indicates that 8 driveways do not comply with this standard. The applicant has proposed that lots 28 and 29 have separate driveways in order to preserve a 70-inch Sequoia. Staff will consider this with the applicant's submittal of the arborist's report. The applicant's reason for not providing shared driveways for the remaining 6 lots does not adequately address the code language. Staff recommends that all lots, excepting lots 28 and 29, located within 150 feet of 1215 Avenue have shared driveways. 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 intersections of the new local street are spaced over 200 feet apart. The nearest intersection to the south is Rose Vista, which is over 250 feet away. To the north the nearest intersection is over 210 feet away at Quail Creek Lane. Therefore, this standard is met. 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; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS Dwelling Units Minimum Number of Minimum Access Width Minimum Pavement Width Driveways Required 1 or 2 1 15 feet 10 feet The applicant has indicated in the narrative that each lot within the subdivision will have access to the proposed public street or Tract A and that each access will meet the 15-foot access requirement. FINDING: All proposed lots will meet the required 15 feet of access frontage required for single-family dwellings. The minimum width pavement requirement will be reviewed for compliance at the time of building permit review. Lot 6 has 11.2 feet of frontage onto the public street through the subdivision; therefore, its access cannot be taken from that street. In order to comply with the access standards, the following conditions shall apply to this development. CONDITION:Prior to the issuance of building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 15-foot access with 10 feet of pavement. Lot 6 shall take access off of Tract A. 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. This is a proposal for a single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. PRAIRIE SKIES SUBDIVISION DECISION PAGE 11 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 The individual homeowners will maintain the access drives once the property is developed and sold. The Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. There are no access drives proposed that would exceed 150 feet in length. This criterion has been met. 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 proposed driveways in this development that exceed 200 feet in length. The deepest lot in the proposed development is 149 feet, and access to the storm drainage facility is 70 feet off of Tract A. Therefore, this criterion 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. Currently, SW 121st Avenue is a collector street and access has not been proposed to this street from any of the lots within this development. This criterion is satisfied. FINDING: The proposed development can comply with all applicable access, egress, and circulation requirements of Chapter 18.705. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: PRAIRIE SKIES SUBDIVISION DECISION PAGE 12 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 Gross lot area 292,723 square feet R-O-W 66,857 NET DEVELOPABLE AREA 225,866 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-4.5 zone 225,866/7,500 = 30.1 dwelling units FINDING: The proposed 29 dwelling units do not exceed maximum density of the net developable area. This standard is met. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 30.1 X 0.80 = 24 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 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 (340-21-01p5 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. As this is a typical detached single-family project which is a permitted use in the R-4.5 zone, none of the environmental conditions that have been listed above will be compromised beyond allowable levels. The above performance standards are met. These standards would be subject to code enforcement investigation if for some reason the above standards were violated subsequent to this approval. PRAIRIE SKIES SUBDIVISION DECISION PAGE 13 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 FINDING: The Environmental Performance standards are met. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has indicated in the narrative that they intend to plant the required street trees, but did not provide a plan that identifies species or spacing of the required trees. This standard has not been fully satisfied. CONDITION: Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on all public and private streets. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. Buffering and Screening - Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The subject site is surrounded by single-family developments, therefore, there is no requirement for buffering and screening for this project. FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 29 lots for single-family dwellings. Submittal of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. The applicant has stated in the narrative that each home will be provided with the required off street parking spaces. To ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION: Prior to the issuance of building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. SIGNS: CHAPTER 18.780 Requires that a permit be issued for any sign that is erected, re-erected, constructed, structurally altered, or relocated within the City Limits. FINDING: The applicant has not provided the needed information to issue a sign permit because it is not necessary to do so at this time. However, the City has experienced an inundation of illegal sign problems with new subdivisions that fail to comply with the sign code requirements. Therefore, the following condition is warranted. CONDITION: The applicant shall sign and submit a Sign Compliance Agreement regarding the placement of temporary and permanent signage. PRAIRIE SKIES SUBDIVISION DECISION PAGE 14 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an arborist report dated May 21, 2003 from Walter Knapp. In the report, the arborist states that there are a total of 78 trees more than 12 inches in diameter at 4 feet above grade. The report states that 25 trees are considered, dead, dying, diseased, or hazardous, and that 21 additional trees will be removed to accommodate construction. Retention of 32 trees to accommodate construction represents 60% of the trees over twelve inches at DBH that are healthy on site. As such, the applicant is required to mitigate for 50% of the caliper inches that are being removed. The total inches to be removed to accommodate construction are 404. Therefore, the applicant is required to mitigate 202 inches. FINDING The applicant has provided a tree plan and arborist report to address the protection and removal of trees on site. To ensure that the trees are preserved according to the plan, the following conditions shall apply: CONDITIONS: • The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. • The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. • Prior to site work, the applicant shall provide the City with a tree mitigation plan describing the method that will be chosen to mitigate for the 202 inches. Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. The applicant has indicated in the narrative that there will be no obstructions placed within these areas. While this standard will be reviewed through the development review and construction process for placement of structures, since no building permit is required for the fences, a condition will be imposed to ensure compliance with this standard. FINDING: Staff cannot determine if the visual clearance standards will be met. CONDITION: Prior to constructing fencing on any corner lot, plans must be submitted to verify visual clearance standards are met. G. IMPACT STUDY: SECTION 18.390.040.B.e Requires that the applicant shall include an impact study. 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 of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community PRAIRIE SKIES SUBDIVISION DECISION PAGE 15 OF 24 SU82003-00004 AND VAR2003-00057 THRU VAR2003-00077 • Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. ROUGH PROPORTIONALITY ANALYSIS Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $253. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $253 divided by .32 equals $790. ($253 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a single-family detached residential unit generates 10 average weekday trips per dwelling unit, per day. As there are 29 new dwelling units proposed, 290 trips are generated per day for this site. Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 595.89 feet of the projects frontage on SW 121st Avenue. At an approximate cost of $200 (estimated cost) per linear foot, this improvement is valued at approximately $119,178. Estimate of unmitigated impacts Full Impact is equal to 290 daily trips x $790 = $229,100 Less TIF Assessment 290 daily trips x $253 = $ 73,370 Less Mitigated costs = $119,178 Equals the unmitigated Impact of: $ 36,552 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportionate to the impacts sustained and thereby justified. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 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 54-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 121st Avenue, which is classified as a Collector 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 additional ROW to provide 35 feet from centerline. PRAIRIE SKIES SUBDIVISION DECISION PAGE 16 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • SW 121st Avenue is currently paved, but not fully improved. In order to mitigate the impact from this development, the applicant is proposing to construct half-street improvements. This project includes an internal public street. The street loops through the site and intersects with 121st Avenue at two locations over 200 feet apart. The southern-most east-west street is proposed to be called Whistles Lane. This is consistent with the location of the existing Whistlers Lane on the west side of 121s` Avenue. The applicant has proposed a skinny street option with parking on both sides, curb-to-curb width of 28 feet and a 50-foot right-of-way. The applicant's narrative has addressed the criteria for the skinny street option. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has shown a private street, Tract 'A', from the proposed local street to the north property line for future development access. There was a specific request from Mrs. Ullrich to bring the majority of the access to their property. There is no justification to require this move. The plan shows a 17-foot access to the Ullrich's. The applicant shall grant an access easement over Tract 'A' to serve the Sieg property, 2S103CD04401, and the Ullrich property, 2S103CD04500 to accommodate future development of those sites. Street Alignment and Connections: Section 18.810.030(G) states that staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. Spacing between local street intersections shall have a minimum separation of 125 feet. All local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant is proposing to stub Tract 'A' off of Street B to the north property line for future development. Therefore, the criterion is met. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no cul-de-sacs proposed for this development. This criterion is not applicable. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: PRAIRIE SKIES SUBDIVISION DECISION PAGE 17 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The proposed new streets have grades less than 11%, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated consideration of needs-for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjaceni to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The perimeter of the block being created by this development is 990 feet. Because of existing development, there are no further opportunities for connections. This standard is met. 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. Because of existing development patterns, there are no further opportunities for making a bicycle/pedestrian connection within this development. 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. None of the proposed lots exceed 150 feet in length, which is 2.5 times the required average lot width. This standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. As discussed earlier in this report, all of the lots within this development have at least 25 feet of frontage on either a public street or in the case of lot 6, a private street. This criterion is 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. By constructing a half-street improvement on SW 121st Avenue, the applicant will meet 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. PRAIRIE SKIES SUBDIVISION DECISION PAGE 18 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public line located to the east adjacent to Tax Lot 100. The applicant is proposing to extend an 8-inch sewer line in the new local street to serve all new lots. They are also providing a sewer stub in Tract `A' to serve future development to the north. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact 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 site slopes to the northeast towards the residential development fronting Terrace Trail Drive. There is an existing public storm line in SW Terrace Trail Drive. The applicant is proposing to construct a storm line from their stormwater facility outlet to the public line in Terrace Trail Drive. A public easement will be required for the storm line crossing the neighboring property. The applicant is proposing to provide water quality treatment in a swale with a minimum length of 100 feet. Onsite detention will be provided in a pond at the northeast corner of the development within Tract `B'. As part of the construction plan review process the applicant will have to provide maintenance access to the stormwater facility. The applicant is showing public storm lines in the internal streets to serve the new lots. They have also shown a storm sewer stub to the north property in Tract 'A'. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW 121st Avenue is designated as a bike facility, and as part of the half street improvement, the applicant will be required to stripe the bike lane along the frontage of the property. PRAIRIE SKIES SUBDIVISION DECISION PAGE 19 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • 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. As stated previously, the bike lane will be constructed as part of the half street improvement. This criterion is met. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The bike lane width is 6 feet along a Collector. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 121st Avenue. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 596 lineal feet; therefore the fee would be $16,390.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing 12-inch public water line in 121st Avenue. The applicant will extend a public, looped line within the new streets. All water work shall be coordinated with the Tigard Water Department. 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. PRAIRIE SKIES SUBDIVISION DECISION PAGE 20 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • 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 is proposing a water quality swale for stormwater treatment. The applicant has indicated that the swale design will meet the CWS design standards. 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 five or more acres 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. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The site is over 1 acre in size, therefore an NPDES 1200-C permit is required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $930.00 (31 lots and/or tracts X $30/address = $930.00). 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. 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. PRAIRIE SKIES SUBDIVISION DECISION PAGE 21 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • 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). SECTION VII. OTHER STAFF COMMENTS The Tigard Building Division has reviewed this proposal and indicated that retaining walls, if proposed, will require review by the Building Department. The City of Tigard Operations Utility Manager has reviewed the proposal and stated that the access to the Water Quality Facility needed to be constructed to support a vehicle that has a GVWR of 66K. A permanent irrigation system with an appropriate water meter and backflow device need to be installed. The design is to be overlapped with the hunter svc controls for zones. The applicant must improve the storm outfall to eliminate disruption of natural area. The applicant should contact Eric Hand or Howard Gregory at the Water Department for specifics. The City of Tigard Property Manager has reviewed the proposal and has expressed concerns with the location of the crosswalk. He states that it should be located in the straight-of-way portion of the private street. The City of Tigard Arborist has reviewed the proposal, and has stated that if any construction occurs within the TPZ, the City Forester must be notified. He also provided the following comments specific to this development: SPECIFIC TO THIS PROJECT: 1 . All trees on the neighboring properties must receive the same protection guidelines as the trees on the applicant's site. 2. If the tree protection guidelines outlined in the conditions of approval are not followed, moved after being approved in the field, knocked down during construction or are removed prior to the end of construction the project will be: • Immediately shut down until the fencing is reinstalled according to the conditions of approval. • Each impacted tree shall be bonded for seven years in the amount of $5,000.00 per tree. • Corrective action will taken by the applicant to address the damage done to the Critical Root Zones of each tree. Corrective action may include, but not limited to, loosening compacted soil, replacing graded soil or removing filled soil. • A fine of $250.00 per day shall be assessed to the applicant for each day that the fencing is down. The Tigard Police Department has reviewed the proposal and indicated that they have concerns with the proposed street names. They suggest that the developer work with the department to eliminate confusion for emergency services. Whistler's Loop was suggested as an alternative. SECTION VIII. AGENCY COMMENTS The Tualatin Valley Fire and Rescue Department has reviewed the proposal and offered the following comments: PRAIRIE SKIES SUBDIVISION DECISION PAGE 22 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 • FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: 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) Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) Roadway widths not constructed to the Fire District standards shall comply with the road width and parking standards contained in the City of Tigard Transportation System Plan NO PARKING SIGNS: 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) — (See diagram on back) PAINTED CURBS: 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) TURNING RADIUS: 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) GRADE: 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) SINGLE-FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) REFLECTIVE HYDRANT MARKERS: 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) SINGLE-FAMILY DWELLINGS - REQUIRED FIRE FLOW: 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) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: 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) Contact Eric McMullen at (503) 612-7010 with any questions. Clean Water Services has reviewed the proposal and indicated that final plan review by CWS is required prior to beginning construction, and that all construction and plans must comply with R&O 03-11 . PRAIRIE SKIES SUBDIVISION DECISION PAGE 23 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 PGE, NW Natural Gas, Verizon, Tri-met, and the Tigard/Tualatin School District #23, were notified, but no comments were submitted. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 15, 2003, AND BECOMES EFFECTIVE ON JULY 30, 2003 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.6.1. may appeal this decision in accordance with Section 18.390.040.6.2. 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 the 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 AT 5:00 PM ON JULY 29, 2003. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. �i. July 15, 2003 PREI' RED BY: Brad KiI y DATE Associate Planner PRAIRIE SKIES SUBDIVISION DECISION PAGE 24 OF 24 SUB2003-00004 AND VAR2003-00057 THRU VAR2003-00077 I_I 11 Ir; CITY of TIGARD .....- -...-.. .v.,.. JAMES RD �I VICINITY MAP ♦, i 4,,,v,.. SU B2003 00004 MARION ST . ieLO CT . :in 4 PRAIRIE SKIES *sI1 SUBDIVISION_mane ill111/* I� 111 ♦ �...1r kn111W,11*: ,,.111:T' 44Ni11m01 1. i■0 ii r WHISTLERS , (- !Mk , I BEEF 6EN0 LI • • Tigard Area Ma W ‘wi A I WA a .Oilimmirrs / / " in ` ail W 1r 1111116, ,SW GAARDE S IN ■ I 1"=.D2teet SW GAARDE T I GAAT�] cJTINT__ ■k ■■111• —■ City of Tigard ,, I� Information on this map is for general location only and alia'a mu -. " should be verified v13 the W Hall Blvd Services Division. SW CHANDLER DRIVE .■ � � 13125 SW Hall Blvd tA- , !� Tigard,OR 97223 . (503)6i tiga.d • \ � I I I hltp:!/www.ci.tigard.or.us Community Development Plot date: May 30,2003;C:lmagic\MAGIC03.APR • _f /// ', 0113 / /14,....0........„7/Al, i / 1 i ' b-- / Lu3Y �� 2 T =IT_- / STORM TAX LOT a.2as 3 / -7 ': DRAINAGE 52011 Lllou S/ 4TRA4 FACILITY / / / ly 6.3053F 21 5 !(r//s.610 TBA ir■- L. -44-- 12.r St..p• 4,,,, 7 7 --is .7/ I. ; - 31g� 6 / L- 7S / 9377 V 29 /' Ifs' ,7 32d� ` '-I -_ /• •. , L. a a: ry� 01.2•-•--...„, 7 WOO / 28 F! 27 pi 26 f � • 6.203V `� %� ��¢ r..e2u Lsru C a.nlsr 4i I -.\ 42}� �� - / hY/! 7I�a9.Z H.! M.g 3_47.1244......._ 7.IS.0 / - `' 19 T �. ,�4/ '\ 0 - a 3.lossr / 20 2I 23 }�� tL;_ h r� /`.. rylsr •'� -�� / q L.,,, I 22 L23 y C / .� �_,` / / , X/ a, uns ! L357s •.I i 24 . !°' . ter 49': /,` ~ s I f,.. 9 e / L..- l2�_S7Y I IP? I w.0 _ I9D�_sz7_ .... I �, eda sr _ .r-----............../ // SW WHISTLERS LN. IA __�, +° \ 30 %• /.is/ S.b- scirs:o f52 1 --71B--j--i¢9--T asa-- 1-60—r.!'--a'} • e.204V ' ..—'_ —_—i, / /,"I n�/ LT I� I� 15 e.eSC Sf I 12 ,\ Y\ 10`r 11 A /,%— / )A32Y i aAe18s i ,.1 s, Ic I� 6.77s Fs IV ..7 V 1 0867 SF � .4 ...."............/ e9'30-E 60 SI ♦/ . \' \ I ' I / I 'COLON I AL VIEW �/ I • I I I I I f‘iik., CITY OF TIGARD SUB2003-00004 CITY � sr= PLAN N PRAIRIE SKIES SUBDIVISION (Map is not to scale) Alpha Engineering, Inc. EXHIBIT Attn: Matt Sprague SUB2003-00004 9600 SW Oak Street, Suite 230 PRAIRIE SKIES SUBDIVISION Portland, OR 97223 Ronald R. Veloni 13590 SW 121st Avenue Tigard, OR 97223 Dorothy Popeney 12660 SW 121st Avenue Tigard, OR 97223 Casa Terra, LLC PO Box 1082 Clackamas, OR 97015 Casa Terra, LLC 9600 SW Oak #230 Portland, OR 97223 Steven W. & Marvis J. Spencer 13620 SW 121st Avenue Tigard, OR 97223 Joyce L V Mapes 13730 SW 121st Avenue Tigard, OR 97223 Sharon Ullrich 13500 SW 121St Avenue Tigard, OR 97223 Fred C. Ford 11705 SW Terrace Trails Drive Tigard, OR 97223 Alts, AFFIDAVIT OF MAILING 1 CITY OF TIOARD Community(Development Shaping fl(Better Community I, cPatricia G. Gunsford, 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: ;ChE,k Appropriate Box s)Below) E3 NOTICE OF DECISION FOR: SUB2003-00004/VAR2003-00057-71 — PRAIRIE SKIES 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 July 15,2003, and deposited in the United States Mail on 1011115,2003, postage prepaid. • a /L (P�n."- •.t Prey d Not e)/ STACIE off'oREGoN ) County of`Was Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the / ✓ day of yvC , 2003. / .o OFFICIAL SEAL J BENGTSON )- NOTARY PUBLIC-OREGON NOTARY PUBLI. O OREGON (( M COMMISSION IRESA R. `�c 7 2 MY COMMISSION E7CPIRES APR.27,2007 My Commission Expires: . EXHIBIT.A. NOTICE OF TYPE II DECISION PRAIRIE SKIES SUBDIVISION SUBDIVISION (SUB) 2003-00004 TYTIG CRY OF F IOARD ADJUSTMENT (VAR) 2003-00057 - (VAR) 2003-00077 Shaping unity D Community 120 DAYS = 09/19/2003 SECTION I. APPLICATION SUMMARY FILE NAME: PRAIRIE SKIES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2003-00004 Adjustment (VAR) VAR2003-00057 Thru VAR2003-00077 PROPOSAL: The applicant is proposing to develop five (5) parcels consisting of 6.72 acres into 29 lots for single-family construction. The lot sizes range from 6,001 square feet to 9,966 square feet constituting an average lot size of 7,511 square feet for the subdivision. The applicant is also seeking Adjustments to the front yard setbacks on 20 of the 29 lots. The Adjustments are requested to proposed lots 1-5, 11-17, and 23-28 of the subdivision. The property currently contains five (5) single-family residences and farm outbuildings that will be removed. APPLICANT: Alpha Engineering, Inc. OWNER: Casa Terra, LLC Attn: Matt Sprague PO Box 1082 9600 SW Oak Street, Suite 230 Clackamas, OR 97015 Portland, OR 97223 OWNER: Ronald R. Veloni OWNER: Steven W. & Marvis J. Spencer 13590 SW 121st Avenue 13620 SW 121st Avenue Tigard, OR 97223 Tigard, OR 97223 OWNER: Dorothy Popeney OWNER: Joyce L.V. Mapes 13660 SW 121st Avenue 13730 SW 121st Avenue Tigard, OR 97223 Tigard, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: The project is located along the east side of SW 121st Avenue, north of SW Rose Vista Drive, and consists of five (5) separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and WCTM 2S103CD, Tax Lots 4100, 4200 and 4300. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 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 subject to certain conditions, the request for Subdivision and Adjustments approvals. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (250 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 JULY 15, 2003 AND BECOMES EFFECTIVE ON JULY 30, 2003 UNLESS AN APPEAL IS FILED. Appeal 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 JULY 29, 2003. I Questions: For further information please contact the Planning Division Staff Planner, Brad Kilby at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. _...P',■■■. :, , VICINITY MAP -1 N.1111111111111111112 alklr#1.�S i■■■lf UUU ,,: 4*1I `� SUB2003-00004 ll" ormfw ,•,= 1• ��'� PRAIRIE SKIES .1 IM ••,,, , , ••��= , SUBDIVISION • :1111111111 a� owi � �1 •• MI b AIIIItimini imin ■ *11#70':. Mil nil DIU ir "r4. Ilr Mr 1141( PP. M mirm ‘' ''42:111111r - 0 A -111 , a. „,;,. ...),..„,... --„.., , ,,,,, .41K A ON MIMI= mi ' r"IIPAtk a ', mu MO ...amm rp, ,. .., ,:.... 44r, mi ...I.. ..1 , „or, It ■Irtij 410, 41 AIM II ...°.° .17", mli,-iiiiMi WSWIIIIIM Milli* '' Ilk /Or ilkOM MB „...„..., . '. !�_r 4. .711 ` II 11111■11 City Ii■■■� ' ' r�� ■ -■• O'r -=." ------ / j• �/ j. / m __�.` d i. ~_. . a // .0 ,.. , Tro—'7'n�.,T.,` -....... _ ?/ y �` '''• ._L«�«_i_..,;_._- �. L',.,,,°• ,r I j .. ! W g " i Y� Y :. ; • J 1 _ � y I , i I i roe,e.... ..r. • • ,0 (QTY OF TIGARD I SUB2003.00004 SITE PLAN N PRAIRIE SKIES SUBDIVISION (Map Is not to scale) 2S103CC-00500 2S103CC-02100 EXHIBIT 2 ANDERSON JOHN D& BRIEN KENNETH G& KENT SUZANNE M AMACHER JUANITA 13825 SW 121ST AVE 12060 SW ROSE VISTA DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-00400 2S 103CB-04903 ANDERSON JOHN DEREK& BRIJESH REVOCABLE LIVING TRUST KENT SUZANNE BY BRIJESH ANAND TRUSTEE 13825 SW 121ST AVE 13613 SW 121ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-00403 2S 103C0-04800 ANDERSON JO DEREK& BROWN DAVID R&SANTINA KE SUZ E 11685 SW TERRACE TRAILS DR 13825 121ST AVE TIGARD,OR 97223 TI RD,0 97223 2S 103CD-04900 2S 103CD-04400 ANDERSON STEVEN D BROWN MICHAEL J & 11695 SW TERRACE TRAILS DR RIES-BROWN JUNITA M TIGARD,OR 97223 13530 SW 121ST ST TIGARD,OR 97223 2S 103CB-05300 2S 103CC-00900 ARELLANO RUBEN& BRUMLEY SCOTT B&JANINE K CONDELEILANI 12045 SW ROSE VISTA DR 12175 SW HOLLWO LN TIGARD,OR 97223 TIGARD, OR 97223 2S 103CC-01000 23 103C D-07900 BACON LEWIS J JOAN M BRUTCHER JACK L&MARTI E 12035 SW ROSE VISTA DR 13695 SW 118TH CT TIGARD, OR 97223 TIGARD,OR 97223 2S 103CC-03400 2S 103CD-05500 BARNEY MICHAEL E&JANET S BUCHANAN ROBERT C& 13968 SW AERIE DR MARTIN TAMERA J TIGARD,OR 97223 11640 SW TERRACE TRAILS DR TIGARD,OR 97223 2S 103CC-00402 2S 103CA-01001 BIANCHI BENNETT B&CAROLE P CALLAWAY KEVIN JOHN&LORI F 13500 SW PACIFIC HWY#500 13345 SW HOWARD DR PORTLAND,OR 97223 TIGARD,OR 97223 2S 103CB-10200 2S 103CB-05600 BINTLIFF STEPHEN J& CAPUA DEBRA S& RHONDA K PITTS GERALD RNERNA J 13520 SW 122ND 12201 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03300 2S 103CD-04300 BRIDGES JOSEPH B&TRACI L CASA TERRA LLC 13972 SW AERIE DR 9600 SW OAK#230 TIGARD,OR 97223 PORTLAND,OR 97223 2S 103CB-05500 2S103CC-00700 CASIAS DAVID J&LILIA M ERDT DONALD D DOROTHY P 12199 SW HOLLOW LN 13760 SW 121ST TIGARD,OR 97223 PORTLAND,OR 97223 2S 103CB-10800 2S 103CC-05200 CHRISTOPHER CLINT ALLEN&AMAND ERICKSON DAVIS A&SUSAN 12159 SW QUAIL CREEK LN 13615 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-10100 2S 103CD-07800 COMUNTZIS GLEN&POLLY ANN FORD FREDERIC C&MELISSA E 12220 SW QUAIL CREEK LN 11705 SW TERRACE TRAILS DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03200 2S 103CC-01300 CONSOLO JIM E&MARTHA L FRANCE JON E&KATHY K 13984 SW AERIE DR 11925 SW GAARDE ST TIGARD,OR 97224 TIGARD,OR 97223 2S 103CD-07300 2S 103CB-10400 CORNELL WILLIAM M& GADBERY MICHAEL K&CATHY A HORNSHUH KAREN L 12192 SW QUAIL CREEK LN 13830 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 23 103CB-11400 25 103CD-05800 CORONEL JOHN R GARNER LOREN G&PATRICIA A 13482 SW 122ND AVE 11630 SW FAIRVIEW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-12000 2S 103CB-10900 DAUNG DAT V& GEGA BYRON J NHEP 12165 SW QUAIL CREEK LN 12190 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 25 103CD-05400 2S 103CA-01500 DEFRANG GARY R CAROLYN M GIBB JESSE L SHERON M 11650 SW TERRACE TRAILS DR 13380 SW HOWARD DRIVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-05100 2S103C0-01800 DOLESE JOHN W GREEN DENNIS L AND 11680 SW TERRACE TRAILS KASHMIR CHRIS TIGARD,OR 97223 13785 SW FAIRVIEW CT TIGARD,OR 97223 2S 103CC-00600 2S 103CD-07100 E'CI DONA % D GROVER JERRY AND JUDY M DORM' , • 13890 SW 118TH CT 13760 v 21ST TIGARD,OR 97223 T ARD,OR 17223 2S 103CD-05200 2S 103CA-01600 HARGIS MARILYN L JOHNSON SIDNEY W&CHERYL R 11670 SW TERRACE TRAILS DR 13410 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-08100 2S 103CD-07000 HARNAR NORMAN E&LEONA S KAMBERGER ANNE C 13755 SW 118TH CT 13930 SW 118TH COURT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03100 2S 103CD-05000 HART TRACY W&SIGRID A KAUFFMAN JEWEL D TRUST 13990 SW AERIE DR 11690 SW TERRACE TRAILS DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CA-02000 2S 103CD-07400 HAWKINS CYNTHIA J KLETTKE RICK L&N RENEE TRS 13460 SW 121ST AVE 13800 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-02000 2S 103CC-03500 HAZARD JOHN GERALD& KLUDT DOUGLAS L& DARLINE GROGAN CO-TRS SUZANNE RADOMSKI 12040 SW ROSE VISTA DR 13956 SW AERIE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-01400 2S103CD-06000 HEYDLAUFF GLORIA J KOEHLER JAY 13715 SW FAIRVIEW CT 11670 SW FAIRWAY LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-01600 2S 103C B-10500 HOLT DARCI L&ROY S KRIEGEL JESS A&ROSEMARY A 13755 SW FAIRVIEW CT 12186 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-01100 2S 103CB-05400 HUFFMAN DAVID S& KRUSE DAVID E& CRYSTAL F DUTTON PAULINE D 12025 SW ROSE VISTA DR 12187 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-08500 2S103CD-01700 HUTSELL PHYLLIS J LANTZ ERIK V& 13925 SW 118TH CT COMBS-LANTZ SHERI L TIGARD,OR 97223 13775 SW FAIRVIEW CT TIGARD,OR 97223 23103CD-06100 2S 103C8-11500 IWANCHUK RUSSELL J LOPEZ NELSON J& 11710 SW FAIRVIEW LN WU SUSAN C TIGARD,OR 97223 13450 SW 122ND AVE TIGARD,OR 97223 2S 103CC-00200 2S 103CB-10700 MAPES L V JOYCE MULVEY KIM T&PATTY M 13730 SW 121ST 12162 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S103CA-00600 2S 103CD-04600 MAY WILLIAM A MURILLO JOSEPH J AND 13375 SW HOWARD DRIVE BARBARA L TIGARD,OR 97223 11635 SW TERRACE TRAILS TIGARD,OR 97223 2S 103CB-11900 2S 103CA-01400 MCGUIRE WAYNE B& NGUYEN BICH LIEN THI ELDIEN PATRICE T 13350 SW HOWARD DR 12202 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103C6-09900 2S 103CB-10600 MCMANAMON COLLEEN M&KEVIN T ORAMI AHMAD&MARYAM 12276 SW QUAIL CREEL LN 12174 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-00800 2S 103CD-05900 MCPHERSON LORIN F/LAURA N OSBORN CYNTHIA B AND DONALD L 12055 SW ROSE VISTA DR 11640 SW FAIRVIEW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103C8-12300 2S 103CB-12200 MCQUILKIN ROGER W PACHOLL DIANNA F& 12160 SW HOLLOW LN PACHOLL RICHARD L TIGARD,OR 97223 12176 SW HOLLOW LN TIGARD,OR 97224 2S 103CB-10000 2S 103CC-02400 MERCER STEPHEN J&RUTH PALEN ROBERT L& 12252 SW QUAIL CREEK LN DENISE A TIGARD,OR 97223 13910 SW 121ST AVE TIGARD,OR 97223 2S 103CB-12100 25103CA-04100 MITCHELL DENNIS J&SUSANA DEOC PENDLEY MARK A 12182 SW HOLLOW LN 11625 SW TERRACE TRAIL DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-01800 2S103CD-05300 MORGAN MICHAEL JOHN& PETERSEN DALE STEVEN&TRACY A KATHERINE GRACE 11660 SW TERRACE TRAIL DR 12000 SW ROSE VISTA DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103C B-11300 2S 103CB-11200 MORI WAYNE H&DONNA S PETERSON MICHAEL D& 12213 SW QUAIL CREEK LN PEGGY SUE TIGARD,OR 97223 12197 SW QUAIL CREEK LN TIGARD,OR 97223 2S 103CA-00603 2S 103CB-12600 PETITT THOMAS J QUA . HOLLOW- GARD LLC 13400 SW 121ST AVE BY DIC •• •LL TIGARD,OR 97223 QUAIL H• .•W-EAST HOMEOWNERS ASSOC 1568 W 116 AVE#311 K •G CITY,OR 97224 2S 103CB-11100 2S 103C B-12500 PHAM RICHARD L& Q '.IL HOLLOW- GARD LLC DOUANGCHIT CHIEP BY D .K PA 'OLL 12189 SW QUAIL CK QUAIL in LOW-EAST HOMEOWNERS ASSOC TIGARD,OR 97223 156;. SW 6TH AVE#311 +G CITY,OR 97224 2S 103CC-01400 2S 103C B-10300 PICKELL HELEN C RATH DONALD& 10475 SW KABLE ST COCHRAN BONNY E TIGARD,OR 97224 12212 SW QUAIL CREEK LN TIGARD,OR 97224 2S103CC-00100 23103CC-02200 POPENEY DOROTHY TR ROLL WAYNE J DEMETRA T 13660 SW 121ST AVE 13830 SW 121ST ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-03800 2S 103CD-07700 PORTER HERMAN RONE CLIFFORD G AND 11875 SW GAARDE ST CHARMINE L TIGARD,OR 97224 11715 SW TERRACE TRAILS DR TIGARD,OR 97223 2S 103CA-01300 2S 103C 8-05700 PURKEY MICHAEL R& SCHAEFER CHRISTOPHER J& BRENDA L KATHLEEN M 13320 SW HOWARD DRIVE 12213 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2-103CD-08600 2S103CD-08000 QU A ORPORATION THE SCHIEBOLD HANS&SHARON R HA RN BUSINESS CENTER 13705 SW 118TH CT TIGARD,OR 97223 S 103C D-087 28 103CD-07500 Q DR CORPORATION THE SCOLES HARRY C&BARBARA HA ORN BUSINESS CENTER 13750 SW 118TH CT 0 TIGARD,OR 97223 2S 103C B-12800 2S 103CD-04700 QUAIL HOLLOW-TIGARD LLC SEDGWICK WAYNE L BY DICK PACHOLL 11645 SW TERRACE TRAIL DR QUAIL HOLLOW-EAST HOMEOWNERS ASSOC TIGARD,OR 97223 15685 SW 116TH AVE#311 KING CITY,OR 97224 2 103CB-12700 2S103CB-05200 Q • L HOLLOW- ARD LLC SHELLEY JOHN C&MEE Y BY DI. PAC- (ILL 12163 SW HOLLOW LN QUAIL H.o. OW-EAST HOMEOWNERS ASSOC TIGARD,OR 97223 1568 W .TH AVE#311 K 'G CITY,O' • 224 2S 103CD-04401 2S 103CD-08200 SIEG GARY&JULIE A SWANK GERALD W AND 11675 SW TERRACE TRAILS CLARICE J TIGARD,OR 97223 13805 SW 118TH COURT TIGARD,OR 97223 2S 103CC-01200 2S 103CA-01700 SMITH GENE F MARY E SWOPES BRET AND LINDA S 12015 SW ROSE VISTA DR 13440 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97224 2S 103CC-01500 2 103CD-05700 SMITH HOPE Y&WILLIAM H TIG D CI OF 12005 SW ROSE VISTA 13125 HALL TIGARD,OR 97223 T D, 97223 2S103CB-11800 103CD-07 0 SMITH SHAWN TI R ITY OF 12218 SW HOLLOW LN 13 W HALL TIGARD,OR 97223 GARD, R 97223 2S103CD-01300 S103CD-08 0 SPANG ADAM T& T AR ITY OF SPANG JESSICA I 131 SW HALL 13705 SW FAIRVIEW CT GAR ,OR 97223 TIGARD,OR 97223 2S103CD-03600 2S 103CB-11000 SPENCER PHILLIP C&LORINDA C TRAN LAN A 11765 SW GAARDE 12177 SW QUAIL CREEK LN TIGARD,OR 97224 TIGARD,OR 97223 2S103CD-04100 2S 103CB-11700 SPENCER STEVEN W AND MARVIS J TRESTIK STEVEN W& 13620 SW 121ST AVE TRESTIK JILL M TIGARD,OR 97223 13402 SW 122ND AVE TIGARD,OR 97224 2S103CD-07600 2S103CA-01800 STEWART WILLIAM R AND LORENA R TUCKER ANTHONY K AND 13700 SW 118TH CT JOYCE E TIGARD,OR 97223 13470 SW HOWARD DR TIGARD,OR 97223 2S 103CC-05300 2S 103CD-03500 STOTLER JOHN A&CAROL L TURNBULL VENITIA M TRUSTEE 13617 SW 121ST AVE 11735 SW GAARDE TIGARD,OR 97223 TIGARD,OR 97224 25103CC-02300 25 103CD-04500 SUMMERS JOSEPH RAMSEY&BEVERLE ULLRICH RICHARD L 13870 SW 121ST AVE SHARON L PORTLAND,OR 97223 13500 SW 121ST AVE TIGARD,OR 97223 2S103CD-04200 2S113CC-09100 ) VELONI RONALD R VEN ►•E .••PERTIES INC 13590 SW 121ST 4230 WOOD ST STE 100 TIGARD,OR 97223 • OSW ..0,OR 97035 2S 103CC-08200 2S1 1 3CC-0830.. VENTURE PROPERTIES INC VEN R '•OPERTIES INC 4230 GALEWOOD ST STE 100 4230 e• EWOOD ST STE 100 LAKE OSWEGO,OR 97035 Ls'E OS v. GO,OR 97035 2S 103CC-09200 2S 103CC-08800 VE REP-01 RTIES INC VEN R OPERTIES INC 4230 G:'- OOD ST STE 100 4230 WOOD ST STE 100 OSWE 5,OR 97035 L E OSW ,OR 97035 2S 3CC-09600 2 S3CC-08401 VEN REP PERTIES INC VEN R •ROPERTIES INC 4230 WOOD ST STE 100 4230 e• EWOOD ST STE 100 E OSW ,OR 97035 L• E OS '.0,OR 97035 2S 03CC-10800 2S1 3CC-08500 VEN R 'OPERTIES INC VEN R ROPERTIES INC 4230 A WOOD ST STE 100 4230 A WOOD ST STE 100 •KE OSW .•,OR 97035 E OS GO,OR 97035 2S103CC-0940' 2S1: C-08600 VEN' ; •ROPERTIES INC VENTU' 'OPERTIES INC 423' AL' • OOD ST STE 100 4230 -•LE SOD ST STE 100 .•KE OSWEG0,OR 97035 • E OSWEG.,OR 97035 2 03CC-093.• 2S103CC-087f1 VEN .'" PROPERTIES INC - •TU•- •ROPERTIES INC 4231 ALE :•D ST STE 100 4230 " EWOOD ST STE 100 .•KE OSWEGO,OR 97035 - E OS 5,OR 97035 2 103CC-0900 2 103CC-0810 VE UR ROPERTIES INC VE UR ROPERTIES INC 4230 OOD ST STE 100 423 LEWOOD ST STE 100 E OSWE 0,OR 97035 E OS GO,OR 97035 2 103CC-10005 2S1% CC-10704 VE UR- •ROPERTIES INC VEN .R 'ROPERTIES INC 4231 " • WOOD ST STE 100 4230 t• EWOOD ST STE 100 - E OS • 0,OR 97035 • 'E OS GO,OR 97035 2S 13CC-08.5. 251 C-11500 VEN ■;' PROPERTIES INC VENTU ROPERTIES INC 423$ A. WOOD ST STE 100 423 AL OOD ST STE 100 .•KE OS .GO,OR 97035 KE OSWE 0,OR 97035 2S 103CC-10400 2S 103CC-1090 VE URE P PERTIES INC V UR ROPERTIES INC 4230 G 0 ST STE 100 4230 EWOOD ST STE 100 L OSWEGO,OR 97035 E OS 0,OR 97035 2S 103CC-103 2S 103CC-1010 TU PROPERTIES INC VE RE OPERTIES INC 4230 WOOD ST STE 100 4230 G OOD ST STE 100 L KE OSWEGO,OR 97035 LA OSWEG ,OR 97035 2S 103CC-1050 1 2S 103CC-0970 VE R OPERTIES INC VE R ROPERTIES INC 4230 • .WOOD ST STE 100 4230 WOOD ST STE 100 L, OSWE :,OR 97035 L OSW ,OR 97035 2S103CC-11400 - 2S103CC-09809 VEN R OPERTIES INC VEN OPERTIES INC 4230 L OOD ST STE 100 4230 L OOD ST STE 100 E OSWEG OR 97035 E OSWE 0,OR 97035 2S103CC-10600- 2S103CC-1130' VE TURE OPERTIES INC VEN .' PROPERTIES INC 4230 WOOD ST STE 100 4230 AL- OOD ST STE 100 L E OSW 0,OR 97035 •KE OSWEGO,OR 97035 2S 103CC-09500 2S 103C D-01500 VENT RE OPERTIES INC WEBER MICHAEL J&ROBERTA K 4230 OOD ST STE 100 13735 SW FAIRVIEW CT - E OSWE OR 97035 TIGARD,OR 97223 2S 103CC-10200' 2S 103CA-00601 VE' TURE OPERTIES INC WEEKS JACK A ELIZABETH E 4230 EWOOD ST STE 100 13465 SW HOWARD DR E OS 0,OR 97035 TIGARD,OR 97223 2S 103CC-0990 r 2S 103CD-05600 VEN - i;- -ROPERTIES INC WEYRAUGH WILLIAM M& 4230 AL. OOD ST STE 100 DUNKLE-WEYRAUCH CONNIE LAKE OSWE t.•,OR 97035 11630 SW HARRIS TRAILS DR TIGARD,OR 97223 2S 103CC-1110 2S 103CA-01900 VEN ROPERTIES INC WILLIAMS PETER ERNEST 423 AL WOOD ST STE 100 AND JEAN KE OSW 0,OR 97035 13430 SW 121ST TIGARD,OR 97223 251031 -11SS0 2S103CB-11600 VENTU'.- PROPERTIES INC WILLIAMS RANDAL K&CAMERON E 4230 =AL' OOD ST STE 100 13434 SW 122ND • E OSW- 0,OR 97035 TIGARD,OR 97223 2S103CC-01900 WISER KENT C&BRENDA D 12020 SW ROSE VISTA DR TIGARD,OR 97223 2S 103CD-08300 ZIBOLSKI ARTHUR N& JOYCE E 13260 SW ASH DR TIGARD,OR 97223 2S 103CC-01700 ZIMMERMAN LIN A KATHERINE L 11990 SW ROSE VISTA DR TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: November 27, 2002 A, AFFIDAVIT OF MAILING CITYOFTIGARD Community Deve(opment Shaping Better Community I, Patricia L. Luns{ord, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard Washington County, Oregon and that I served the following: {Check App opnate Bex(s)Below) El NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2003-00004/PRAIRIE SKIES SUBDIVISION I IAMENDED NOTICE (Fie 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 June 2,2003, and deposited in the United States Mail on lune 2,2003, postage prepaid.. , ,,,fp\_ \.._, zi �% Ye/eV ,_ _ _z?? l'77 (Person that Prepared Notice / • STJ 1iE OF oEGoN ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affin<ed before me on the 1 / day of , 2003. !`�t"'�'1'11"\^`"�"`^`'11��1^�1'1� '9 OFFICIAL SEAL () :: JBENGTSON (((( Z./ NOTARY SINN-k° ON N OREGON / 1 COMMISSION N0.368086 MY COMMISSION EXPIRES APR.27,2007 ) 1�- �-�- NOTAR PUBLIC OF 1 ' GON My Commission Expires: 7 0 NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXHIBIT THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION CITY OFTIGARD SUBDIVISION Community Devetopment Shaping jl Better Community DATE OF NOTICE: June 2, 2003 FILE NUMBER: SUBDIVISION (SUB) 2003-00004 FILE NAME: PRAIRIE SKIES SUBDIVISION PROPOSAL: Approval of a 29-lot subdivision on 7 acres. The lots are to be developed with detached single-family homes. The property currently contains five single-family residences and farm outbuildings that will be removed. Lot sizes within the development range from 6,001 square feet to 9,966 square feet. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Community Development Code Chapters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 18.790, 18.795, and 18.810. LOCATION: The project is located along the east side of 1215` Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and 2S103CD, Tax Lots 4100, 4200 and 4300. 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 JUNE 16, 2003. 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. 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 JULY 8, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." - . CITY of I CARD _au ■■■■. rip!Ijw4 , VICINITY MAP IIM ,iiII,iii ,vY41, ♦♦♦ �♦ A<� PRAIRIE SKIES IV„1IM`Iim/=11111111 ,, ■♦ `4 SUBDIVISION �► ��11 11111 .1111�/ �� e.l ..u1n1ib 6 1Oi11111 I •♦ ♦ : : nIMl umm• im.1, 4, NE spat Cm-g ul'lw ,\��:��I \ �#N� 111 1, ll'74 r N rill ram' re ....��\ ,r .� i1& 1i am w., Pair li i%,ii.; a _ �� N or i�4iiil ■SWAMI.■ ■■ ME _. S W GAARDE ST sw u,ES OIL „■,■n City Ati of Tigard IP 1.111,11.1 111111rrivinz mo .11r 11111,1,1111P......-r....--,..-t:.E.-:= • 2S103CC-00500 2S103CC-02100 EXHIBIT. F ANDERSON JOHN D& BRIEN KENNETH G& KENT SUZANNE M AMACHER JUANITA 13825 SW 121ST AVE 12060 SW ROSE VISTA DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-00400 2S1 03CB-04903 ANDERSON JOHN DEREK& BRIJESH REVOCABLE LIVING TRUST KENT SUZANNE BY BRIJESH ANAND TRUSTEE 13825 SW 121ST AVE 13613 SW 121ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103C C-00403 2S 103CD-04800 ANDERSON JO DEREK& BROWN DAVID R&SANTINA KE SUZ E 11685 SW TERRACE TRAILS DR 13825 121ST AVE TIGARD,OR 97223 TI RD,0 97223 2S 103CD-04900 2S 103CD-04400 ANDERSON STEVEN D BROWN MICHAEL J& 11695 SW TERRACE TRAILS DR RIES-BROWN JUNITA M TIGARD,OR 97223 13530 SW 121ST ST TIGARD,OR 97223 2S 103C B-05300 2S 103CC-00900 ARELLANO RUBEN& BRUMLEY SCOTT B&JANINE K CONDELEILANI 12045 SW ROSE VISTA DR 12175 SW HOLLWO LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-01000 2S 103C D-07900 BACON LEWIS J JOAN M BRUTCHER JACK L&MARTI E 12035 SW ROSE VISTA DR 13695 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03400 2S 103CD-05500 BARNEY MICHAEL E&JANET S BUCHANAN ROBERT C& 13968 SW AERIE DR MARTIN TAMERA J TIGARD,OR 97223 11640 SW TERRACE TRAILS DR TIGARD,OR 97223 2S 103CC-00402 25103CA-01001 BIANCHI BENNETT B&CAROLE P CALLAWAY KEVIN JOHN&LORI F 13500 SW PACIFIC HWY#500 13345 SW HOWARD DR PORTLAND,OR 97223 TIGARD,OR 97223 2S 103C B-10200 2S 103CB-05600 BINTLIFF STEPHEN J& CAPUA DEBRA S& RHONDA K PITTS GERALD RNERNA J 13520 SW 122ND 12201 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03300 2S 103CD-04300 BRIDGES JOSEPH B&TRACI L CASA TERRA LLC 13972 SW AERIE DR 9600 SW OAK#230 TIGARD,OR 97223 PORTLAND,OR 97223 2S 103C B-05500 2S 103CC-00700 CASIAS DAVID J&LILIA M ERDT DONALD D DOROTHY P 12199 SW HOLLOW LN 13760 SW 121ST TIGARD,OR 97223 PORTLAND,OR 97223 2S 103CB-10800 2S 103CC-05200 CHRISTOPHER CLINT ALLEN&AMAND ERICKSON DAVIS A&SUSAN 12159 SW QUAIL CREEK LN 13615 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103C B-10100 2S 103CD-07800 COMUNTZIS GLEN&POLLY ANN FORD FREDERIC C&MELISSA E 12220 SW QUAIL CREEK LN 11705 SW TERRACE TRAILS DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03200 2S 103CC-01300 CONSOLO JIM E&MARTHA L FRANCE JON E&KATHY K 13984 SW AERIE DR 11925 SW GAARDE ST TIGARD,OR 97224 TIGARD,OR 97223 2S 103CD-07300 2S 103CB-10400 CORNELL WILLIAM M& GADBERY MICHAEL K&CATHY A HORNSHUH KAREN L 12192 SW QUAIL CREEK LN 13830 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-1 1400 2S 103C D-05800 CORONEL JOHN R GARNER LOREN G&PATRICIA A 13482 SW 122ND AVE 11630 SW FAIRVIEW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-12000 2S 103C8-10900 DAUNG DAT V& GEGA BYRON J NHEP 12165 SW QUAIL CREEK LN 12190 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-05400 2S 103CA-01500 DEFRANG GARY R CAROLYN M GIBB JESSE L SHERON M 11650 SW TERRACE TRAILS DR 13380 SW HOWARD DRIVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-05100 2S 103C D-01800 DOLESE JOHN W GREEN DENNIS L AND 11680 SW TERRACE TRAILS KASHMIR CHRIS TIGARD,OR 97223 13785 SW FAIRVIEW CT TIGARD,OR 97223 2S 103CC-00600 2S 103CD-07100 E':NT DONA : D GROVER JERRY AND JUDY M DOR•• • ' 13890 SW 118TH CT 13760 ■ 21ST TIGARD,OR 97223 T ARD,OR '7223 • 2S 103C0-05200 2S 103CA-01600 HARGIS MARILYN L JOHNSON SIDNEY W&CHERYL R 11670 SW TERRACE TRAILS DR 13410 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103C D-08100 2S103CD-07000 HARNAR NORMAN E&LEONA S KAMBERGER ANNE C 13755 SW 118TH CT 13930 SW 118TH COURT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03100 2S 103CD-05000 HART TRACY W&SIGRID A KAUFFMAN JEWEL D TRUST 13990 SW AERIE DR 11690 SW TERRACE TRAILS DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CA-02000 2S 103CD-07400 HAWKINS CYNTHIA J KLETTKE RICK L&N RENEE TRS 13460 SW 121ST AVE 13800 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-02000 2S 103CC-03500 HAZARD JOHN GERALD& KLUDT DOUGLAS L& DARLINE GROGAN CO-TRS SUZANNE RADOMSKI 12040 SW ROSE VISTA DR 13956 SW AERIE DR TIGARD,OR 97223 TIGARD,OR 97223 23 103CD-01400 2S103CD-06000 HEYDLAUFF GLORIA J KOEHLER JAY 13715 SW FAIRVIEW CT 11670 SW FAIRWAY LN TIGARD,OR 97223 TIGARD,OR 97223 2S103CD-01600 2S103CB-10500 HOLT DARCI L&ROY S KRIEGEL JESS A&ROSEMARY A 13755 SW FAIRVIEW CT 12186 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-01100 2S 103CB-05400 HUFFMAN DAVID S& KRUSE DAVID E& CRYSTAL F DUTTON PAULINE D 12025 SW ROSE VISTA DR 12187 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-08500 2S 103CD-01700 HUTSELL PHYLLIS J LANTZ ERIK V& 13925 SW 118TH CT COMBS-LANTZ SHERI L TIGARD,OR 97223 13775 SW FAIRVIEW CT TIGARD,OR 97223 2S103CD-06100 2S103CB-11500 IWANCHUK RUSSELL J LOPEZ NELSON J& 11710 SW FAIRVIEW LN WU SUSAN C TIGARD,OR 97223 13450 SW 122ND AVE TIGARD,OR 97223 2S 103CC-00200 2S 103CB-10700 MAPES L V JOYCE MULVEY KIM T&PATTY M 13730 SW 121ST 12162 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S103CA-00600 2S103CD-04600 MAY WILLIAM A MURILLO JOSEPH J AND 13375 SW HOWARD DRIVE BARBARA L TIGARD,OR 97223 11635 SW TERRACE TRAILS TIGARD,OR 97223 2S 103CB-11900 2S 103CA-01400 MCGUIRE WAYNE B& NGUYEN BICH LIEN THI ELDIEN PATRICE T 13350 SW HOWARD DR 12202 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-09900 2S 103CB-10600 MCMANAMON COLLEEN M&KEVIN T ORAMI AHMAD&MARYAM 12276 SW QUAIL CREEL LN 12174 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-00800 2S 103CD-05900 MCPHERSON LORIN F/LAURA N OSBORN CYNTHIA B AND DONALD L 12055 SW ROSE VISTA DR 11640 SW FAIRVIEW LN TIGARD,OR 97223 TIGARD,OR 97223 25103C6-12300 2S 103CB-12200 MCQUILKIN ROGER W PACHOLL DIANNA F& 12160 SW HOLLOW LN PACHOLL RICHARD L TIGARD,OR 97223 12176 SW HOLLOW LN TIGARD,OR 97224 2S 103CB-10000 2S 103CC-02400 MERCER STEPHEN J&RUTH PALEN ROBERT L& 12252 SW QUAIL CREEK LN DENISE A TIGARD,OR 97223 13910 SW 121ST AVE TIGARD,OR 97223 2S 103CB-12100 2S103CA-04100 MITCHELL DENNIS J&SUSANA DEOC PENDLEY MARK A 12182 SW HOLLOW LN 11625 SW TERRACE TRAIL DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-01800 2S 103CD-05300 MORGAN MICHAEL JOHN& PETERSEN DALE STEVEN&TRACY A KATHERINE GRACE 11660 SW TERRACE TRAIL DR 12000 SW ROSE VISTA DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-11300 2S103CB-11200 MORI WAYNE H&DONNA S PETERSON MICHAEL D& 12213 SW QUAIL CREEK LN PEGGY SUE TIGARD,OR 97223 12197 SW QUAIL CREEK LN TIGARD,OR 97223 • 23 103CA-00603 2S 103CB-12600 PETITT THOMAS J QUA . HOLLOW- GARD LLC 13400 SW 121ST AVE BY DIC •LL TIGARD,OR 97223 QUAIL HP .W-EAST HOMEOWNERS ASSOC 1568 W 116 AVE#311 K •G CITY,OR 97224 2S 103CB-11100 2S 103C B-12500 PHAM RICHARD L& Q '.IL HOLLOW- GARD LLC DOUANGCHIT CHIEP BY D . PA 'OLL 12189 SW QUAIL CK QUAIL 1' LOW-EAST HOMEOWNERS ASSOC TIGARD,OR 97223 156;. SW 6TH AVE#311 'G CITY,OR 97224 2S 103CC-01400 2S 103C B-10300 PICKELL HELEN C RATH DONALD& 10475 SW KABLE ST COCHRAN BONNY E TIGARD,OR 97224 12212 SW QUAIL CREEK LN TIGARD,OR 97224 2S 103CC-00100 2S 103CC-02200 POPENEY DOROTHY TR ROLL WAYNE J DEMETRA T 13660 SW 121ST AVE 13830 SW 121ST ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-03800 2S 103CD-07700 PORTER HERMAN RONE CLIFFORD G AND 11875 SW GAARDE ST CHARMINE L TIGARD,OR 97224 11715 SW TERRACE TRAILS DR TIGARD,OR 97223 2S 103CA-01300 2S 103CB-05700 PURKEY MICHAEL R& SCHAEFER CHRISTOPHER J& BRENDA L KATHLEEN M 13320 SW HOWARD DRIVE 12213 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2 103CD-08600 2S 103CD-08000 QU A ORPORATION THE SCHIEBOLD HANS&SHARON R HA RN BUSINESS CENTER 13705 SW 118TH CT TIGARD,OR 97223 S 103C D-087 2S 103CD-07500 Q DR CORPORATION THE SCOLES HARRY C&BARBARA HA ORN BUSINESS CENTER 13750 SW 118TH CT 0 TIGARD,OR 97223 2S 103C B-12800 2S 103C D-04700 QUAIL HOLLOW-TIGARD LLC SEDGWICK WAYNE L BY DICK PACHOLL 11645 SW TERRACE TRAIL DR QUAIL HOLLOW-EAST HOMEOWNERS ASSOC TIGARD,OR 97223 15685 SW 116TH AVE#311 KING CITY,OR 97224 2 103CB-12700 2S 103C8-05200 Q L HOLLOW- ARD LLC SHELLEY JOHN C&MEE Y BY DI. PAC• •LL 12163 SW HOLLOW LN QUAIL Ho. OW-EAST HOMEOWNERS ASSOC TIGARD,OR 97223 1568 W .TH AVE#311 K •G CITY,O• • 224 2S 103CD-04401 2S103CD-08200 SIEG GARY&JULIE A SWANK GERALD W AND 11675 SW TERRACE TRAILS CLARICE J TIGARD,OR 97223 13805 SW 118TH COURT TIGARD,OR 97223 2S 103CC-01200 2S 103CA-01700 SMITH GENE F MARY E SWOPES BRET AND LINDA S 12015 SW ROSE VISTA DR 13440 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97224 2S 103CC-01500 2 103CD-05700 SMITH HOPE Y&WILLIAM H TIG D CI OF 12005 SW ROSE VISTA 13125 HALL TIGARD,OR 97223 T D, 97223 2S103CB-11800 103CD-07 0 SMITH SHAWN TI ITY OF 12218 SW HOLLOW LN 13 W HALL TIGARD,OR 97223 GARD, R 97223 2S103CD-01300 S103CD-0 0 SPANG ADAM T& T AR ITY OF SPANG JESSICA I 131 SW HALL 13705 SW FAIRVIEW CT GAR ,OR 97223 TIGARD,OR 97223 2S1 03CD-03600 2S 103CB-11000 SPENCER PHILLIP C&LORINDA C TRAN LAN A 11765 SW GAARDE 12177 SW QUAIL CREEK LN TIGARD,OR 97224 TIGARD,OR 97223 2S 103CD-04100 2S 103CB-11700 SPENCER STEVEN W AND MARVIS J TRESTIK STEVEN W& 13620 SW 121ST AVE TRESTIK JILL M TIGARD,OR 97223 13402 SW 122ND AVE TIGARD,OR 97224 2S 103CD-07600 2S 103CA-01800 STEWART WILLIAM R AND LORENA R TUCKER ANTHONY K AND 13700 SW 118TH CT JOYCE E TIGARD,OR 97223 13470 SW HOWARD DR TIGARD,OR 97223 2S 103C C-05300 2S 103CD-03500 STOTLER JOHN A&CAROL L TURNBULL VENITIA M TRUSTEE 13617 SW 121ST AVE 11735 SW GAARDE TIGARD,OR 97223 TIGARD,OR 97224 2S 103CC-02300 2S 103CD-04500 SUMMERS JOSEPH RAMSEY&BEVERLE ULLRICH RICHARD L 13870 SW 121ST AVE SHARON L PORTLAND,OR 97223 13500 SW 121ST AVE TIGARD,OR 97223 2S 103CD-04200 2S1 1 3CC-09100 VELONI RONALD R VEN .•E •••PERTIES INC 13590 SW 121ST 4230 • WOOD ST STE 100 TIGARD,OR 97223 L• OSW ..0,OR 97035 2S 103C C-08200 2S 1 p3CC-0830 VENTURE PROPERTIES INC VEN R OPERTIES INC 4230 GALEWOOD ST STE 100 4230 EWOOD ST STE 100 LAKE OSWEGO,OR 97035 E OS GO,OR 97035 2S 103CC-09200 2S 103CC-08800 VE • RE P. RTIES INC VEN R OPERTIES INC 4230 GI•, OOD ST STE 100 4230 WOOD ST STE 100 OSWE •,OR 97035 L E OSW ,OR 97035 2S •3CC-09600 2 •3CC-08401 VEN RE P••PERTIES INC VEN R 'ROPERTIES INC 4230 - WOOD ST STE 100 4230 ►• EWOOD ST STE 100 - E OSW s 9,OR 97035 L• E OS 0,OR 97035 2S 0300-10800 2S1 3CC-08500 VEN R •OPERTIES INC VEN R ROPERTIES INC 423• A WOOD ST STE 100 4230 A WOOD ST STE 100 L•KE OSW .•,OR 97035 E OS GO,OR 97035 2S103CC-0940, 2$1: 0-08600 VE i •ROPERTIES INC VENTU- "OPERTIES INC 423. AL- • OOD ST STE 100 4230 .•LE SOD ST STE 100 KE OSWEG•,OR 97035 • E OSWEG.,OR 97035 2 03CC-09 S' 2S103CC-087 0 VEN ••• PROPERTIES INC TU ROPERTIES INC 4230 ALE :•DST STE 100 4230 EWOOD ST STE 100 KE OSWEGO,OR 97035 E OS ,OR 97035 2 103C0-0900 2 10300-0810 VE UR ROPERTIES INC VE UR ROPERTIES INC 4230 OOD ST STE 100 423 LEWOOD ST STE 100 E OSWE 0,OR 97035 E OS GO,OR 97035 2 103CC-1000• ' 2S1. CC-10710, VE UR, •ROPERTIES INC VEN .R -ROPERTIES INC 4231 " • WOOD ST STE 100 4230 • EWOOD ST STE 100 - E OS 0,OR 97035 • 'E OS GO,OR 97035 2S 1300-0891. 2S1 C-1150 VEN .;' PROPERTIES INC VENTU ROPERTIES INC 423* A. WOOD ST STE 100 423 AL OOD ST STE 100 •KE OS •GO,OR 97035 KE OSWE 0,OR 97035 2S 103CC-10400 2S 103CC-1090 VE URE P PERTIES INC V UR ROPERTIES INC 4230 G 0 ST STE 100 4230 EWOOD ST STE 100 L OSWEGO,OR 97035 E OS 0,OR 97035 2S 103CC-103 2S 103CC-1010 TU PROPERTIES INC VE RE OPERTIES INC 4239 WOOD ST STE 100 4230 G OOD ST STE 100 LAKE OSWEGO,OR 97035 LA OSWEG ,OR 97035 2S 103CC-1050 0 2S 103CC-0970 VE R ' -OPERTIES INC VE R ROPERTIES INC 4230 - -WOOD ST STE 100 4230 WOOD ST STE 100 L• OSWE `, OR 97035 L E OSW ,OR 97035 2S 103CC-11400 2S 103C C-09809 VEN. R OPERTIES INC VEN OPERTIES INC 4230 L OOD ST STE 100 4230 L OOD ST STE 100 E OSWEG OR 97035 E OSWE 0,OR 97035 2S103CC-10600" 2S103CC-113'i VE TURE OPERTIES INC VEN b? PROPERTIES INC 4230 WOOD ST STE 100 4230 AL- 000 ST STE 100 L E OSW O,OR 97035 •KE OSWEGO,OR 97035 2S 103CC-09500 2S 103CD-01500 VENT RE OPERTIES INC WEBER MICHAEL J&ROBERTA K 4230 OOD ST STE 100 13735 SW FAIRVIEW CT 6 E OSWE OR 97035 TIGARD,OR 97223 2S 103CC-10200• 2S 103CA-00601 VE' TURE OPERTIES INC WEEKS JACK A ELIZABETH E 4230 EWOOD ST STE 100 13465 SW HOWARD DR E OS 0,OR 97035 TIGARD,OR 97223 2S 103CC-0990• 2S 103CD-05600 VEN - • -ROPERTIES INC WEYRAUGH WILLIAM M& 4231 AL. OOD ST STE 100 DUNKLE-WEYRAUCH CONNIE •KE OSWE t.•,OR 97035 11630 SW HARRIS TRAILS DR TIGARD,OR 97223 2S 103CC-1110 2S 103CA-01900 VEN ROPERTIES INC WILLIAMS PETER ERNEST 423 AL WOOD ST STE 100 AND JEAN KE OSW O, OR 97035 13430 SW 121ST TIGARD,OR 97223 2S103 -110 0 2S103CB-11600 VENTU PROPERTIES INC WILLIAMS RANDAL K&CAMERON E 4230 AL 000 ST STE 100 13434 SW 122ND E OSW 0,OR 97035 TIGARD,OR 97223 2S 103CC-01900 WISER KENT C&BRENDA D 12020 SW ROSE VISTA DR TIGARD,OR 97223 2S103C D-08300 ZIBOLSKI ARTHUR N& JOYCE E 13260 SW ASH DR TIGARD,OR 97223 2S 103CC-01700 ZIMMERMAN LIN A KATHERINE L 11990 SW ROSE VISTA DR TIGARD,OR 97223 ALPHA ENGINEERING, INC. ATTN: MATT SPRAGUE 9600 SW OAK STREET, SUITE 230 PORTLAND, OR 97223 CASA TERRA, LLC 9600 SW OAK #230 PORTLAND,OR 97223 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:lcurpin\setup\labels\CIT Central.doc) UPDATED: November 27, 2002 r " • 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.: SUB2003-00004 Land Use File Name: PRAIRIE SKIES 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) 2S,03cCTyat f s DSi 'CO z'//00, if aer i't?cc' , 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 f ' day of To>,E , 2003. //IDA /4/ ge • , _, " Signature of Peron 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 S day of Du-VI , 20 0 5 OFFICIAL SEAL J "'"�� J BENGTSON ■ 1 rte' NOTARY ON NO.8368086 { ? 0 MY COMMISSION EXPIRES APR.27,2007 V �/ ` `~��,--2,-----��' NO RY PUB C OF OREGON My Commission Expires: 9. 1 h:Uogin\patty\masters\affidavit of posting for staff to post a site.doc PRAIRIE SKIES SUDDMSION SUBDIVISION (SUB) 2003 -00004 REQUEST: Approval of a 29-lot subdivision on 7 acres. The lots are to be developed with detached single-family homes. The property currently contains five single-family residences and farm outbuildings that will be removed. Lot sizes within the development range from 6,001 square feet to 9,966 square feet LOCATION: The project is located along the east side of 121st Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and 2S103CD, Tax Lots 4100, 4200 and 4300. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 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, or by calling 503-639-4171 . 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. MINI MEI- _' OEOCORITPHY C oINf FTORIMGATAIR D SY STEM MARON ST w ♦ AREA NOTIFIED T • (S00') ' 11111111 Ail"9 11.E �I/1■ . .►� U S. 4AAlIP4.� wANA r • �Illl, . .' ♦ FOR: Sophia Mekkers�� RE2S10CC• 100 200 1111,,' ' 2S03CD; 4100, 4200, 4300 4111 yr..= , (\Villftliiiianalpr� Gtr A Property owner information \`�\� �� is valid for 3 months from \ �� \\\ �` the date printed on this map. WHISTLERSr \ \�` ` �\\\\\\\\\\� v _ :mirsissi ft, FAIRVIEW Li. . err 41111 R.ti2.MI 141F-11410, rovir , . . vitirm 17 NI x --\w �a� � ROSE VIS A D- eAl I I'At I Q 211,0„,.. -' a 21NINNM 21saO a spume �:" 21121a«w 21ta21p1111 dij IP N _ 21.21,»21. 21,«»,21, ,Z11.1 >va 1IIEI �< 0 100 200 300 100 Feet r40 slsontaaa salaaatla R ' 2117Ya21N r=293 feet 1121 ■FMS . lagaiimai GAARDE ST 11l SW GAARDE ST GAARDE T City of Tigard Information on this map is for general location ony and J should be verified wilh the Development Services Division. SW AMES LANE f a 73125 sw HaN Blvd _ - Tigard,OR 97223 r F- (503)639-4171 r I I I I 1 w \ I j / 7 I , httpiwww.ci_tigard.or.ua Community Development Plot date:May 23,2003;C:Magic\MAGIC03.APR 2S 103CC-00500 2S 103C C-02100 ANDERSON JOHN D& BRIEN KENNETH G& KENT SUZANNE M AMACHER JUANITA 13825 SW 121ST AVE 12060 SW ROSE VISTA DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-00400 2S 103CB-04903 ANDERSON JOHN DEREK& BRIJESH REVOCABLE LIVING TRUST KENT SUZANNE BY BRIJESH ANAND TRUSTEE 13825 SW 121ST AVE 13613 SW 121ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-00403 2S 103CD-04800 ANDERSON JO DEREK& BROWN DAVID R&SANTINA KE SUZ E 11685 SW TERRACE TRAILS DR 13825 121ST AVE TIGARD,OR 97223 TI RD,0 97223 2S1 03C D-04900 2S 103CD-04400 ANDERSON STEVEN D BROWN MICHAEL J& 11695 SW TERRACE TRAILS DR RIES-BROWN JUNITA M TIGARD,OR 97223 13530 SW 121ST ST TIGARD,OR 97223 2S 103CB-05300 2S 103CC-00900 ARELLANO RUBEN& BRUMLEY SCOTT B&JANINE K CONDELEILANI 12045 SW ROSE VISTA DR 12175 SW HOLLWO LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-01000 2S 103C D-07900 BACON LEWIS J JOAN M BRUTCHER JACK L&MARTI E 12035 SW ROSE VISTA DR 13695 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03400 25103CD-05500 BARNEY MICHAEL E&JANET S BUCHANAN ROBERT C& 13968 SW AERIE DR MARTIN TAMERA J TIGARD,OR 97223 11640 SW TERRACE TRAILS DR TIGARD,OR 97223 2S 103C C-00402 2S 103CA-01001 BIANCHI BENNETT B&CAROLE P CALLAWAY KEVIN JOHN&LORI F 13500 SW PACIFIC HWY#500 13345 SW HOWARD DR PORTLAND,OR 97223 TIGARD,OR 97223 2S 103CB-10200 2S 103C B-05600 BINTLIFF STEPHEN J& CAPUA DEBRA S& RHONDA K PITTS GERALD R/VERNA J 13520 SW 122ND 12201 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 1030C-03300 2S103CD-04300 BRIDGES JOSEPH B&TRACI L CASA TERRA LLC 13972 SW AERIE DR 9600 SW OAK#230 TIGARD, OR 97223 PORTLAND,OR 97223 2S 103CB-05500 2S 103CC-00700 CASIAS DAVID J&LILIA M ERDT DONALD D DOROTHY P 12199 SW HOLLOW LN 13760 SW 121ST TIGARD,OR 97223 PORTLAND,OR 97223 2S 103CB-10800 2S 103CC-05200 CHRISTOPHER CLINT ALLEN&AMAND ERICKSON DAVIS A&SUSAN 12159 SW QUAIL CREEK LN 13615 SW 121ST AVE TIGARD, OR 97223 TIGARD,OR 97223 2S103CB-10100 2S103CD-07800 COMUNTZIS GLEN&POLLY ANN FORD FREDERIC C&MELISSA E 12220 SW QUAIL CREEK LN 11705 SW TERRACE TRAILS DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03200 2S 103CC-01300 CONSOLO JIM E&MARTHA L FRANCE JON E&KATHY K 13984 SW AERIE DR 11925 SW GAARDE ST TIGARD, OR 97224 TIGARD,OR 97223 2S103CD-07300 2S 103CB-10400 CORNELL WILLIAM M& GADBERY MICHAEL K&CATHY A HORNSHUH KAREN L 12192 SW QUAIL CREEK LN 13830 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-11400 2S 103CD-05800 CORONEL JOHN R GARNER LOREN G&PATRICIA A 13482 SW 122ND AVE 11630 SW FAIRVIEW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103C B-12000 2S 103CB-10900 DAUNG DAT V& GEGA BYRON J NHEP 12165 SW QUAIL CREEK LN 12190 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-05400 2S 103CA-01500 DEFRANG GARY R CAROLYN M GIBB JESSE L SHERON M 11650 SW TERRACE TRAILS DR 13380 SW HOWARD DRIVE TIGARD,OR 97223 TIGARD,OR 97223 25103CD-05100 2S 103CD-01800 DOLESE JOHN W GREEN DENNIS L AND 11680 SW TERRACE TRAILS KASHMIR CHRIS TIGARD,OR 97223 13785 SW FAIRVIEW CT TIGARD,OR 97223 2S 103CC-00600 23 103CD-07100 E'.`T DONALB D GROVER JERRY AND JUDY M DOR•• • - 13890 SW 118TH CT 13760 21ST TIGARD,OR 97223 TIARD,OR''7223 2S1 03C D-05200 2S 103CA-01600 HARGIS MARILYN L JOHNSON SIDNEY W&CHERYL R 11670 SW TERRACE TRAILS DR 13410 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97223 25103C D-08100 2S 103CD-07000 HARNAR NORMAN E&LEONA S KAMBERGER ANNE C 13755 SW 118TH CT 13930 SW 118TH COURT TIGARD, OR 97223 TIGARD,OR 97223 2S 103CC-03100 2S 103CD-05000 HART TRACY W&SIGRID A KAUFFMAN JEWEL D TRUST 13990 SW AERIE DR 11690 SW TERRACE TRAILS DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CA-02000 23 103CD-07400 HAWKINS CYNTHIA J KLETTKE RICK L&N RENEE TRS 13460 SW 121ST AVE 13800 SW 118TH CT TIGARD, OR 97223 TIGARD,OR 97223 2S 103CC-02000 2S 103CC-03500 HAZARD JOHN GERALD& KLUDT DOUGLAS L& DARLINE GROGAN CO-TRS SUZANNE RADOMSKI 12040 SW ROSE VISTA DR 13956 SW AERIE DR TIGARD, OR 97223 TIGARD,OR 97223 23103CD-01400 2S103CD-06000 HEYDLAUFF GLORIA J KOEHLER JAY 13715 SW FAIRVIEW CT 11670 SW FAIRWAY LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-01600 2S 103C8-10500 HOLT DARCI L&ROY S KRIEGEL JESS A&ROSEMARY A 13755 SW FAIRVIEW CT 12186 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-01100 2S 103C B-05400 HUFFMAN DAVID S& KRUSE DAVID E& CRYSTAL F DUTTON PAULINE D 12025 SW ROSE VISTA DR 12187 SW HOLLOW LN TIGARD, OR 97223 TIGARD,OR 97223 2S 103CD-08500 2S 103CD-01700 HUTSELL PHYLLIS J LANTZ ERIK V& 13925 SW 118TH CT COMBS-LANTZ SHERI L TIGARD,OR 97223 13775 SW FAIRVIEW CT TIGARD,OR 97223 2S103CD-06100 2S103CB-11500 IWANCHUK RUSSELL J LOPEZ NELSON J& 11710 SW FAIRVIEW LN WU SUSAN C TIGARD, OR 97223 13450 SW 122ND AVE TIGARD,OR 97223 2S 103CC-00200 2S 103CB-10700 MAPES L V JOYCE MULVEY KIM T&PATTY M 13730 SW 121ST 12162 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CA-00600 25103CD-04600 MAY WILLIAM A MURILLO JOSEPH J AND 13375 SW HOWARD DRIVE BARBARA L TIGARD,OR 97223 11635 SW TERRACE TRAILS TIGARD,OR 97223 2S 103CB-1 1900 2S 103CA-01400 MCGUIRE WAYNE B& NGUYEN BICH LIEN THI ELDIEN PATRICE T 13350 SW HOWARD DR 12202 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-09900 2S 103CB-10600 MCMANAMON COLLEEN M&KEVIN T ORAMI AHMAD&MARYAM 12276 SW QUAIL CREEL LN 12174 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-00800 2S 103CD-05900 MCPHERSON LORIN F/LAURA N OSBORN CYNTHIA B AND DONALD L 12055 SW ROSE VISTA DR 11640 SW FAIRVIEW LN TIGARD, OR 97223 TIGARD,OR 97223 23 103CB-12300 2S 103CB-12200 MCQUILKIN ROGER W PACHOLL DIANNA F& 12160 SW HOLLOW LN PACHOLL RICHARD L TIGARD,OR 97223 12176 SW HOLLOW LN TIGARD,OR 97224 2S1 03C B-10000 2S 103CC-02400 MERCER STEPHEN J&RUTH PALEN ROBERT L& 12252 SW QUAIL CREEK LN DENISE A TIGARD, OR 97223 13910 SW 121ST AVE TIGARD,OR 97223 25 103CB-12100 2S 103CA-04100 MITCHELL DENNIS J &SUSANA DEOC PENDLEY MARK A 12182 SW HOLLOW LN 11625 SW TERRACE TRAIL DR TIGARD, OR 97223 TIGARD,OR 97223 2S 103C C-01800 2S 103CD-05300 MORGAN MICHAEL JOHN& PETERSEN DALE STEVEN&TRACY A KATHERINE GRACE 11660 SW TERRACE TRAIL DR 12000 SW ROSE VISTA DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103C B-1 1300 2S103CB-11200 MORI WAYNE H&DONNA S PETERSON MICHAEL D& 12213 SW QUAIL CREEK LN PEGGY SUE TIGARD,OR 97223 12197 SW QUAIL CREEK LN TIGARD,OR 97223 2S 103CA-00603 2S1 03C B-12600 PETITT THOMAS J QUA . HOLLOW- GARD LLC 13400 SW 121ST AVE BY DIC •. •LL TIGARD, OR 97223 QUAIL H• :W-EAST HOMEOWNERS ASSOC 1568 W 116 AVE#311 K ■G CITY,OR 97224 2S 103CB-11100 2S 103CB-12500 PHAM RICHARD L& Q '.IL HOLLOW- GARD LLC DOUANGCHIT CHIEP BY D . PA -OLL 12189 SW QUAIL CK QUAIL in LOW-EAST HOMEOWNERS ASSOC TIGARD, OR 97223 156;. SW -6TH AVE#311 I G CITY,OR 97224 2S1 03C C-01400 2S 103CB-10300 PICKELL HELEN C RATH DONALD& 10475 SW KABLE ST COCHRAN BONNY E TIGARD,OR 97224 12212 SW QUAIL CREEK LN TIGARD,OR 97224 2S 103CC-00100 2S 103CC-02200 POPENEY DOROTHY TR ROLL WAYNE J DEMETRA T 13660 SW 121ST AVE 13830 SW 121ST ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103CD-03800 2S 103CD-07700 PORTER HERMAN RONE CLIFFORD G AND 11875 SW GAARDE ST CHARMINE L TIGARD, OR 97224 11715 SW TERRACE TRAILS DR TIGARD,OR 97223 2S103CA-01300 25103CB-05700 PURKEY MICHAEL R& SCHAEFER CHRISTOPHER J& BRENDA L KATHLEEN M 13320 SW HOWARD DRIVE 12213 SW HOLLOW LN TIGARD, OR 97223 TIGARD,OR 97223 2 103CD-08600 2S 103CD-08000 QU ORPORATION THE SCHIEBOLD HANS&SHARON R HA RN BUSINESS CENTER 13705 SW 118TH CT TIGARD,OR 97223 S 103CD-08700 2S1 03C D-07500 Q D CORPORATION THE SCOLES HARRY C&BARBARA HA ORN BUSINESS CENTER 13750 SW 118TH CT 0 TIGARD,OR 97223 2S 103C B-12800 2S 103CD-04700 QUAIL HOLLOW-TIGARD LLC SEDGWICK WAYNE L BY DICK PACHOLL 11645 SW TERRACE TRAIL DR QUAIL HOLLOW-EAST HOMEOWNERS ASSOC TIGARD,OR 97223 15685 SW 116TH AVE#311 KING CITY,OR 97224 25103CB-12700 2S 103CB-05200 Q . L HOLLOW- ARD LLC SHELLEY JOHN C&MEE Y BY DI• PAC- •LL 12163 SW HOLLOW LN QUAIL H . OW-EAST HOMEOWNERS ASSOC TIGARD,OR 97223 1568 W .TH AVE#311 KI-G CITY,O' • 224 2S 103CD-04401 2S 103CD-08200 SIEG GARY&JULIE A SWANK GERALD W AND 11675 SW TERRACE TRAILS CLARICE J TIGARD,OR 97223 13805 SW 118TH COURT TIGARD,OR 97223 2S 103CC-01200 2S 103CA-01700 SMITH GENE F MARY E SWOPES BRET AND LINDA S 12015 SW ROSE VISTA DR 13440 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97224 2S 103CC-01500 2 103CD-05700 SMITH HOPE Y&WILLIAM H TIG D CI OF 12005 SW ROSE VISTA 13125 HALL TIGARD,OR 97223 T D, 97223 2S103C6-11800 103CD-07 0 SMITH SHAWN TI R ITY OF 12218 SW HOLLOW LN 13 W HALL TIGARD, OR 97223 GARD, R 97223 2S103CD-01300 2S103CD-08 0 SPANG ADAM T& T AR ITY OF SPANG JESSICA I 131 SW HALL 13705 SW FAIRVIEW CT GAR ,OR 97223 TIGARD, OR 97223 2S1 03CD-03600 2S 103CB-11000 SPENCER PHILLIP C&LORINDA C TRAN LAN A 11765 SW GAARDE 12177 SW QUAIL CREEK LN TIGARD, OR 97224 TIGARD,OR 97223 2S 103CD-04100 2S 103CB-11700 SPENCER STEVEN W AND MARVIS J TRESTIK STEVEN W& 13620 SW 121ST AVE TRESTIK JILL M TIGARD,OR 97223 13402 SW 122ND AVE TIGARD,OR 97224 2S 103CD-07600 2S 103CA-01800 STEWART WILLIAM R AND LORENA R TUCKER ANTHONY K AND 13700 SW 118TH CT JOYCE E TIGARD,OR 97223 13470 SW HOWARD DR TIGARD,OR 97223 2S 103CC-05300 2S 103CD-03500 STOTLER JOHN A&CAROL L TURNBULL VENITIA M TRUSTEE 13617 SW 121ST AVE 11735 SW GAARDE TIGARD,OR 97223 TIGARD,OR 97224 2S 103CC-02300 23 103CD-04500 SUMMERS JOSEPH RAMSEY&BEVERLE ULLRICH RICHARD L 13870 SW 121ST AVE SHARON L PORTLAND,OR 97223 13500 SW 121ST AVE TIGARD,OR 97223 2S103CD-04200 2S1 3CC-09100 ' VELONI RONALD R VEN E PERTIES INC 13590 SW 121ST 4230 WOOD ST STE 100 TIGARD,OR 97223 OSW 0,OR 97035 2S103CC-08200 2S1.3CC-08301 VENTURE PROPERTIES INC VEN R --OPERTIES INC 4230 GALEWOOD ST STE 100 4230 !• EWOOD ST STE 100 LAKE OSWEGO,OR 97035 • E OS 0,OR 97035 2S103CC-09200 2S103CC-08800 VE REP RTIES INC VEN OPERTIES INC 4230 G OOD ST STE 100 4230 WOOD ST STE 100 OSWE ,OR 97035 E OSW ,OR 97035 2S 3CC-09600 2 '3CC-08401 VEN RE PERTIES INC VEN R -ROPERTIES INC 4230 WOOD ST STE 100 4230 e• EWOOD ST STE 100 E OSW ,OR 97035 - 'E OS 0,OR 97035 2S 03CC-10800 2S1 3CC-08500 VEN OPERTIES INC VEN R ROPERTIES INC 423 A WOOD ST STE 100 4230 WOOD ST STE 100 KE OSW ,OR 97035 E OS GO,OR 97035 2S103CC-09.4• 2S1 C-08600 ' VE ' ;—ROPERTIES INC VENTU OPERTIES INC 4231 AL- • OOD ST STE 100 4230 LE OD ST STE 100 ••KE OSWEG•,OR 97035 OSWEG ,OR 97035 2 03CC-09 1• 2S103CC-087 0 VEN •' PROPERTIES INC TU ROPERTIES INC 4230 ALE ':•D ST STE 100 423 WOOD ST STE 100 KE OSWEGO,OR 97035 E OS ,OR 97035 2 103CC-0900 2 103CC-0810 VE UR ROPERTIES INC VE UR ROPERTIES INC 4230 OOD ST STE 100 423 LEWOOD ST STE 100 E OSWE 0,OR 97035 E OS GO,OR 97035 2 103CC-1000 • 2Si• CC-1070'. VE U ROPERTIES INC VEN .R 'ROPERTIES INC 423 WOOD ST STE 100 4230 ■ EWOOD ST STE 100 E OS 0,OR 97035 • E OS i GO,OR 97035 2S '3CC-08'•, 2S1' C-11 I I ' VEN •;- PROPERTIES INC VENT -ROPERTIES INC 423s A• WOOD ST STE 100 423e AL- OOD ST STE 100 KE OS -GO,OR 97035 •KE OSWE k 0,OR 97035 2S103CC-10400 2S103CC-10 VE URE P PERTIES INC V UR ROPERTIES INC 4230 G 0 ST STE 100 4230 EWOOD ST STE 100 OSWEGO,OR 97035 E OS 0,OR 97035 2S 103CC-10 2S 103CC-1010 TU PROPERTIES INC VE RE OPERTIES INC 423 WOOD ST STE 100 4230 G OOD ST STE 100 LAKE OSWE O,OR 97035 LA OSWEG ,OR 97035 2S103CC-1050 2S103CC-0970 VE R OPERTIES INC VE• R ROPERTIES INC 4230 OOD ST STE 100 4230 WOOD ST STE 100 OSWE ,OR 97035 OSW ,OR 97035 2S103CC-11400 2S103CC-098 VEN- R OPERTIES INC VEN OPERTIES INC 4230 L OOD ST STE 100 4230 L OOD ST STE 100 E OSWEG OR 97035 E OSWE 0,OR 97035 2S103CC-10600^ 2S103CC-11 .•• VE URE OPERTIES INC VEN •? PROPERTIES INC 4230 WOOD ST STE 100 4230 AL OOD ST STE 100 E OS 0,OR 97035 •KE OSWE c O,OR 97035 2S C-09500 2S103C0-01500 L.VENT R OPERTIES INC WEBER MICHAEL J&ROBERTA K 4230 OOD ST STE 100 13735 SW FAIRVIEW CT E OSWE OR 97035 TIGARD,OR 97223 2S103CC-10200' 2S103CA-00601 VE TURE OPERTIES INC WEEKS JACK A ELIZABETH E 4230 EWOOD ST STE 100 13465 SW HOWARD DR E OS 0,OR 97035 TIGARD,OR 97223 2S103CC-09.1• 2S103C0-05600 VEN - ;- •ROPERTIES INC WEYRAUGH WILLIAM M& 4231 AL. OOD ST STE 100 DUNKLE-WEYRAUCH CONNIE •KE OSWE c•,OR 97035 11630 SW HARRIS TRAILS DR TIGARD,OR 97223 2S103CC-1110 2S103CA-01900 VEN ROPERTIES INC WILLIAMS PETER ERNEST 423 AL WOOD ST STE 100 AND JEAN KE OSW 0,OR 97035 13430 SW 121ST TIGARD,OR 97223 25103► -11400 2S103CB-11600 VENTU'. PROPERTIES INC WILLIAMS RANDAL K&CAMERON E 4230 =AL- OOD ST STE 100 13434 SW 122ND • E OSW- 0,OR 97035 TIGARD,OR 97223 2S 103CC-01900 WISER KENT C&BRENDA D 12020 SW ROSE VISTA DR TIGARD,OR 97223 2S 103CD-08300 ZIBOLSKI ARTHUR N& JOYCE E 13260 SW ASH DR TIGARD,OR 97223 2S 103CC-01700 ZIMMERMAN LIN A KATHERINE L 11990 SW ROSE VISTA DR TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 CITY OF TIGARD - CENTRAL (IT SUBCOMMITTEE (i:lcurpinlsetupllabels\CIT Central.doc) UPDATED: November 27, 2002 May . 22 . 2003 4: 26PM No . 3386 P . 1 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 3 l2S SW HALL BOULEVARD CITY Of TIGARD TIGARD, OREGON 97223 community<De ilopment Shaping (Utter Community PHONE- 503-639-4111 FAX: 503-684-7291 (Attn: Patty/Planning) RigOUNT POR a PROPERTY 0 NER MAI1IU17 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: • 25103 too ' Qaoo 261030- D 4100, 42cc 4 4300 INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: <3 (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: El PHONE: 0 • _- op 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 Care' 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,multi.1 the cost to print one set of labels b the number of sets -•nested. EXAMPLE COST FOR THIS REQUEST 4 sheets of labels x$2/sheet=§8.00 x 2 sets= $16.00 sheet(s)of labels x$2/sheet=$ / ' x 1 sets = 55/ 2 sheets of labels x$2/sheet for CIT area x 2 sets= $ 4.00 sheet(s)of labels x$2/sheet for CIT area= $ x sets= 4 GENERATE LIST $11.00 J GENERATE LIST =MX TOTAL =$31.00 �l v�` TOTAL _$ . C f I A CITY OF TIGARD 5/27/2003 13125 SW Hall Blvd. 4:0 1:l OPM ��;�� Tigard,Oregon 97223 x!11- (503) 639-4171 Receipt #: 27200300000000002159 Date: 05/27/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MISC Miscellaneous Fees&Charges-69.0000 @$1.0000 100-0000-451000 69.00 Line Item Total: $69.00 Payments: Method Payer User ID Acct/Check Approval No. How Received Amount Paid Check AEI KJP 27074 In Person 69.00 Payment Total: $69.00 A�r BANNER BANK 27 07 4 HP.1 LAKE OSWEGO.OR PLAZA WEST,SUITE 230 9600 SW OAK PORTLAND,OREGON 97223 (503)452-8003 Pay: Sixty-nine dollars and no cents DATE CHECK NO. AMOUNT May 27, 2003 27074 $********69 . 00** PAY atl CITY OF TIGARD " TO THE ORDER 1312 5 SW HALL BLVD OF TIGARD, OR 97223 tC. Q n..,... 1 „C 1 cReceint.mt APPLICANT MATERIALS yL..f °ors.-,a,.•_ ,, •, , . w Prairie Skies - A 29-Lot Single Family Residential Subdivision Tax Map: 25103CC, Lots100 a 200 Tax Map: 2S103CD, Lots 4100, 4200 Et 4300 Applicant: Alpha Engineering,Inc. Al Jeck 9600 SW Oak Street, Suite 230 Portland, OR 97223 503.452.8003 Applicant's Representative: Alpha Engineering, Inc. Matthew L. Sprague (Project Manager) 9600 SW Oak Street, Suite 230 Portland, OR 97223 503.452.8003 �y j� PRE-APP.HEW BY: 44- 1'31'25;5W H U B ,' � ,' fc, 1 223 8i89r • � J (:ITY OF TIGARD .S OREGON t� 'f1'1�1{�� + 1 ! t A �!,�� DS �f ' rI ' .�. • ,.. Ana ...,a. ..:.; _: ...... File#;tt Other.base#r ow Date .13)5)03 13;y 4 _v Receipt:# 15.6 dppllbation con 'p Ietel TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance (I or II) , ❑ Minor Land Partition (II) OSubdivision (II or III) ❑ Comprehensive Plan Amendment (IV) ❑ Minor Modification (I) ❑Zone Change (III) ❑ Conditional Use (III) ❑ Planned Development(III) ❑Zone Change Annexation (IV) ❑ Historic Overlay (II or III) ❑ Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment(IV) ❑ Home Occupation (I or II) ❑ Site Development Review(II) ❑ Miscellaneous (I)- (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCA I ION WHERE PROPOSED AC I IVI FY WILL OCCUR(Address if available) 13b2O + 13 Coo 4 (3730 4- 13590 4 I35-(o ( s--12 1 AX MAP& i AX LO I NUS. J I D 3 CCd (GO 26b , S ( 0 3 C D Lois q I ob q 7.do -(- 36a TO I AL STI E SIZE ZONING CLASSIFIGAI ION 7. n a.c R y •S APPLICANT* t • Ad CL C- I ✓11 .e—r- gtq t _TllC, •• `"((DOD StZ Occic. 5�- �2cp (--(N nd / O)2 °t7 zz 3 PHONE NO. FAX 5D3_ 450 gCO3 5D5- ((5c TV-13 PRIMARY CON IAC I PERSON PHONE NO. t-- A 4+ cpr a l 1j o 3 - - 3 PROPER FY OWNER/DEED-HOLDER(Attach list if more than one) Sec -4-ac, , e ce I 1 s 1- . - MAILING ADDRESS/CITY/STAI E/ZIP 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. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY (Please be specific) L 1 WL Q-,p ((Cfr prop05e O Z9 IDI- 55U.�)d lU is fay) � r5 '�.7C/Sh,-q (c cts d eit.h d ed cal ve-- APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. • SW 121'Avenue Property 4 Casa W hers/Deed iloider . Clackamas,O' Box Tetra, LC s��a order of stye 82 et address MaP 2S1 OC� 97015 ) Ronald , �Lot 4300 13S9p VelOni 19Avenue T Tigard, 01? 97223 2S1 O3C� Tax Lot 4200 Steven 13620 and M 'is 1362 SW 121n Avenue Map 2S1 OR 97223 enue Dorothy , T�Lot 41O0 13660 POPeney Tigard W 121 stA Map 2510 0223 venue Tax Lot 100 33asaPes 1373 W 121stAv Map 2510c�223 Avenue Tax Lot 2O0 41,) e THE APPLICANT SHALL CERTIFY THAT: 6-- LL—C, 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. LL�. Gt --- f f-e- I 4)03 Owner' Sig ature l 1 t itafi 'r-‘-1Ctt— Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date • THE APPeS LICANT SHALL CERTIFY THAT: fz 1 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. Owner' Signature Datfrre Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date 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. I/lit etZ 1//:— A -3 -0.5 Owners Sig ature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date . • Pe-rl.cer 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. 4dle -2 -,;. - , 3 a wner's Signat Date /ice Ar- = - ` • ./_• t �--<- ol-a (3— 3 Owner's Signature /w Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date f7o(2o4 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. V -/ - �' Owner's Si 9 natu Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD 3/5/2003 13125 SW Hall Blvd. 10:59:26AM A; Tigard,Oregon 97223 44- "IL (503) 63 9-4 17 1 Receipt #: 27200300000000000849 Date: 03/05/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2003-00004 [LANDUS]SUB PRELIM PLAT 100-0000-438000 5,510.00 Line Item Total: $5,510.00 Payments: Method Payer User ID Acct/Check Approval No. How Received Amount Paid Check CASA TERRA LLLC CAC 5252 In Person 5,510.00 Payment Total: $5,510.00 5252 CASA TERRA LLC P O BOX 1082 r CLACKAMAS,OREGON 97015 Feb. 18, 2003 DATE , PP,Y • -01DER OF City of Tigard I $ 5,510.00-___ _ ***Five Thousand Five Hundred Ten and No/100**** DOLLARS @ 1" • (bank. 1. 0.673-3555 • ( usbenk.corn C■ 6/1 Y FoR 121st / application fee h► ns Page 1 of 1 cReceipt.rpt OwnerJu'p Tviforrv'io±ion 1101 Chicago Title Ire .rance Company Oy� _ D 2 PRELIMINARY TITLE REPORT November 13, 2002 NOV 1 4 2002 To: Chicago Title Insurance Co. pV. Order No: 25_°�95 10001 SE Sunnyside Rd. #110 ./6212.4/ ` Escrow No: 4500-45637-'1'w Clackamas, OR 97015 �7 Ref: Mapes 'M Alpha Engineer Attention: Tammy Weaver Phone No: 503-794-5860 Standard Owners Coverage $ 458, 000.00 Premium $1,266 . 00 Service Fee $ 50.00 We are prepared to issue a title insurance policy in ALTA (1992) form and amount shown above insuring the title to the property described herein. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued, and the full premium therefore paid. Vestee: L.V. MAPES and JOYCE MAPES, as tenants by the entirety Dated as of: November 4, 2002 at 8 :00 A.M. Subject to the exceptions, exclusions, conditions and stipulations which are part of said policy, and to exceptions as shown herein. CHICAGO TITLE INSURANCE COMPANY OF OREGON By .. Tony Schadle Title Officer 10001 S.E. Sunnyside Road Clackamas, OR 97015 phone 503-653-7300 fax 503-653-7763 QUESTIONS CONCERNING THE CLOSING OF THIS TRANSACTION SHOULD BE DIRECTED TO YOUR ?OW OFFICER, Tammy Weaver, at phone 503-794-5860 and fax number 503-353-1468. Order No: 255495 DESCRIPTION (Continued) GENERAL EXCEPTIONS (Standard Coverage Policies only) 1. a. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2 . a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3 . Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 4. a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; c. Water rights, claims or title to water; whether or not the matters excepted under (a) , (b) , or (c) are shown by the public records. 5. Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. Order No: 255495 SPECIAL EXCEPTIONS 6. Taxes for the fiscal year 2002-2003; Amount: $3,435.62, plus interest unpaid Levy Code: 023-74 Account No. : R475523 Map No. : 2S13CC Tax Lot No. : 00200 7. Taxes, including the current fiscal year, have been • -nder the provisions of ORS 311.666 to ORS 311.700 and are subject . future col ecti• as provided therein. 8 . Notice of Tax Lien for T w Deferred Properties for real property taxes, plus interest, in favor of the-Uregon Deparcren o Revenue. Recorded: January 5, 2001 Recorder' s Fee No. : 2001-001206 Department of Revenue Account No. : 15304-26124 Lien Amount: $22,237.00 9. The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. 10. City liens, if any, of the City of Tigard. (An inquiry has been directed to the City Clerk concerning the status of said liens and a report will follow if such liens are found.) 11. The rights of the public in and to that portion of the premises herein described lying within the limits of SW 121st Avenue. NOTE: Property address is identified as: 13730 Sw 121st Avenue Tigard, Oregon 97223 NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of $1.00 per $1, 000.00 or fraction thereof of stated consideration. NOTE: We find no judgments or United States Internal Revenue liens against: Palmer & Associated, Inc. , an Oregon corporation or their assumed business name Alpha Engineering, Inc. END OF REP .RT cc: Alpha Engineering, Inc. Joyce Mapes TS/cd November 13, 2002 Order No: 255495 LEGAL DESCRIPTION The South one-half of the following described tract, to wit: Starting at the quarter corner between Sections 3 and 10, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, thence from said quarter corner South 89°35' West 1808.36 feet along the Section line between said Sections 3 and 10, to an iron pipe in angle of road; thence North O1°01' East 660 feet, along the center line of County Road No. 411 (Christensen Road) to an iron pipe; and the true point of beginning; thence North 01°01' East, along the center line of said road, 18.65 feet, to a point; thence North 29°26' East 277.11 feet, along the center line of said road, to a point at the Southwest corner of that certain tract conveyed to Arthur W. Carlson, et ux, by Deed recorded in Book 370, Page 553; thence North 89°35' East, along the South line of said Carlson Tract, 677 feet (676 deed) to an iron pipe; thence South 30°23' West along the East line of the prolongation thereof of that tract conveyed to Charles S. Howard by Deed recorded in Book 146, Page 96, a distance of 301.52 feet to an iron pipe; thence South 89°35' West 660 feet to the true point of beginning. Said South one-half being determined by a line drawn equadistant between and parallel with the Northerly and Southerly lines of said tract. `.� S, ♦> ;.48 AC < 4400 /<' ;. ,<' `i /``% 18 < .Y v S. P `? '`< S; .44•AC's' �^�„\E?j'�BB/ `>,♦/S.• I S7�Z vJ •`. '�`;, `.4 ��^ `_/(cS e, 84F' `,<' 9/••`ti' •,,e` >;• fg6FME / a6' 1 'r`�' �' ;> . .• '' 17'x; < 41 5200 ?p,.. .y, .^,/ -` S8&1OE <3S:e�'`, ♦♦.t/ ^ of o� 0 : ,).' %. >�, •/`� r `^ . I .80 AC Ics 9,282) ^� r' - ^• v`;<' `<, �� istaiob,,'s� T , `1' • W ICS 21,8441 ry b� ` I300, ' , /Ss n • 193.36 y ^°�• >' ', `si s�' 01'p,< <' ▪< ' ,s. s', `y' ,1.va Ad u°, 583. b ^` ,♦ ` ' 02 bo"' 00.E O ^n R /▪ "' `•, , . ,(, ,,,•:. `/ y-033.90yv, • s ' `.... • /• �n 5300 b° �y=�``' • - '' `y� >��Y• 47 AC •^ti V0,' .<'' %<,.♦` • ` .< S• // S”6.21"31)„.e .00 E,/ . `•/ ♦` '' `,< <. •• >' • A.• 0b' ,.., •.r` `<' `< 5 • 44104^. `♦ _< )5 �1' �.< ♦.<,• ----- �r ''1`.. 'Q.A.EAS'T,` Y/...cr.'s,/V`�/'� ~• 'W.1 A6''.ss S,%� ^ ' • , .'; •.,;'`` ``�. Y/ •A 129.19 - • �,� �, _ ].� /-t-'�-7-� �$ • • • • , W 6`.3• r 0 00 100 pry. '. ?`1' 1.89 AC °7^`' �p,•'- 673.10 - f ," ,, (CS 12,233) 200 1.92 AC ;'÷,,,c, by 0• 389-35W 1808.39& N01-01E 880'FROM THE < >`>: S1/4 CORNER OF SECTION 3,T28.R1 W. SOS-35W ' • --r \\\ (180.00 ,. , } 10:' ;: ,• ' \^ 600 ° 700 n m ::"(F:ms116gpsi::::,1'• ::::\'::;(1: . E 4 m� > /4, 138.28 143.00 91.07 46.sf '� `100.7?', Z )0 • ,. s, " YN• .a SSW ROSE \VIST 1000 "• ' ° �0;a ,-<, ai.'e„b 136.80 113.00 92.38 .'121• '„ .•/ 7, c b< � 00 " „•1.25 , '< O� g 2200 S 2100( S 2000 132.57 <,3'��• ;1�~ C • Is co ° 17 ° 16 a 15 A V 160.7(1 tfkl IC. e 143.00 I1Q.00/\5') lsao 14 2J ',, 1800 n ,,f ri- ry CHICAGO TI TL E This plat is for your aid in locating your land with reference to streets and other parcels. While this plat is believed to be correct, the company assumes no liability for any loss occurring by reason of reliance thereon. Map No. 2S103CC 00200 CHICAGO TITLE INSURANCE COMPANY ■ (3 10001 S.E.SUNNYSIDE ROAD CLACKAMAS,OREGON 97016 t41 A• .015 te •I 2•.5 _ 03i %D.2 STATE Or jREOON f3$ County of Washington meet •.��; •O*1-•.• , that Cie&for,`. �. �, . at n0 ' ,%'�.'N w.,-?,"t+`+�Nt.:' .!.• 11' saki• county •C.�;1�a ►i'L. # ;may: irl'. ., . \ -- .•Ni..:.. .....-149t on i;`w:+- a non.Ex- •Doc : 2001001206 Inv : 9314 107.00 01/05/2001 03:46:43pr / -- 5 I . . . . • • . . .. After recording,return to: Senior Citizen a Deferral Unit Oregon Department of Revenue 966 Center Street NE Salem OR 97310 al> 110 t 2' NOTICE OF TAX-DEFERRED PROPERTIES PAGE 1 Pursuant to ORS 311.666 to 311.696 or ORS 311.679, the Oregon Department of Revenue hereby files its Notice of Tax-Deferred Properties. The Oregon Department of Revenue has a lien as of July 1 of the tax year of initial deferral or on July 1, 1990, whichever is applicable, the lien amount being the estimated deferred taxes, interest thereon and any fees paid in connection with the lien recording, release or satisfaction against the following described tax-deferred properties situated in the County of Washington 1 Revenue Account Assessor's Lien Other Name of Person Number Account Number Amount Description of Property Deferring Taxes 14263-95707 R196594 15,228 TAX LOT IS-1-22CA-03300 BLACK,JACK W 490 79 6 1 BEING LOT 1 BLK 6 BLACK.,LOIS N ! CHESMOOR ADD 10732-39476 R82458 12,054 TAX LOT 1S-O1-12AD-02400 — BURTON.WINFIELD W 490 80 6 1 BEING DEED 1979 #79006333 .18 ACRE 89459-04043 R562288 10,000 TAX LOT 2S-02-02 -00100 CRON,ERMA E 490 83 6 1 BEING DEED 1939 184/497 1.89 ACRES 88810-62722 R429085 10.000 TL 1S-03-0608-07100 DEES,LOUISA MAY 490 88 6 1 BEING LOT 3 BLK I SMITHS ADD 10821-86668 R740247 13,827 TAX LOT 1N-03-25D -03100 DULING,I F 490 80 6 1 BEING LOT 6 BLK 7 DULING,CORNELIA E HILLSBORO GARDEN TRACTS ADD 11204-57189 R9993 22.732 TAX LOT 1S-01-0388-01400 EBY,HAZEL A 490 79 6 1 BEING 2.52 ACRES DEED 1959 423/489 84928-58802 R471661 18,635 TAX LOT 2S-1-38A-00114 EEFSEN,MARIE P 490 82 6 1 BEING LOT 14 LERON HEIGHTS ADO 88758-73354 R129907 10,322 TAX LOT 15-C1-16C8-00206 ENNIS,LEONA M 490 83 6 1 BEING LOT 3 BLK I WESTBROOK NO I ADD • • MIMMEIMIMINIO11111111111111111.011mirmm. 111111.111111111 Attar recording,return to Senior Citizen's Deferral Urut Oregon Department of Revenue 968 Center Street NE Salem OR 97310 NOTICE OF TAX-DEFERRED PROPERTIES sconswiart PAGE 2 Pursuant to ORS 311.666 to 311.696 or ORS 311.679, the Oregon Department of Revenue hereby files its Notice of Tax-Deferred Properties. The Oregon Department of Revenue has a lien as of July 1 of the tax year of initial deferral or on July 1, 1990, whichever is applicable, the lien amount being the estimated deferred taxes, interest thereon and any fees paid in connection with the lien recording, release or satisfaction against the following described tax-deferred properties situated in the County of Washington Revenue Account Assessor's Lien Other Name of Person Number Account Number Amount Description of Property Deferring Taxes 12388-40837 R359560 10,000 LOT I36 JOHNSON ESTATE AWN TO GLOVER,ROBERT W 490 93 6 1 BEAVERTON-REEDVILLE ACREAGE CONT .80 ACRE DEED 1945 BK/PG 247-619 13773-43558 R87934 22.145 TAX LOT 1S-0I-I2CC-03700 GONZALES,ERALIA V 490 80 6 1 BEING LOT 17 BLK 7 MULTNOMAH CLUB ADOT 42 =:35-64417 R130325 10,253 TAX LOT 1S-01-1608-00249 HAGAN,THELMA 0 490 82 6 1 BEING LOT 46 • WESTBROOK #2 ADD 10861-88833 R254753 16,920 TAX LOT 1S-1-28DC-02100 HAMPTON,HARRY 8 490 79 6 1 BEING LOT 58 FOREST GLEN ADD #1 12299-64126 R5O5073 13,796 TAX LOT 25-01-11CC-04300 HANSEN,ELSA M 490 84 6 1 BEING LOT 66 SUNMERFIELD ADD 11824-70553 R525453 10,100 TAX LOT 25-01-16AD-11200 HOSFORD,GWENDOLYN R 490 80 6 1 BEING LOT 8 BLX 20 KING CITY ADD NO 13 11397-61503 R2O1748 11.524 TAX LOT IS-1-22D8-02301 LABBE,JOHN T 490 79 6 1 BEING DEED 1970 796-452 .16 ACRE 88239-69599 R30736 11,542 TAX LOT 1S-0I-040A-07500 LAMB,VENITA W 490 80 6 1 BEING LOT 11 BLK 77 CEDAR HILLS ADD PLAT NO 23 I ■ • f 3 i I I i Attar r oordtas,return to Senior Citun's Deferral Unit Oregon Department of Revenue 858 Center Street NE Salem OR 97310 NOTICE OF TAX-DEFERRED PROPERTIES >fiR PAGE 3 Pursuant to ORS 311666 to 311.696 or ORS 311.679, the Oregon Department of Revenue hereby files its Notice of Tax-Deferred Properties. The Oregon Department of Revenue has a lien as of July 1 of the tax year of initial deferral or on July 1, 1990, whichever is applicable, the lien amount being the estimated deferred taxes, interest thereon and any fees paid in connection with the lien recording, release or satisfaction against the following described tax-deferred properties situated in the County of Washington Revenue Account Assessor's Lien Other Name of Person Number Account Number Amount Description of Property Deferring Taxes 14253-57805 R108760 18,520 TAX LOT 1S-O1-14CA-05900 LEASE,CECILIA F 490 81 6 1 BEING LOT 6 BLK 3 ROYAL WOODLANDS #3 ADO 15304-26124 R475523 22,237 TAX LOT 25-01-03CC-00200 BEING MAPES,JOYCE F 490 82 6 1 DEED 1949 294-279 1.88 ACRES 13758-43663 R173877 10,568 TAX LOT 1S-01-21AB-17800 MASON,JESSE V SR DECD 490 81 6 1 BEING LOT 124 MASON.CORNELIA H MT VERNON TOWNHOUSES ADD DEED 1980 1760 15757-06944 R496724 10,043 TAX LOT 2S-01-10CD-01900 MCKIMENS.JUAMITA ELOISE 490 80 6 1 BEING LOT 18 BLK 4 KING CITY ADD #2 15366-38316 R122389 10,000 PT OF LOT 16 .22 ACRE NOORE.ANHIE 490 94 6 1 CLEMENTS SUBDIVISION ADD DEED 1945 BK/PG 1245-0505 13788-15159 R10632 13,708 TAX LOT 1S-O1-03BC-05500 NEWELL,AMN I 490 80 6 1 BEING LOT 17 BLK 25 CEDAR HILLS ADD #5 86359-51377 R213726 18.137 TAX LOT 1S-1-24AA-06900 PEARLMAN.ANNE 490 79 6 1 BEING LOT 23 TIMBERRIDGE ADD 89231-12141 R71148 13.385 TAX LOT 1S-O1-118A-09300 PENDLETON,EVA G 490 80 6 1 BEING LOT 22 BLK 38 CEDAR HILLS ADD /4 . . After recording,return to: , Senior Citizen's Deferral Unit Oregon Department of Revenue 9S8 Canter Street NE Salem OR 97910 I id> NOTICE OF TAX-DEFERRED PROPERTIES PAGE 4 Pursuant to ORS 311.666 to 311.696 or ORS 311.679, the Oregon Department of Revenue hereby files its Notice of Tax-Deferred Properties. The Oregon Department of Revenue has a lien as of July 1 of the tax year of initial deferral or on July 1, 1990, whichever is applicable, the lien amount being the estimated deferred taxis, interest thereon and any fees paid in connection with the lien recording, release or satisfaction against i.ne following described tax-deferred properties situated in the County of Washington Revenue Account Assessor's Lien Other Name of Person Number Account Number Amount Description of Property Deferring Taxes . 88802-76201 R67858 21,751 TAX LOT 1S-01-11AR-01700 PUCKETT,VERA M 490 80 6 1 BEING LOT 2 BLX 25 VISTA HILLS ADO l8 86342-01688 R105834 12.044 TAX LOT 1S-01-146A-03401 — RAULE,OLIVE ELAINE 490 83 6 1 BEING PT OF LOT 1 WOODLAND ACRES ADD DEED 1970 783/978 88890-13715 R31094 15.316 TL 1S-01-04DA-09718 SCHMID,RUTH 490 N 6 1 BEING LOT 25 BLK 81 CEDAR HILLS #27 ADD 89455-65259 R10062 13,818 TAX LOT 1S-O1-03BC-00400 STEINBERGER,FRANCENE M 490 83 6 1 BEING LOT 8 BELVIDERE f2 ADD 85805-66479 R203050 20,099 TAX LOT 1S-1-23AB-00900 SYRING.RICHARD H 490 79 6 1 BEING LOT 9 ARROW W00D ADD 89369-49761 R137943 15.753 TAX LOT 15-01-1600-06902 THONAS,FLOYD N 490 82 6 1 BEING LOT 2 TARALYNN VILLA ADD THOMAS.BERNICE RATED THIS 29 DAY OF DECEMBER, 2000 OREGON DEPARTMENT OF REVENUE ..g. Tr •r• '14 .. . t•s• ••/• I• PROPERTY TAX DIVISION PAGE 4 OF 4 ® Chicago Title IL .rance Company a PRELIMINARY TITLE REPORT November 12, 2002 N 0 V 1 4 2002 To: Chicago Title Insurance Co. Order No: 255i:y7 10001 SE Sunnyside Rd. #110 Escrow No: 4500-45572-TW Clackamas, OR 97015 Ref: Veloni/Alpha Engineering Attention: Tammy Weaver Phone No: 503-794-5860 Standard Owners Coverage $ 235, 000.00 Premium $ 787.50 Service Fee $ 50.00 We are prepared to issue a title insurance policy in ALTA (1992) form and amount shown above insuring the title to the property described herein. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued, and the full premium therefore paid. Vestee: RONALD R. VELONI Dated as of: November 1, 2002 at 8 :00 A.M. Subject to the exceptions, exclusions, conditions and stipulations which are part of said policy, and to exceptions as shown herein. CHICAGO TITLE INSURANCE COMPANY OF OREGON By: a't / O r . Tony Sc" 0]lam' rdle Title Oficer 10001 S.E. Sunnyside Road Clackamas, OR 97015 phone 503-653-7300 fax 503-653-7763 QUESTIONS CONCERNING THE CLOSING OF THIS TRANSACTION SHOULD BE DIRECTED TO YOUR 10W OFFICER, Tammy Weaver, at phone 503-794-5860 and fax number 503-353-1468. Order No: 255117 DESCRIPTION (Continued) GENERAL EXCEPTIONS (Standard Coverage Policies only) 1. a. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3 . Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 4. a. rfnpatented mining claims; b. Reservations or exceptions in patent: or in Acts authorizing the issuance thereof; c. Water rights, claims or title to water; whether or not the matters excepted under (a) , (b) , or (c) are shown by the public records. 5 . Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. Order No: 255117 SPECIAL EXCEPTIONS 6. Taxes for the fiscal year 2002-2003; Amount: $2, 310.75, plus interest unpaid Levy Code: 023-74 Account No. : R476167 Map No. : 2S13CD Tax Lot No. : 04200 7. The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. 8. City liens, if any, of the City of Tigard. (An inquiry has been directed to the City Clerk concerning the status of said liens and a report will follow if such liens are found. ) 9. The rights of the public in and to that portion of the premises herein described lying within the limits of SW 121st Avenue. 10. Mortgage, including the terms and provisions thereof, given to secure an indebtedness with interest thereon and such future advances as may be provided therein. Dated: September 22, 1977 Recorded: September 29, 1977 Book: 1204 Page: 413 Amount: $35,000.00 Mortgagor: Ronald R. Veloni Mortgagee: State of Oregon, represented and acting by the Director of Veterans' Affairs Loan No. : M-72031 The above document was re-recorded by instrument, Recorded: January 12, 1978 Recorder' s Fee No. : 78-1691 11. Proof that there are no parties in possession, or claiming to be in possession, other than above vestees. 12. Any statutory liens for labor or material, including liens for contributions du,. to the State of Oregon for unemploymen-. compensation and for workmen's compensation, which have now gained or hereafter may gain priority over the lien of the insured mortgage, which liens do not now appear of record. NOTE: Property address is identified as: 13590 SW 121st Avenue Tigard, Oregon 97223 (Continued) Order No: 255117 SPECIAL EXCEPTIONS (Cor.,.inued) NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of $1.00 per $1, 000 .00 or fraction thereof of stated consideration. NOTE: We find no judgments or United States Internal Revenue liens against: Palmer & Associates, Inc. , an Oregon corporation or their assumed business name Alpha Engineering END OF REPORT cc: Alpha Engineering Ronald Veloni Coldwell Bank Professional Kris Horn Closing TS/jje November 12, 2002 Order No: 255117 LEGAL DESCRIPTION PARCEL I: A portion of the Southwest quarter of Section 3, Township 2 South, range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, described as follows: Beginning at the quarter corner between Sections 3 and 10, Township 2 South, range 1 West, Willamette meridian; thence South 89°35' West 1808.36 feet along the South line of Section 3 to an iron pipe; thence North 01°01' East 660 feet along the centerline of SW 121st Avenue (Christensen Road-County Road No. 411) , to an iron pipe; thence North 01°01' East along said centerline of SW 121st Avenue, 18.65 feet to a point; thence North 29°26' East 378 . 81 feet along said centerline of SW 121st Avenue to the true point of beginning; thence North 29°26' East 101.7 feet along the said centerline of SW 121st Avenue; thence South 82°03' East 632.9 feet to an iron rod (an iron rod was set 21.5 feet from the centerline of SW 121st Avenue) ; thence South 30°23' West 48 .4 feet to an iron rod; thence North 86°26' West 653 .6 feet to the true point of beginning; (an iron rod was set 22.2 feet from the centerline of SW 121st Avenue) . PARCEL II: A portion of the Southwest quarter of Section 3, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, described as follows: Beginning at the quarter corner between Sections 3 and 10, Township 2 South, Range 1 West, willamette meridian; thence South 89°35' West 1808.36 feet,along the South line of said Section 3, to an iron pipe; thence North 01°O1' East 660 feet along the centerline of SW 121st Avenue (Christensen Road-County Road No. 411) , to an iron pipe; thence North 01°01' East along the said centerline of SW 121st Avenue 18 .65 feet to a point; thence North 29°26' East 480.51 feet along the centerline of SW 121st Avenue; thence South 82°03' East 21.5 feet to an iron pipe on the Easterly line of said Road and the true point of beginning of the tract to be described; thence South 82°03' East 60 feet to a point; thence Westerly to a point in the Easterly line of SW 121st Avenue, which is 15 feet Northerly from the true point of beginning; thence South 29°26' West along said Easterly line, 15 feet to the true point of beginning. . . . „ ... .. • ..... ir..) .1 '�S3 R� �' e° _� ,• , ` . 1� `180D ..•I�:' �J' >' ?‘-85 • >`' `w. 17,93 ,( ,19'•20.. fq ` '`�<� '4 zs70acE ,' � / �'4 b C ,>,, _♦10?OO _ _ `.�o,i �. % �� •4500 ~ ,, , /ry )`' '' • ti ` .�, o vA, / .89 AC eqy�. • ' 'x g451(C•r Q, X0/ ^ zo6. ••aloe •'<`i r $'' `' ,•306. • ♦�; Chicago Title Ire. 4rance Company D /T g T O T ° PRELIMINARY TITLE REPORT NOV 1 November 12, 2002 1 4 2002 XII /1 B y Ai To: Chicago Title Insurance Co. 0 --r No: 25 10001 SE Sunnyside Rd. #110 Escrow No: 4500-45573-TW Clackamas, OR 97015 Ref: Spencer/Alpha Engineering Attention: Tammy Weaver Phone No: 503-794-5860 Standard Owners Coverage $ 325, 000. 00 Premium $1, 000. 00 Service Fee $ 50. 00 We are prepared to issue a title insurance policy in ALTA (1992) form and amount shown above insuring the title to the property described herein. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued, and the full premium therefore paid. Vestee: STEVEN W. SPENCER and MARVIS J. SPENCER, as tenants by the entirety • Dated as of: November 1, 2002 at 8:00 A.M. Subject to the exceptions, exclusions, conditions and stipulations which are part of said policy, and to exceptions as shown herein. CHICAGO TITLE INSURANCE COMPANY OF OREGON /W BY= Tony Sc dle Title Officer 10001 S.E. Sunnyside Road Clackamas, OR 97015 phone 503-653-7300 fax 503-653-7763 QUESTIONS CONCERNING THE CLOSING OF THIS TRANSACTION SHOULD BE DIRECTED TO YOUR 'OW OFFICER, Tammy Weaver, at phone 503-794-5860 and fax number 503-353-1468. Order No: 255118 • DESCRIPTION (Continued) GENERAL EXCEPTIONS (Standard Coverage Policies only) 1. a. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 4. a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; c. Water rights, claims or title to water; whether or not the matters excepted under (a) , (b) , or (c) are shown by the public records. 5. Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. Order No: 255118 SPECIAL EXCEPTIONS 6 . Taxes for the fiscal year 2002-2003; Amount: $2, 515.31, plus interest unpaid Levy Code: 023-74 Account No. : R476158 Map No. : 2S13CD Tax Lot No. : 04100 7 . The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. 8 . City liens, if any, of the City of Tigard. (An inquiry has been directed to the City Clerk concerning the status of said liens and a report will follow if such liens are found. ) 9. An easement created by instrument, including terms and provisions thereof; Dated: July 31, 1963 Recorded: August 13, 1963 Book: 493 Page: 197 In Favor Of: Adjacent property owners to the South For: Road and utility purposes Affects: Parcel II 10 . Trust Deed, including the terms and provisions thereof, given to secure an indebtedness with interest thereon and such future advances as may be provided therein; Dated: October 21, 1998 Recorded: October 28, 1998 Recorder' s Fee No. : 98120383 Amount: $150,000.00 Grantor: Steven W. Spencer and Marvis J. Spencer, husband and wife Trustee: Fidelity National Title Beneficiary: NationsBanc Mortgage Corporation Loan No. : 27164441 11. Line of Credit Trust Deed, including the terms and provisions thereof, given to secure an indebtedness with interest thereon and such future advances as may be provided therein; Dated: January 13, 2001 Recorded: January 17, 2001 Recorder's Fee No. : 2001-003586 Amount: $50, 000.00 Grantor: Steven W. Spencer and Marvis J. Spencer, as tenants by the entirety Trustee: Chicago Title Insurance Company Beneficiary: Bank of America, N.A. (Continued) Order No: 255118 SPECIAL EXCEPTIONS (Col_ .cued) NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of $1.00 per $1, 000.00 or fraction thereof of stated consideration. NOTE: We find no judgments or United States Internal Revenue liens against: Palmer & Associates, Inc. , an Oregon corporation or their assumed business name Alpha Engineering, Inc. END OF REPORT cc: Alpha Engineering, Inc Steven and Marvis Spencer Coldwell Banker Professional Kris Horn Closing TS/jje November 12, 2002 Order No: 255118 LEGAL DESCRIPTION PARCEL: A tract of land in Section 3, Township 2 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon, described as follows: Starting at the one-quarter corner between Sections 3 and 10, Township 2 South, Range 1 West, Willamette Meridian, Washington County, Oregon, thence from said one-quarter corner South 89°35' West 1808.36 feet along the section line between said Sections 3 and 10 to an iron pipe; thence North 01°01' East 660.0 feet along the center line of Christensen Road (County Road No. 411) to an iron pipe; thence North 01°01' East along said center line of Christensen Road 18.65 feet to a point; thence North 29°26' East 277.11 feet along said center line of Christensen Road to the true point of beginning; thence North 29°26' East 101.7 feet along center line of Christensen Road to a point; thence South 86°26' East 653 .6 feet to an iron rod, (an iron rod was set 22.2 feet from the center line of Christensen Road on the East property line of Christensen Road) ; thence South 30°23' West 50.0 feet to an iron road; thence South 89°35' West 677.0 feet to the true point of beginning. PARCEL II: The following tract of land in Section 3, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon: BEGINNING at a point on the North line of that certain tract of land described in Deed from John G. Watkins, et ux, to Don C. Foster, et ux, as recorded in Book 459 at Page 122, Washington County Deed Records, the said beginning point being on the East line of 121st Avenue; thence East along the North line of said tract as conveyed 200 feet to a point; thence South on a line perpendicular to said North line 8 feet to a point; pi thence West parallel with the North line of said tract to the East line of 121st VA le Avenue; thence North along the East line 121st Avenue, to the point of beginning. PARCEL III: A perpetual non-exclusive right-of-way and easement for road and utility purposes on, over and across the whole of the following described tract: BEGINNING at the Southwest corner of Parcel II hereinabove described, said beginning point being on the East line of 121st Avenue; thence East along the South line of ,--' Parcel II above described, to the Southeast corner of Parcel II above described; thence South 8 feet along a line being an extension of the East line of Parcel II above described, to a point; thence West parallel with the South line of Parcel II above described, to the East line of 121st Avenue; thence North along the East line of 121st Avenue to the point of beginning. P lqiiesied„ s 4e tot K p n� �'° 40F` lam . ,.....„ J s', �,r' 2aidua: '. 'a9 .: 9 - •...•4. '1 2W R.384" a °° ..,,,,,,• •,,,,:' ' 1� // ?d.e5 > >;,•'17,92 < e8 ttir l .. 2S1dOC8,'/•. Ad)) 10 "-N.',r k. ? . ' >t <♦ , A 281006,1 '' ♦` " ∎♦•'1,' yoeoo' I f' �' ;, ;.1700 • scuba 6,4 •4s1o008' v " 4 '� • �, l.```,• � re G� .99 AC e4S 1 .7�. `' *`. \\`\� ° 4400 �ZSW I ,, ; , . ♦ `. w • w ` ^ ♦r • • • `18J''�' 100 / `2' 4401 1 n `• , a �O• rQ 588-18E 168.83 / \,` r, e1 rya...'"/„, 4300 sr7•z?E• e• 0 ^° eaz .80 AC — 5415 ` ° M82.0 N81-22-31 Y o ^1 " a-003 '0 r • ^r % ------ 1-z`- ''' Yr •� 4200 - 4800 m� ° .97 AC 16 1 � R0•,rb• ^o^' 1.01 AC 109.51 11.45 '• „T 1.01 AC . N89-35E • ��•r�:� ,0 4900 , y, s•-• ^ <' '`. v. y` ♦�. ♦r' `,' ♦;: ' ••%510360' ; " > `•, <' <' ry.11.,. 1 ; 3 TR A' , ` v` ~ •s 188.78 5' s4. ^ v, `)`. 1.g•AC'. > ♦.1. �'� `v `f SBa-21-32E °60 ," ` ' ♦`.. y'� • S,"' ..<" '<'� '�' 7800 Z is„.' ,, y,'` )`' e mot, )` 8 Z,•• • ,'♦ , `♦�' • `.A .0 'ei73.ia •,' ` '' ',' 'r • 7700 ' '<� ,.' `y, • •-s ;\,,.i. \t/�\ / , ,' \. rt, Al 7• • `)' ,•`,' 03CC.` •'<' ::`)♦, `)♦: '`` 799 0 0,y 11537• • ` • • • ♦t,''`,'♦ ; .''',.., ...."•°,1,.. '"'.- _-••• 1 • 7ORSI NA.•.":3711ARGAIN AND 2IALE DEED. ---.--- -- - --- -----7 .. •••• ,v*":45A/t4;-'1_,.' 7A ..g T2, - - /CI') '' ..,.. - •-..--.-...-...i.. t. ' ' '•''''Ild'otritgl.x4.7. 1L', %,..,...-.:4 ‘...,:' '2". CI:: h. .W ALL I.IEN BY TRESS PRESE1VTS, That. .Wa).•••'(Ifi-.C.A...1.3;%51.4:;.• ....s.$10,9-2a,14- - C-`- - •••?, -‘7"-4.3.'''Ilt-'2Z•1"'-' • 44.4.,,,, ..a.,37...:_l....iv.:610ar:/•....C•:.,.....,..li I•e., • ,.. _ it ,...4:-..-..v.--,..-,, !.....-. ..---•-•=.. ..,...,-.........A.0...,c..,43.:-. ... I 4 , g rantor S, 11 ''--,,--„, .-..,......j. . . „,....,,, ,,,....--.. ..... .. In coos feerarion of .,..;....--..... .1;/1 Q,) '" - - - - - - - - - - - - - - - Dollar:, , 4.;,.. _ _ _. - •,•-.•._Li„:_y_tx. i=1,Y,i,-. .: . - - - 1.1:1Q...0Lac.,.:.-...ma.:.t:o..:..:.a..O.o.c.sierat.:iQa • IL r.',..'"...-::**.'1'.'-i:.f-e, t.'.-■'fir W.7'''4.4t.Articrt tt ; ;. - .,...-I-.- -;,:f. :i 10.......l.:3....paid by •;:,-,',..;::;.3.7.....1-.....),:i..,•;,"...i.laut.i.ii-.; (.7..y.. .4.,.....k.c..5:-.1-......iws. 1.-,-:,d and. 3:11.EQ.4 t' 4.-.7-t.'''-'- 1-• _ . .. . . . .. 1 1 ...,__ ._ 1--• ''';Y:ik:':-41.:..r,,-,-.ti II _ t t ' ' ' granteeLS, li _.,..-.... .„ ..". ., 7144 ' -F !I . do .....hereby grant,bargain,sell and convey unto the said grnnteeS,. tilet i:siis and ass:gns,ell the 11 - ' ;•-• ,r,, ',,-,eit it s.,;<•-,,,,-..,..1,1.:. I `I."•■ '- - , t... 50k• ., following real property, with tl.e tenernen:s, hereditarnents and appurtenances, situated in the County of PC II Washington and State of Oregon,bounded*and described as follows, to-wit: ; Vel-11,St.":5-,;;;--••;-.04, '+• Itety4 -,1-- :stir/ i . . . . -- ,_.6....,......--..... ,,.,....10.:fy,:..,.._•.,,.--7 . :i T:', .C:f 1 : :Logi-an:a-4i a,: taz i•Icc t:ii-Fest corr.er of that certain tract: of lard ,! -Zi...1_;i4•12,...„414-, .1; ccscrioed in deed i:r:,:i John G. '`...'i:ttir.s, ei: u..-:., to 1.),Dr. 0. .Foster, et i_•.x, , f•.t,p,t.47.".1S. •4,11-fp:WL.,. .f.1,0 .i.\--6!••'"-1:1 ;" as --ecor.:*.ed in EJO:: 4:-.9 at 1.3a.ge 122, Wcsaington Count-; DL Records, -•.-04,.•434-4trre..4..k.„7,1.,, ..iu. .; . , •,- :".•..,,,f.,iA.X..,:........01. f' 0.41.4 i.,..:XWVV,-4`;•...etty.,.1,...Y, i t cae said ::e"i.,.-.1-1ing ooint being on the .T.:z...st. lir.e of 121st Avenue., ther,ce ;,:,,,,,......-1;40;.\,..,:, , ',..._r:.--.•.:4•,-i.„ -:.ft.:t.',.c...j.s.,i.t...z.74..,,.:Wl.g.74.•jf.„-,, /,4g.,,-,- 11; East alor.g the Nor Ca 1 of said tract so COnV.,?yed 200 ...r:e e r. co a 12o2.nc, I, ':,."-•"-.,4 -..-_-. ".- - :,•?,.,!,'"j " it thence South on a line ,-.-.c:.-pendicular to said 1...furth line S feet to a r - - •••-• 1, ,- I point 1 thence West parcilel wita the 1V;rth line'of said tract to the East 1 --.•.-i•-• .• -:,,,,,--.. 1 1 0 . A.. ..) '. • ,.'....; lii-,e of 121st Aver.ue thence 1.-:.,rrii alon,r t'ie var•t line. of 12:1-.&-.t Avenue, i = - :'• '' '•ti . . . . ' LC/ tae point of beginning, suo:ect to tae non-exclus3.ye perpetual rigat- •,::44,0..1 444.4`tti,•4-,t,•Ie),,i). ,' ().-way and ease,rent he-zo..ov, rese:.-ved Co the grantors, LA.,9 11 ,Lie 2_r s -,,d 0. , ,...t,, ., assi-,13. for use as a -..:oad ar.d utility purposes aa, over and acr.oss li •- - -`' •. ..,-N....;-."1414''' ;i 0. - .. • . . i;. ;.* )..4.07.,::■,451'..fririrr.., ?;„:•,'- t.ie 17eiole ot sale t::act. . '•-!....r.%•itt_ti.t;•...'PA,(v6. r. - •.- 1 •^* • . _ . _ .. . i • TaACT 1: A cerpetual, on e..c,.t....o..3.,e rignt-of-way ana easement tor road i,._...„-, •. 4..t ':- i-ti.1„-. 1)-. .A.., ,,-1 ...-_, . ext.r.:,:;.4,1,:,.-1,...4-.,:ij 3 na utility purposes o-a, over ar.:d. across the w-licie of t '..-c descr-ibeci tract: Ee.,;i:azing a i; tie Southwest_coraer of Tract 1.hereinabove ='If .4 4-' 4'<etleX""*""‘.4 0• '' .. - '1 .1,07VIVAIVZ.D11„:„•I 0••• descrii-,ei, .7.aid 1:.egi....-,-,-.:.:vg- point. :Joint; or the East line or .1.21st Avenue, • .11.. - , :-._. ,,. y:,...qt•-•.-Iii- "..ir.. ■ ,94.2s.i.,,jalitme,,,,,e ep, ner , ,ce L- - ,.., ast alons, the South line of Tract 1 aJave descrioec, co cae 1,-•.. 4;r:Will/16•A01:1..1.2410'.. Southeast corner. of Tract 1 above (...escri::eti, thence. South 8 feet along . .,,:- `,,..t i't4pr . .. 1.-,• . a line being an extension or Lae 'Last line or .1....act:- 1 aoove cescribed, ,. 1,.. ,..1,.- ..,.: -..p.iF-rlf,14 • 4N rii-g4:31v".:P"•-' ,. Lo a point, tience liesc parallel •dica i.:Lic ..-,outn ...ne.of Tract 1 above ,•* r: • :-.'„_:%•'-‘-i■- 14•1•,-.44',3,43`..'" Ti described, to the East line of l.21st Z.vc.:::::,2, thence iqortli along the . ft'itfulA.,14,4-4,,k4d.41040,it r East line of 121st Avenue to the -point cr' be-In:line,. -; *I z,-;--- ,-- . , ,p.v•-rpilolitif4;45.p.4, ..; ,• , -. ....n6c.,,...',,,,Z.41,91 t.- ,..3 1,i•.' ;, 'r-td".14.r"04,tfri•-it.:4'Ay rle, %• •illip It•:', -I. - .. ''• - . . ,.,. w..:...tv, i'...i>.,.1 .1..t.Vw.f.:1•:i•r . 01 -, To Have and to Hold,the above described and granted premises unto the said grantee..S, their '::. -.13.1• •‘;,. -,..,4....e...?„, ilr , heirs and assigns to Is , .,,. .,,, , ..t...is 'I ' '-It:I.-'e•,..'.!'...3...- rtt3 kl;;11ire.W,..-:.v-tAl,, , - v-- .:..-_ f pv..,:0-40,4,1.?„,,,k-zre---3,,,,.1,-ikt. il .,.- .,;-,,. Witness • our hand; and seal 3 this 3/ --- day of.. . July 199. . Li--. ...-. . .-. M0-.wilTNev:9,1.4::::',4i- Ve'''s" .....Ze.....G,-5- x."---7-7-,v.-;Z:..-' i, 41 wr ‘, ' .N. ........-?.._.- .0 .: . ... 1..r...- ru,-(73i ,. ,N '•. •:• E-rik.08: ' ti • 1..".• ...'•47 ./-f...,` , • ,'. 7-)." ,. (S EA L) .1r41..4 :•,.'1..-•• ' '5'.40•:-,:•-•:,„,•-...-. . Liii.t...4.11.': "-T.1. X.i II \S.:4.:„.;;.,'.ps•- 1 7 'f i /a • '/ -.. Zt-I. SEAL) i y-k----W,-;„--- 214.1,7MV”.. 11 `,-.,f.ra,"' . • .• '',"'. -,-.ki.:14';•2i,'. il. ',...,-:`,V.'.::•-' • . '1.. :.ei-..1'.7, -ri.,,:e .„1.:t• • k 4.q.--4.....-.......,4,,.. It i OR,:i,., ,,•'d, el • ' (SEAL) II -.1.'•:;1471:••Cr444$„:Su. 3. .. .' . 'Af•i''' • ‘71•••7t.'-',;.-71 1.0.•fi`••...., •'t-t P,••,;•.. i i •• . -1,! STATE OF OREGON. (5E40 1 11;Ii,"...7.- ........7..: ":010:1,WA:Elif P - ...„..,,,,,i' te,iii 4“,,t`,t,JA`,;ontit ', ' ..••• '....... County of . ...as:i....4-ckt.,--_-: ... - On this-"P. ...:-7-day of. ...4K1:.' ............ , 19 ...+3, 1 ,. col:fr....A-Am k •' ! i :: before mr, the undersigned, a !Votary.Public.ir., and lot said County and State,personally appeared the 1 „•Cr '1'' . ' Pi•trOY^A117.0r,:y,..' II i 4 174...,.. C. Fq.ST:...1 a.-...., :'...;.TLS LZE. i..CS.Te.:;, ,Ali. ,e.44:n..‘tV.-1).•t„',1 . F..y..-% '13h „ ., . . rIpti:Vittar•F..,-: .,•) 41- I.i I : ... • ... , . . , who are i Is:, 4, • ,Vr:'-.-r-0,4,0•4-;•.*L, I ...7 *; ' . :" :. ',141111..jp■ yr.:.:3,4WA.p. • known to me to be the identical individual S. described in and who executed the within ,1 i. C,i::i ,, 44....:••?,:.••-•••_....";:t.'.., ,2 .4s.„, la -.:- • ,1 ..,I \ - • butrumcnt,and acknowledged to me that..::.-LAPYexcculed the same freely and voluntarily iz4 11 .'. ..*:'-' IN TESTIMONY WHEREOF,i have hereunto set my...hand and affixed my official !I ,"'s ..ril'.7.1:-......t.:.A............:......!.. I • i'r••.....•- .• .• ••••• •-"••••• 4.- -...-......---,-- ; '•• . 1: ^ .' seal the day and year last abl:we written. wrnsve.mostat..-aop.i.04.,41t0404 .....,,.. ..--...e....-..........24:7„............."=....77.77.,..4_, ._ .t. ii ,it.::, .: • :i ' ".............• ,,T.t.,?-&..14b ri.e.....ff..4".--e v.1,", ''''' • ' .r ......-". Notary Public for Oregon. ,i+tz4-*.g..t.04.1:11.1:..1.u•Vs'■sul 11 • :459%;;4;i1k,ariNT ' -••••.-I. ......... My commission expires • '' fteii%'j .C.3' A.+14% 1 Alfirr;:if-4 P r '',0.11f116'' IVI"bA''.4t'e Bargain and Sale DEED .1i 9 I;t; ..,) V, ' ""`"; •-ii'.7i'''P, :'''-7‘1'°Vhq't4.43 1„ ".*■• ....- t'A V LI sAttiiit":4Lrlt&1 . 1.„..■ I kt--P.,1:-,- -•r-;t1-,. inst hin ru- •+ .rd on the - ' n -r 7, • ..: \ c•-• 4114..e7"1".::047,6» '''I..;-sk, •1 it_.1, 1,..,‘•t‘r. ' .- .. • i; ..:i;r . -,LI \ tz.•=1 . , 19 , ' t'' TO .,t;..,...,.. • , k 1 . -immt.eself... t.1 bk.'44,ft:. ri- d ' : .'•Li.;:?........'•t's.:'3.7;' '--•..,ViS.5„,IK.7.1.,:ki; Ste•AlAtif.:1:0::" I . .. Id • 1. i 1 , , ,,.. d recorded Z ,1 ,2 . ,".F.. \\.• -----4 .•-•:11:::" E" •'0:4 ..• en Ity. • 4" -':"Ali-Z:$.4.."'S o '-%sae:4x- ..-f• ,:'-',. ' "14. k •,. 4.c''-'1 ,, _ --.;i; .• - ' ,^5 -, -."--'1 ' c..,,i d seal ol 1- '. :-reli".4!-VOI,..4.• c .i..'' -1% Tit, k.f lit 4 5 Arrce er.comoina atr....nn 70 ' : Q • q t-1.,., . ,.. '" .• ../‘,.•';:il- VA:zw:•,- .1. •,•:t.i..:,twit*: ,.. 1 _...) . 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'"-_-""'''''-`74:....t4r-'1,7.1.-',4r,,Z... .4',._*...7fgr.g13,41cL-kl-et .:-.-'4!4:4...i.e•rt.. ..-Et".7:."?:& -:` -it,,1-.:!..-X4-4-=';'W.,r-t ••"4"-J-4:::"t".t.'1"`"•""t"---f:.,--,7- ,,r'''',..,. .„. /•••, --''.- - /5!/47..,'''--....--. '"'- '''' ".""." J.""'-'''.-"'":„... ,..., ,,,.-.."1- •-•4••.-" •'-'•-.1" 44•:".... .,_,-: „_ "44'- `,:i'''?!"•ft,," !'"r!q•r."?..A1•4", -1•1" .."4".',4-‘;'!.•!."•*"-t. :1-'11'," 4.- ' -..--.. ,-----T,',••-• --• -''' ,-14,Ani ,,,/ ..4•, ' ".,--'-w•••,''.::-.• _ '0','''''.. ''/."•••44•••"--;4-..'"..-=,-•,-,••••,-•-",:`/-'7":••■•14'•*--‘-" .,4"':-!=. .....-...?.. .....;..;.....•'''..."1.-te...'S.: --••• 2.'7'..r."*.'t••--.91.."7 ir.,... -...-1.....,1 1, ••. ....."•• 1-:•••••.., •••■1..: e ._ a Chicago Title In rance Company TIT) PRELIMINARY TITLE REPORT II No V November 12, 2002 v^ 4 2002 'l !By A To: Chicago Title Insurance Co. Order No: 255 10001 SE Sunnyside Rd. #110 Escrow No: 4500-45571-TW Clackamas, OR 97015 Ref: Popeney/Alpha Engineering Attention: Tammy Weaver Phone No: 503-794-5860 Standard Owners Coverage $ 400, 000.00 Premium $1, 150.00 Service Fee $ 50. 00 • We are prepared to issue a title insurance policy in ALTA (1992) form and amount shown above insuring the title to the property described herein. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued, and the full premium therefore paid. Vestee: DOROTHY POPENEY as Trustee of the Dorothy Popeney Trust • Dated as of: November 1, 2002 at 8 :00 A.M. Subject to the exceptions, exclusions, conditions and stipulations which are part of said policy, and to exceptions as shown herein. CHICAGO TITLE INSURANCE COMPANY OF OREGON B � � Y: -�- Tony Sch�dle Title Officer 10001 S.E. Sunnyside Road Clackamas, OR 97015 phone 503-653-7300 fax 503-653-7763 QUESTIONS CONCERNING THE CLOSING OF THIS TRANSACTION SHOULD BE DIRECTED TO YOUR 'OW OFFICER, Tammy Weaver, at phone 503-794-5860 and fax number 503-353-1468. Order No: 255111 DESCRIPTION (Continued) GENERAL EXCEPTIONS (Standard Coverage Policies only) 1. a. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2 . a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3 . Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 4. a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; c. Water rights, claims or title to water; whether or not the matters excepted under (a) , (b) , or (c) are shown by the public records. 5. Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. Order No: 255111 SPECIAL EXCEPTIONS 6. The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. 7. City liens, if any, of the City of Tigard. (An inquiry has been directed to the City Clerk concerning the status of said liens and a report will follow if such liens are found. ) 8. The rights of the public in and to that portion of the premises herein described lying within the limits of SW 121st Avenue. I 9. An easement created by instrument, including terms and provisions thereof; Dated: July 31, 1963 Recorded: August 13, 1963 ..,....___) Book: 493 Page: 197 In Favor Of: Adjacent property owners For: Road and utility purposes Affects: The Northerly portion 10. Trust Deed, including the terms and provisions thereof, given to secure an indebtedness with interest thereon and such future advances as may be provided therein; Dated: September 16, 1988 Recorded: September 20, 1988 Recorder' s Fee No. : 88-41807 Amount: $30, 000.00 Grantor: Dorothy Popeney Trustee: Western Title Company Beneficiary: The Benj . Franklin Federal Savings & Loan Association, a corporation 11. Trust Deed, including the terms and provisions thereof, given to secure an indebtedness with interest thereon and such future advances as may be provided therein; Dated: May 19, 1998 Recorded: May 28, 1998 Recorder' s Fee No. : 98056383 Amount: $45, 000.00 Grantor: Dorothy Popeney s Trustee of the Dorothy Popeney Trust Trustee: First American Title Insurance Co. Beneficiary: U.S. Bank National Association Loan No. : 670110094 (Continued) Order No: 255111 SPECIAL EXCEPTIONS (Con, nued) 12 . Any invalidity or defect in the title of vestees in the event such trust is invalid or fails to confer sufficient powers in the trustees, or in the event there is a lack of compliance with the terms and provisions of the trust instrument. NOTE: This company will require either a copy of the trust instrument creating the trust, and all amendments thereto, referred to in Item No. 12 above, together with a written verification by all trustees that the copy of the trust is a true and correct copy of the trust, as it may have been amended, that it is in full force and effect and that it has not been revoked or terminated, or Trust Certification approved by this company as provided for by Oregon Laws, Chapter 679. NOTE: Taxes for the fiscal year 2002-2003, paid in full; Amount: $3, 083.65 Levy Code: 023-74 Account No. : R475514 Map No. : 2S13CC Tax Lot No. : 00100 NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of $1.00 per $1, 000.00 or fraction thereof of stated consideration. NOTE: We find no judgments or United States Internal Revenue liens against: Palmer & Associates, Inc. , an Oregon corporation or their assumed business name Alpha Engineering, Inc. END OF REPORT cc: Alpha Engineering, Inc. Dorothey Popeney Coldwell Bank Professional Kris Horn Closing TS/jje November 12, 2002 Order No: 255111 LEGAL DESCRIPTION Starting at the quarter corner between Sections 3 and 10, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, thence from said quarter corner South 89°34' West 1808.36 feet along the Section line between said Sections 3 and 10, to an iron pipe in angle of road; thence North 01°01' East 660 feet, along the center line of County Road No. 411 (Christensen Road) to an iron pipe; thence North 01°01' East, along the center line of said road, 18 .65 feet, to a point; thence North 29°26' East 277.11 feet, along the center line of said road, to a point, the same being the point of beginning and the Southwest corner of that certain tract conveyed to Arthur W. Carlson, et ux, by Deed recorded in Book 370, Page 553; thence North 89°35' East, along the South line of said Carlson Tract, 677 feet (676 deed) to an iron pipe; thence South 30°23' West along the East line of the prolongation thereof of that tract conveyed to Charles S. Howard by Deed recorded in Book 146, Page 96, 150.75 feet to an iron pipe, being the Northeast corner of that certain 2 acres tract of land conveyed to L.V. Mapes and Joyce Mapes, by Deed recorded on Page 279, in Book 294, Washington County Oregon, Deed Records; thence South 89° 35' West along the North line of said Mapes 2 acre Tract, 673.1 feet to an iron pipe being the Northwest corner of the Northwest corner of said Mapes Tract; thence North 29°26' East, along the center line of Christensen Road, 149. 01 feet, to the place of beginning. EXCEPTING THEREFROM, a tract of land more particularly described as follows: Beginning at the Northwest corner of that tract of land described in Deed from John G. Watkins, et ux, to Don C. Foster, et ux, as recorded in Book 459, Page 122, Washington County Deed Records, the said beginning point being on the East line of 121st Avenue; thence East along the North line of said tract so conveyed, 200 feet to a point; thence South on a line perpendicular to said North line 8 feet to a point; thence West parallel with the North line of said tract to the East line of 121st Avenue; thence North along the East line of 121st Avenue, to the point of beginning. g '7B10JOH }��`'•��0 = is."... ` J. ♦` 598 a'-.<Of ,>' TJ •^ ♦•I' 4003 / •>' •S / ``\\`— R ♦ • `•,''p6e?s . , �•/;,5" ,`• 'e '(Z88.ee41' •, w?DOE y' ms, 2 B0-F • ♦°as. .`.` >; ^"� ♦<' ' X016)-11 ,, i .2 281 3C0 5200 0-o, 5'.- $8 'a.,: - .80 AC �'' < cs 9,282)(C521,644 ryev,_ v',-_•' _ ".•--.•, -. .. ;<' ♦<''♦ ••<'/`/ `�28.1030b.,'�a7> 78.7' •l' `,• •♦',• s8193-(10-0(1 /gry 0O♦ •>, .<.'♦, ,'S ,Y a 2�'< A. !< '♦ ,y , E ^1 •a •�� ('', 82-03.90 `Y''� '... 5300 •" . ' ' ' > >' `,▪ '' .47 AC � ^ 0-o' ♦<, ;(,' •y. .�, •<. ,�, ,�. ,>, ,<,' ;(,S. 0b . 45'_ S5 ``'',•,s`' ,� ' " •'•4100^ ", (/ ,'`' '„. • ^EAST` ,A/ •)' 'LOO . ,",T •• ';`•■ •<' •4' •r' ••^ •••< 129.1@ a. , 0 - O▪• es , , , se a (Si . :J003 100 rye' 1.89 AC 'j N. / 673.10 • A• ,r' / 7 + (CS 12,233/ ..••'‘,' s-e"• " SITE 200 >3 1.92 AC i. ,/ b m 5e8-35w 1808.36& ,l WI-01E 880'FROM THE •<'' '28T�a•>'' S 1/4 CORNER OF SECTION 3,T2S,R1W 889-35W •�.80p0 s ' .- .. .. _ 060.00 ,•,Q'•A• �,' %11'7 !' cv }C ° 600 ° •700 ° ' ',28101'X9' ,:1V '�• a 1 .°. 2 c 800 N 8100 2040 3 of '')9°° ,:;. ii'^ C 120' . 136.20 143.00 81.03 = 48sZ �/ . •100.78'•: m , P'6% ° SW ROSE \VIST, ), q`a 1000 �: 0 `. 136.88 143.00 82.38 5 •• ,,-12-,,' ,.; 2200 g 2100( 0 2000 \ 132.67 3 361, ° 17 0 16 0 15 A ,•< ♦ ��..j GJ \ ° ,381D; 76 o 143.00 18(1. 0 ^ a r�1 r ( y ,,6400 ' a, ^ . $ 1100 .. �: •' *WV EP ,; .; 1900 0°. $ 6 \ `Fe: __ ® ��g 1800 °' 14 �C b2 S i 0 ry Tb ..L H■ CHICAGO TITLE This plat is for your aid in locating your land with reference to streets and other parcels. While this plat is believed to be correct,the company assumes no liability for any loss occurring by reason of reliance thereon. Map No. 2S103CC 00100 CHICAGO TITLE INSURANCE COMPANY 10001 S.E.SUNNYSIDE ROAD CLACKAMAS,OREGON 97015 ..,- ----- .--.• -- -. FORM So:fM--ilARGAIN AND SA LE IIEED. * •' • ' .'- -,.... n, ",,'1.*:,#;.715!:7.4L-:•7'7 • ' '''' - ..lyi .• - • - - II . ... .• 4,....:4,-,a.v.•,•••,,?. KNOW AL...MEAL BY THESE PRESENTS,.That.' -',-T 0.,. ,DO:.7 L., i•'USTE 7.i4, • -II ..-T-----..--...---- --. _ K.v.E.I.m..1,17.z. .g.v...s.i.....,,...,:o.ia..,,a-a.o.....4-...,am...•.7.2.4:..e., . -...7„r•-,4.1;V: _ti . , 7,. -,...., - • -...-- -• , grantors •'''....-'.".... .4-'!"."-‘-'7"-'-"T. . -in consideration of. .7.;:', ..;:ali.i.....110.1.2.0...1...- - -- - - - - - - - - -1- - - - Dollar . !' -.....--4..,-.......--.......---- . :' _ . -'''M t.....7i... -''''q =id.oL:he7.-: valtraAa c..or..s.i.Vig:..-atior, - . „ , -,---,.-,-;•..----;,,:-..._-.,--•:,-..',.:-.,--. ,-- ' • ,, .--'7:79.:,,...eas-..t-",,S-'-r•v;i--. ,it'••••=-1-., k'Op • ta.........us.,.,paid by ';.......1.a.i,...;.,... ...F. ,74-.2...a-ac,i.. iii.... c.•.1 1,......l'.G5.7.., hus-o,-,-.1 ci ad...3gi f.e.,..- I. ....,s-,1-11-g•:.;:-.: -.7.-F.-•.-3,e ---..,-.,-,si4 •,...--,-.., do it - ,--graretee.p, , ;:..;'-- .....-.....-....-.-, -- .........,,. 7:4 - ,:.,,,,:..,..,..F....... ,......-.4 ...-- ..:. do.... .hereby grant,lyargain,sell and convey,rnto the'said grnntee.S, thAt hzirs and assigns,ell the l! --- ,. .._... )11,- .-- ▪ ......0.,.-4.,4.....iiii.,-;:',.,._•74 • • following real property,with the tenemen:s, heredi:aments and appurtenances situated in the County of 1 I''';17-Atlak' ";.i.714-.::". . ,.;.-..:-', Intl, '.." . ......1..::.A abinat‘.■-•:,........:...........and State al Oregon,bounded.and described as follow;to-wit: li 7■21t:7-Fg.K...7 "litzk'S‘.., lfier..'41.7'. V , id)CT' 1 • lf,e.,•inia....1,-.. et t. : ilorthwes::. corner of thatz-oertain tract o LC land. ii :7,,•L1-;:,„•'`.-,,,t?.ki ..- „1-creei •,;•• .▪ -.....,..i. .----. -„•:•3•Nt i; .-- .._:_.._,......._.• , o, -.- c: • •I • =te•t!s;. .miz'f,' • :.,,,,,'„,,..• 7...,,it .t. , • c:esctri.Pect ir. cleea rrom John G. '.-. tics, et LL:•:, to Dor. C. I:os,..er, at ux,-• .- ; .,-4141,;,-e.,....7*. -.-. .1•;.,•,,!. • 4---,41,-77./i4Pq.•.^.1•1 • as redorded in Eoo:c 459 at 'lege 122, Washinj,ton County. Dc Records, ., . ..,.•;-1,i,::'0.42.*%-,•.:,,,4,? ;.,,i ; the said beginning point ocing on th•P ::.ost lir.e o_ 121st Avenue, thence .....n,•-7,i-.M.Z. -;,.-.44.-4g:•,`.4 •,!,. ..-„, 7,•"....,....,,,,?•.:. •4';',1-7:::i;r.Y:".;-'7:--e-'•:...,: ' I.' East along the Z•::.:rth. Iine of said trr_ct so convayed 200;feet to a F,03..'ct, .--- ' '-''.•-• .-' :, t'rence South on a line r..:erperdicular to said :;;L:rth line S feet to a - 1 '•-,:f-, 2 .•- .- .•--.--•;... - - ' -1 I! -• ' ._, • . . -- • • point Laence 'Jest parallel with the North line or. Sala tract to the East ;, , •-- ,- , . „ ; - .. -...1. line of. 121st Aver.ue, thence.Norta along the East_line of 121. -,:. .'•venue, , I, ; . ; .!;;, . •., 11 . • , ; • .,.. .. . _ ..kj jilv.e,z1., ,!' otai...._Itliale,, point of beginnin•-> subject- to the.nonextiusive perpetual right- li - • . .,;,--. .. ..-..,- ;"-•-.,,,*..:n.,.,..,_:1;,.t.,_;t1.,,.%;.1„. :-.•i as o*--ver across I; • --. - :- " ...-'-'- ,.-.., .. . ‘„ anIctoreatsiescenast 'ahetroeandy arg,r_dsnulnzt.lirlit...;-ni r.,,t-buut, .vos-..ezont061717., i?'-t.dfr4'r■-• , ! i.-le WhOle of'said tract.. go . . _ .. . • .... . . 1. -•• % • ••• 1, - - - .- :••- ••••-,7t,.. 4):!,-. .f7. • l■ . . - , '4.i■ ,til..-•*',0..t. 1-;•31 ii TaACT 2. -A •iperpetual,_ non-exclusive riitt-of-Tlay-• and easement for .road: 1! . . . . • .. : , ' ..---t• l' "):•,1'.' 'ti...;,,,,,,,, ,.,,.;,-Lil. ana ut.ilitv• purpose; -on, over and ao..:oss the WI:tole of the follollin;.-;-._ ..',.. _ " - -...'•: '...- 1,;!i..,.- •• ••,.••••hrl,*-•:""&:44 :t cleac::ibcci tract: , Eegihnir -_-; at the Southmest cc:rner of Tract- 1 ,-.areinabOve •! .- . -. •,.., -.7 ••• . , •`'.'•■...5#11.ifee.t.''`F..-.„,4,„;P•' ;!, described, sap.'d begihin:_-'no-, tioi n,.P.! be ,-; o- the Las.. -Lille of 1.21st :, _ac,e,;,,-,,,,,,•.,.1--.1 • t ! i:honce East alcrng the South line o'of Tract. 1 a.. ye descric,ec, ...-.o tne . •• . •• 111!... .• v ;: . ..,_ i;-._ _l'...„ .46$4,)::Fi'.5'... ..- . • .` . . Southeast corner of Tract 1. above clesc:-.ibed, thence South a feet .alor.g so. .. - • .;.';-,,Vi..7.,-:.-,-; ,f.„.4,1-4, t . a line being, an e:,.-..en s ion of the Eas.:: •line or..Tract 1. .above described, . • -, . - . ,11.-F.,4:.:••'..A.. • i to a.point, thence tiest parallel wien the Sc•Puth. line of Tract. 1 above * - A-A.'•:•::',J;i'..,14- described, to the East line 6i2 121st Avenue, thence North alon,g the , 4,40....-..t.c-,..4. .1 .,,,,,.?Vie-:-%);-.5,1' •t• I .ast line of 121st-Avenue to thi 2,...L..t: oz oesinnin„. . -r'''-ii ••••41:0•1-T,4-1• 141 f li. . . -•. 1 - . ;•••• tO 1.-.. '''-''' ..ii .. •• • F - ' . n . .-..- I•, --..-----i-:-..... '-•;• .,,,..,- „., . • . hei I To Have and to Hold,the above described and grantid premises unto the said grantee.§, t• 4 il ;.: elt---!•-,!".=;•-":.:l..1.2'..'. 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Order No: 255105 10001 SE Sunnyside Rd. #110 Escrow No: 4500-45570-TW Clackamas, OR 97015 Ref: Howlett/Alpha Engineering Attention: Tammy Weaver Phone No: 503-794-5860 Standard Owners Coverage $ 220, 000 .00 Premium $ 750 . 00 Service Fee $ 50 . 00 We are prepared to issue a title insurance policy in ALTA (1992) form and amount shown above insuring the title to the property described herein. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued, and the full premium therefore paid. Vestee: TODD M. HOWLETT Dated as of : October 25, 2002 at 8 :00 A.M. Subject to the exceptions, exclusions, conditions and stipulations which are part of said policy, and to exceptions as shown herein. CHICAGO TITLE INSURANCE COMPANY OF OREGON BY: Deanne Edwards Title Officer 10001 S.E. Sunnyside Road Clackamas, OR 97015 phone 503-653-7300 fax 503-653-7763 nUESTIONS CONCERNING THE CLOSING OF THIS TRANSACTION SHOULD BE DIRECTED TO YOUR .OW OFFICER, Tammy Weaver, at phone 503-794-5860 and fax number 503-353-1468. Order No: 255105 DESCRIPTION (Continued) GENERAL EXCEPTIONS (Standard Coverage Policies only) 1. a. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 4. a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; c. Water rights, claims or title to water; whether or not the matters excepted under (a) , (b) , or (c) are shown by the public ' records. 5. Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. Order No: 255105 SPECIAL EXCEPTIONS 6 . Taxes for the fiscal year 2002-2003; Amount: $2, 826.62, plus interest unpaid Levy Code: 023-74 Account No. : R476176 Map No. : 2S13CD Tax Lot No. : 04300 7 . City liens, if any, of the City of Tigard. (An inquiry has been directed to the City Clerk concerning the status of said liens and a report will follow if such liens are found. ) 8 . The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. 9 . The rights of the public in and to that portion of the premises herein described lying within the limits of SW 121st Avenue. 10 . Trust Deed, including the terms and provisions thereof, given to secure an indebtedness with interest thereon and such future advances as may be provided therein; Dated: April 21, 1999 Recorded: April 29, 1999 Recorder's Fee No. : 99052310 Amount: $151, 950.00 Grantor: Todd M. Howlett, a married man as his sole and separate property Trustee: Chicago Title Insurance Company Beneficiary: First Franklin Financial Corporation Loan No. : 0006589543/5, 516 The beneficial interest under said Trust Deed was assigned by instrument; Recorded: August 29, 2002 Recorder's Fee No. : 2002-100543 To: Fairbanks Capital Corp. Substitution of trustee is disclosed by instrument Recorded: August 29, 2002 Recorder's Fee No. : 2002-100544 New Trustee: Northwest Truster Services, LLC Notice of Default and Election to Sell Recorded: August 29, 2002 Recorder's Fee No. : 2002-100545 Sale of the property is scheduled for January 3, 2003. (Continued) Order No: 255105 SPECIAL EXCEPTIONS (Co: .cued) 11. Trust Deed, including the terms and provisions thereof, given to secure an indebtedness with interest thereon and such future advances as may be provided therein; Dated: April 21, 1999 Recorded: April 29, 1999 Recorder' s Fee No. : 99052311 Amount: $37, 950. 00 Grantor: Todd M. Howlett, a married man as his sole and separate property Trustee: Chicago Title Insurance Company Beneficiary: First Franklin Financial Corporation Loan No. : 0006620819/5,521 12 . Request for Notification, including the terms and provisions thereof; Recorded: April 29, 1999 Recorder's Fee No. : 99052311 To: First Franklin Financial Corporation 13 . A judgment for the amount herein stated and any other amounts due; Case No. : C921927DR Entered: January 14, 1993 Amount: $376.00 per month child child support, beginning December 1, 1992 Debtor: Todd Howlett Creditor: Caren Howlett Attorney for Creditor: None shown 14 . Pending dissolution of marriage proceedings, in the Circuit Court, Suit No. : CO21700DRA Entered: May 14, 2002 Petitioner: Monica Ann Howlett Respondent: Todd Martin Howlett Attorney for Petitioner: Kevin M. Shores Attorney for Respondent: None shown NOTE: Property address is identified as: 13560 SW 121st Avenue Tigard, Oregon 97223 NOTE: Any transfer of the herein described property is subject to the payment of Washington County Transfer Tax at the rate of $1.00 per $1, 000.00 or fraction thereof of stated consideration. NOTE: We find no judgments or United States Internal Revenue liens against: Alpha Engineering, Inc. , an assumed business name of Palmer & Associates, Inc. , an Oregon corporation (Continued) Order No: 255105 SPECIAL EXCEPTIONS (Continued) END OF REPORT cc: Alpha Engineering, Inc. Todd Howlett Coldwell Banker Professional Kris Horn Closing Re/Max Equity Group, Inc. Steve Kraemer Closing DE/mnp November 8, 2002 Order No: 255105 LEGAL DESCRIPTION Starting at the one-quarter corner between Sections 3 and 10, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon; thence from said one-quarter corner South 89°35' West 1808 .36 feet along the Section line between said Sections 3 and 10 to an iron pipe; thence North 01°01' East 660.0 feet along the center line of Christensen Road (County Road No. 411) to an iron pipe; thence North 01°O1' East 18.65 feet along the center line of said Christensen Road; thence North 29°26' East 480.51 feet along the center line of said Christensen Road to the true point of beginning; thence North 29°26' East 101.7 feet along the center line of said Christensen Road to a point; thence South 77°22' East 616.1 feet to an iron rod (an iron rod was set 20.9 feet from the center line of Christensen Road on the West property line of Christensen Road) ; thence South 30°23 ' West 48.1 feet to an iron pipe; thence North 82°03' West 632.9 feet to the point of beginning (an iron rod was set 21.5 feet from the center line of Christensen Road on the East property line of the Christensen Road) ; a strip 20 feet wide East of and parallel to the center line of Christensen Road has been reserved for the use of the public for road purposes. EXCEPT THEREFROM the following described tract; BEGINNING at the one-quarter corner on the South line of Section 3, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon; thence South 89°35' West along the South line of said Section 3, a distance of 1808.36 feet; thence North 01°01' East 678 .65 feet to a point in the center of County Road No. 411; thence North 29°26' East along the center line of said County Road No. 411, a distance of 582 .21 feet; thence South 77°22' East 20 . 9 feet to the true point of beginning of the tract herein described; thence South 68°26' East 100.00 feet; thence South 86°18' East 100 .00 feet; thence North 77°22' West 197.58 feet to the place of beginning. AND EXCEPT THEREFROM the following described tract: Starting at the one-quarter corner between Sections 3 and 10, Township 2 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon; thence from said one-quarter section corner South 89°35' West 1808 .36 feet along the section line between said Section 3 and 10, to an iron pipe; thence North 01°01' East 660.0 feet along the center line of Christensen Road (County Road No. 411) to an iron pipe; thence North 01°01' East along said center line of Christensen Road, 18.65 feet to a point; thence North 29°26' East 480.51 feet along center line of Christensen Road to a point; thence South 82°03' East 21.5 feet to an iron pipe on Easterly line of said road and true point of beginning of tract to be described; thence South 82°03' East 60 feet to a point; thence Westerly to a point in Easterly line of Christensen Road which is 15 feet Northerly from true point of beginning; thence South 29°26' West along said Easterly line, 15 feet to the true point of beginning. 77,92 y� R_3�. J '�' _ °' ,' 1"' 1;,• 1'` >' 7 .85 N ,' `� --� • ;4"Y•` fin, `,<,` s<" s^ `^ v •>. oa F zs7Exa, peg d a r ' ,' A +YsYarGA •i3, Y ,4s1c0c: ;••' •° ' >' �,r7no . ` �,4zi"-1065• si• • '.•Y 4 vA •>• , ' z . ` Y`?, ,�°j,,..'. �■�2j 4500 1: • ;r'" •'a5 A. Z`.. 4. ,>° ` .99 AC \g4S<, ^ `� < x zos 1a3 ,,<' : FACT SHEET Project Name: Prairie Skies Proposed Actions: 29- Lot Subdivision Tax Map: 2S103CC Tax Lots: 100 & 200 Tax Map: 2S103CD Tax Lots: 4100, 4200 & 4300 Site Size: 6.72 acres (292,723 SF) Location: Located along the east side of SW 121St Avenue north of SW Rose Vista Drive Zoning: R-4.5 Owners(five): Steven and Marvis Spencer Dorothy Popeney 13620 SW 121St Avenue 13660 SW 121st Avenue Tigard, OR 97223 Tigard, OR 97223 Map 2S1 03CD, Tax Lot 4100 Map 2S1 03CC, Tax Lot 100 Ronald Veloni Joyce Mapes 13590 SW 121st Avenue 13730 SW 121st Avenue Tigard, OR 97223 Tigard, OR 97223 Map 2S1 03CD, Tax Lot 4200 Map 2S1 03CC, Tax Lot 200 Casa Terra, LLC 13560 SW 121st Avenue Tigard, OR 97223 Map 2S1 03CD, Tax Lot 4300 Applicant: Alpha Engineering,Inc. Al Jeck 9600 SW Oak Street, Suite 230 Portland, OR 97223 503.452.8003 Applicant's Representative: Alpha Engineering, Inc. Matthew L. Sprague (Project Manager) 9600 SW Oak Street, Suite 230 Portland, OR 97223 503.452.8003 1 GENERAL INFORMATION: The applicant is requesting preliminary approval of a 29-lot single-family detached subdivision. The subject site, specifically identified as Tax Lots 100 and 200 of Tax Map 2S103CC, and Tax Lots 4100, 4200 & 4300 of Tax Map 2S103CD, is approximately 6.72 acres and is currently zoned R-4.5 (Residential, 7,500 square foot minimum lot size) by the City of Tigard. The site is relatively open with scattered trees throughout. Most of the trees are located on the southern portion of the site. Topographically, the site slopes downhill to the northeast averaging 7% to 10% with the low point in the northeast corner. There are no wetlands or drainageways on the site. VICINITY & SITE INFORMATION The immediate area is currently undergoing a transition from a semi-urban community to an urban residential area. There are some larger parcels remaining to the north that are underdeveloped. Nearby development consists of single-family homes on parcels that are 7,500 square feet or larger to the east and south. West across SW 121St is a newly constructed development containing lots averaging 7,500 square feet. Site Location The site is located on the east side of SW 121st Avenue south of where SW Quail Creek Lane intersects from the west and north of where SW Rose Vista Drive intersects from the east. It is across from the new street "SW Whistler's Lane." Access to all proposed lots will be via two parallel roads that access SW 121St Avenue forming a loop and one internal private road (Tract A) that originates and terminates onsite. Tract A is provided for future access to development north of the site. Existing Uses The property currently contains five single-family residences and farm outbuildings. All will be removed. Topography The site slopes downhill to the northeast averaging 7% to 10% with the low point in the northeast corner at 272 feet and a high point of 343 feet in the southwest corner. Vegetation The site is relatively open with scattered trees throughout. The southeast corner contains a dense stand of small deciduous trees and brush. The existing conditions plan illustrates the type and diameter of the trees on the site over 6-inches in diameter. Surrounding Land Uses The subject site is located in a developing area of single-family residential development on relatively large lots. Densities vary and parcel sizes range from 6,000 square feet to nearly an acre. 2 Transportation The closest bus route and stop is on SW 121St Avenue and SW Walnut where bus route 45 can be utilized. This service is approximately .65 miles 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. PROJECT DESCRIPTION Prairie Skies is a single-family residential development that will blend in with surrounding residential development. The applicant is proposing to subdivide the 6.72- acre site into 29 lots. All of the newly created lots will be developed with single-family detached homes. The proposed lots range in size from 6,000 square feet to 9,966 square feet, with an average lot size of just over 7,500 square feet. The resulting gross density is approximately 4.3 units per acre. Streets A, B and Whistler's Lane will be dedicated and constructed as a public streets with Street A and Whistler's Lane having an east west axis and connecting with SW 120 Avenue to the east. Street B will provide connectivity between Street A and Whistler's Lane and access to lots 7 — 11 and 24. The proposed internal public streets will be comprised of a 50-foot right-of-way with a 28-foot paved surface, curbs, 5.5-foot planter strips from face of curb and a 5-foot sidewalk. SW 121St Avenue will be improved with a half-street improvement along the site's frontage by the City of Tigard. This project will dedicate a 10-foot right-of-way dedication for a total of 30 feet north of centerline. The proposed half-street improvement will include a 17-foot paved surface north of centerline, curb, 5-foot curb-tight sidewalk and an 8-foot landscape strip. Water service will be provided to all proposed lots via construction of new lines extended from SW 121st Avenue. An 8-inch sanitary line will be constructed in the new street right-of-way and accessed from the east boundary of the site. Lateral lines will connect each of the proposed 29 lots to the new sewerline. Storm water will be handled through a series of pipes and catch basins, which will convey the storm drainage to a storm water facility in the northeast corner of the parcel. The storm water facility will be located within a tract (Tract`B"). (See Grading & Storm Drainage Plan). 3 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 $27.50 per lineal foot of street frontage. The developer will elect to pay the fee in lieu of under grounding the overhead utilities. 18.390: QUASI-JUDICIAL DECISION MAKING 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 The applicant will be subdividing the site into 29 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"Prairie Skies" as the proposed plat name. The proposed onsite SW Whistler's Lane right-of-way has been designed to align with the existing SW Whistler's Lane intersection at SW 120 Avenue to the west. This document serves as the narrative for the project and contains an explanation for all of the common improvements proposed. 18.510: R-4.5 SINGLE FAMILY RESIDENTIAL The property is currently zoned R-4.5 by the City of Tigard. The purpose of the R-4.5 Land Use designation is to establish sites for single family detached and attached units for medium density residential developments. The proposed detached single-family homes are permitted outright per Table 18.510.1. 4 18.510.2: DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES The proposed development site will comply with the dimensional requirements as laid out in Table 18.510.2, specifically. Required Setbacks Other Requirements Front Yard 20 feet Lot Size: 7,500 square feet minimum Side Yard 5 feet Lot Width: 50 feet Street Side 15 feet Height: 30 feet Rear Yard 15 feet Garage 20 feet The proposed subdivision will comply with all of these 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 6,000 square feet. The smallest proposed lot is 6,000 square feet. The project's average lot size is more than 7,500 square feet. 18.705: ACCESS/EGRESS & CIRCULATION 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 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 Prairie Skies are as follows: Net Area Calculation Gross square feet 293,035 square feet (6.72 acres) Minus right-of-ways 66,857 square feet Equals Net Area subtotal 226,178 square feet/7,500 square feet= 30.16 dwellings Minimum Dwelling Units Required: 30.16 X .80 =24.12 units Total Units Proposed: 29 units 5 18.725: ENVIRONMENTAL PERFORMANCE STANDARDS 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 Street trees will be provided in accordance with this section on the public 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 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 Each lot will have a minimum of two off-street parking spaces to serve the detached single- family residential homes. 18.780: SIGNS Monumentation of the subdivision will 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 A tree preservation plan has been developed and reviewed by a certified arborist, including the location, size and species of all existing trees. The plan identifies individual trees for removal or retention. The plan illustrates the proposed building envelopes of the homes on each of the lots. Only those trees located within the proposed building envelopes and those trees located within the proposed street rights-of-way or water quality facility are designated for removal. The tree protection standards proposed include fencing, mulching, proper equipment storage, soil protection, responsible excavation and quality assurance by the project arborist. 6 18.795: VISUAL CLEARANCE AREAS Any future landscaping will be consistent with this section. The intersection proposed with SW Whistler's Lane and SW 121" as well as Street A and SW 121St Avenue will require the preservation of vision clearance triangles. 18.810: STREET & UTILITY IMPROVEMENT STANDARDS Streets: The public streets (Streets A, B and Whistler's Lane) will be constructed to City standards as illustrated on the plans. The applicant is proposing to use the Local Residential Streets - Skinny Street Option for internal streets as allowed by Figure 18.810.4. As per this section, the proposed internal public streets will be comprised of a 50-foot right-of-way with a 28-foot paved surface, curbs, 5.5-foot planter strips from face of curb and a 5-foot sidewalk. Parking will be allowed on both sides of the street. The proposed layout will provide access to homes on the site and future development to the north. Sanitary Sewer: Sanitary sewer service is currently available from an existing line at the eastern boundary of the site and will be accessed through an easement between 2 homes. A new 8" line will be extended into the site to serve all lots. Surface Water Run-off: Storm water runoff will be collected via a system of pipes and catch basins within the newly constructed public and private streets. The water will then be conveyed to a storm water facility before discharging into an existing storm drainage line to the northeast of the site in SW Terrace Trail Drive. 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 new lines from the existing 12-inch line in SW 121'Avenue at the west boundary of the site to create a looped system. Hydrants will be placed to provide adequate fire suppression to all lots within the development. 7 18.810.030: STREETS A. Improvements. The proposed subdivision has frontage on SW 121st Avenue. The City of Tigard will be completing street improvements. The applicant is proposing to use the Local Residential Streets - Skinny Street Option for internal streets as allowed by Figure 18.810.4. As per this section, the proposed internal public streets will be comprised of a 50-foot right-of- way with a 28-foot paved surface, curbs, 5.5-foot planter strips from face of curb and a 5- foot sidewalk. Parking will be allowed on both sides of the street. Criteria is met as shown below: • A traffic flow plan (circulation plan) has been submitted with this application for approval; • The internal streets will not be serving more than 1,000 vpd. Expected flow is approximately 300 vpd; • No parking will be permitted within 30 feet of an intersection; and • The proposed skinny streets will be adjacent to single family detached development. Tract A will contain a private street facilitating future development to the north. It will consist of a 26' right-of-way with 24 feet of paving and curbs on both sides. A sidewalk on the west side will be placed in the public easement. B. Creation of rights-of-way for streets and related purposes. With the preliminary approval and recording of the final plat of the Prairie Skies subdivision, the necessary rights-of-way will be created. C. Creation of access easements. A public access easement will be recorded over the private street and associated sidewalk tract reserving future access to the north to facilitate vehicular/bicycle and pedestrian circulation. D. Street location, width and grade. 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. Tract A is provided for future access to development north of the site. 8 E. Minimum rights-of-way and street widths. The proposed public right-of-way is 50 feet in width for new public streets, which is sufficient to accommodate improvement necessary for a street generating less than 500 ADT. This includes 28 feet of paving with curbs , planter strips and sidewalks on both sides. A 15' dedication to SW 121St Avenue will occur with this approval providing the required 35'half street right-of-way for the city construction project. F. Future street plan and extension of streets. A future streets plan has been submitted with this application showing the pattern of existing and proposed future streets within 530 feet surrounding and adjacent to the proposed project. All items that are required to be shown have been placed on the plan. Only that area to the immediate north of the site has redevelopment potential. The portion of SW Whistler's Lane that would be dedicated through this development has been designed to align with the existing SW Whistler's Lane/ SW 121St Avenue intersection southwest of the proposed subdivision. The proposed public streets are not designed as through streets capable of being extended for future development to the east due to the existing development patterns. However, a private street connection for future development to the north will be provided. Existing rights-of-way. SW 121st Avenue is the only existing right-of-way adjacent to the project site. With the proposed 15-foot dedication of additional right-of-way east of centerline SW 121st Avenue will have its ultimate half right-of-way width of 35-feet. Z. Street cross-sections Cross-sections of the public street and private street have been placed on the preliminary plans for review. 18.810.040: BLOCKS A. Block Design. The SW Whistler's Lane extension is proposed to connect the existing intersection of SW Whistler's Lane at SW 121St Avenue with the SW Whistler's Lane right-of-way stubbing into the west plat boundary. In addition, right-of-way is proposed for Streets A and B to complete the internal block formation. 9 The public streets are not proposed to be extended eastward due existing development patterns. Access to potential development north of the site is provided via a private street in Tract A. B. Sizes. The proposed extension of SW Whistler's Lane and proposed public streets A and B will allow for internal circulation within the site and access to SW 121St Avenue and SW Whistler's Lane. The block size does not exceed the 1,800-foot perimeter required by code. 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. 10 /t4±JjI) ho rA oo ci Meet;n3 ALPHA ENGINEERING, INC. December 4, 2002 RE: PROPOSED+/-29 LOT SUBDIVISION TAX MAP 2S103CC, TAX LOTS 100 &200 TAX MAP 2S103CD, TAX LOTS 4100, 4200 &4300 Dear Resident: Alpha Engineering is representing the Developer of the property described above. The property is currently zoned R-4.5,Low Density Residential. We are proposing to develop a+/-29 lot subdivision for this location. Prior to applying to the City of Tigard for the necessary approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. The purpose of the meeting is to provide a forum for the applicant and surrounding property owners/residents to review the proposal and to identify issues so that such issues may be considered. You are invited to attend a meeting on: DECEMBER 18,2002 at CITY OF TIGARD TOWN HALL ROOM 13125 SW HALL BOULEVARD TIGARD,OR 97223 @ 6:30 P.M. Please note that this will be an informal meeting on preliminary development plans. Depending on the type of land use action required, you may receive official notice from the City of Tigard for you to either participate with written comments and/or an opportunity to attend a public hearing. Should you have any questions regarding this proposal, please call me at 503.452.8003. Sincerely, ALPHA ENGINEERING,INC. / a*rew L 6pra Matthew L. Sprague Project Planner Enclosures Plaza West • Suite 230 • 9600 SW Oak • Portland, Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 •www.alpha-eng.com • ........■•■■■••••111111M11 CITY of R D ill 1 , , GEOGRAPHIC INFORMATION SYSTEM , Alipp Sir MARION ST ,� AREA NOTIFIED (SOO') 401400,%11rWl////*ea IIIi1ii w l 25 8 1P# • r 1 xtB]W1nre• FOR: Sophia Mekkers 11111111 Alpha Engineering Q n,aamw L — nMaaaw �1i717pnIN n1B7Wtlwe n son,B . le"'�� n �._._._xK7gl�i"Minn xlBacelnw '!(<717BA xle]CAB1ee1 ``I nroacBn130• / 1. r��,N1111111in Qntwxmnee / ♦� - nWacelueB asp]celne° nnacwttreB / M � RE: XS103CC 100, 200 e— •I ,1 "annum wwMweB6w\\ Z25M]cwn6Be 25mcBlBBBB PS 103C/101906 >. , t t ' N nlmcelroe6aalwcnweB / •. i LN��''�',' xro]°A]Bw „ \ ., ,4 .103CD, 4100, 4200, 4300 •� / n,neaBtlw nwaawta, \• n10]CABI600 n107CA015w �. 4 ntwawaw .. w sasa nlnwr/aB '- to Nac°esaeB +_ __ now:cane ■\ ..4„,„ xR]CBBSaw Property owner information ` 25Mawat asrouw°saoe %10]0006130 is valid for 3 months from \� ` nroac006003� the date printed on this map. 1WT1LN aM3eawwr a/^a� 1`` � \\� \;I � G "V` �\‘t. \ ` V -..- asle]c°°sam asWw1OMIM/ xMaawa �'/^ `''t1\`\\ �1•►\\�'\`\`\\�\\`' / � `��... 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T Tigard,OR 97223 \— _- E5VIE1i��` l ! 1 I I___ (503)63&4171 httplhvww.ci.tigard.or.us Community Development Plot date:Nov 18,2002;CamagicWMAGIC03APR - l.s04/it `- _ . DATE D obe-e_ 17 2c0-2._ PROJECT NAME ski 12I A0.�.. wA ' li tSE ' MEETING LOCATION CI -r • . Yet - -4_ &,, !,. , NAME (First/I and C-0-r1)/ ADDRESS TELEPHONE NUMBER t4 -r1)/ 13 7 4. 6 5' W ( a I 5 �aa - c40 39.s"� 4 Jfivm2o r r u C.t-R I c.H f 35-d Osit.) / / o-- 30y o `-rnaA . /34.16 S41/fir =` ,548-590 - 3O7/ 2v 1:1•-•/.2 / sue- / , It ,ta StutrCNER_ /3la9m Sc.) 1 I Ci - - 50.39 6d'`/- 4575 SAC*. 8244.7-c146 2. If t' -3A rc 5`'-0114 R 117 7 s w l -2 ) 5.7o --/ 07L 4-itizi--, _ 0 //7°5- si- re.-5- >m,-Pc E 7-P'iic.c (s-0 3-) 6Z4- 2E)s-0 S r7f, jL1 t' 1310c SW, Ltg�, Ni �39-L_.�z7 Do/I/ /!s'9% /I7G o 6t-,,. / 2t 1/4" J01-..-.. Do l- -se 11 CRO Sv✓ T,/tee 7r231 )f Pr ‘20 VS"n 6.,t�C Y S t-T //G 73- Se-t. rP,. -,,,P Tom,%j, &39--_ 'z.L s— � 44.1: ` 11(o9:S s,. T KizAcC7R,,q,)LS -)01-31-10 ctiiti�t�o —Ae — / • _. - l Z _ . 5-70-65?7? 5co1T Er c) vi I y /A0 �/S� 5 t f 0 i - 1-111 A/ 59 o shy y Neighborhood Meeting Notes SW 1215t Avenue Subdivision The meeting commenced at about 6:30 PM on December 18, 2002 at the City of Tigard town hall meeting room. An attendance sheet was provided. A conceptual site plan and aerial photo were available for attendee review prior to the meeting starting. Present for Alpha Engineering, Inc. were Matt Sprague, Project Manager, and Al Jeck, Director of Land Investments. Matt chaired the meeting. Mr. Sprague started the meeting with introductions followed by a description of the approval process for the City of Tigard for the overall subdivision and what was known about the proposed improvements to SW 121st Avenue being planned by the City at this time. Following these explanations the meeting was opened up to questions and concerns from the residents in attendance. Below are the major topics of discussion and questions along with responses where applicable by the presenters. Specific questions from the audience, and applicant responses: 1 Will the trees be retained? Matt explained that the perimeter trees are the easiest to retain, but we won't know for certain until we have a grading plan which trees will be preserved. We hope to keep as many of the trees as we can while providing a suitable plan for the construction of homes and it must meet the City Development Code Standards. 2 Neighbor from 118th Street expressed concerns about blowdown--what assurances? She is concerned about a large tree, which a "tree man"told her to leave. Matt explained that two arborists are involved to address these issues, one hired by us, the other on City staff. Sometimes they disagree but their review provides us with information necessary so that we do not end up with a potential hazard situation. 3 Dave Brown (neighbor): asked about provisions for a storm easement. Matt explained the options--either go through his property, a neighbor's property, or some combination. Options are a negotiated easement, or else go through existing public easements on the lot lines. 4 Dave Brown: asked about water runoff from the construction, specifically 1) during construction and 2) after final construction. Matt explained that we typically try to build during the dry season, so water is not as big a concern. During the wet season, erosion is typically a bigger problem. During the construction process we will put in place measures to ensure that adjacent properties do not experience increased runoff and soils coming onto their properties. After construction is completed, a detention pond will be located at the low point of the project. It receives the stormwater that is collected within the storm system of the project and then is piped to an existing system. In essence, the increased runoff is capture prior to reaching the downhill properties. 5 What benefits will adjacent property owners experience? Matt asked what benefits are you looking for(not certain of intent of question)? No answer. Matt talked about improvement with regard to any runoff problems currently experiencing. Also mentioned road improvements that we will be completed on SW 1215` Avenue providing a safer driving, bicycle and pedestrian system. 6 Concern about lack of seeding on Morrissette project. Matt responded that we are not aware of any problems on that site as we are not working on it. (Across 121st from this site). Matt explained that it appeared to him that Morrisette's project had been if not seeded, covered with straw and had erosion control measures in place. 7 How deep will the trench be for the storm drain? (specifically related to connection to existing system in Trails End) ...We are not sure at this point but would try to keep the line no more than 8 feet deep. 8 Why did Morrissette wipe out all the firs? (Again talking about a project across the street) We are not aware of the details of their plan but had heard that a few trees that were removed were not supposed to be. Beyond that we don't know what occurred on that site. 9 What other projects have you done? Matt and Al identified Blue Heron, Cascadian, Moore, and Linden. Gave approximate locations and encouraged attendees to go by and look, particularly with respect to tree preservation concerns. 10 Have you discussed with City Planning yet? Matt: yes, we held a pre-application conference and a few over the counter meetings. Gave Brad Kilby's name as the representative for the City at the Pre- App. 11 Several questions from Dave Brown and adjacent neighbor about 10' easement, such as how do you put the pipe in? Do you replace property to pre-condition? What if trees are damaged? This issue relates to the need to connect storm drainage through adjacent properties to an existing system. The preferred route does not have an easement however another route has 5-foot easements on each side of a lot line in which the pipe could be placed. It was explained to the attendees that the plat that was recorded including the storm routes also recorded these 5-foot utility easements along all property lines within the subdivision so that any future needs for utilities could be addressed. The preferred route would not be as problematic and would be direct rather than using the existing easements but we would have to get permission from the property owner in order to utilize it. It was explained that we were trying to do that now. The other route in the 10-foot easement would require either trenching or boring to place the pipe with careful attention to the existing homes. The land is then returned to its previous condition to the greatest extent possible. I was not sure as to tree damage and how that is addressed with either replacement or plantings. 12 Questions about the purchase agreement, particularly whether we had purchased property yet? Al explained the general workings of the options, and also mentioned the fact that we will be purchasing one of the properties up by end of January. Ongoing discussion occurred relating to similar topics as described above and the meeting was adjourned at approximately 8:00pm. 2S103CC-00500 2S103CC-02100 ANDERSON JOHN D& BRIEN KENNETH G& KENT SUZANNE M AMACHER JUANITA 13825 SW 121ST AVE 12060 SW ROSE VISTA DR 'IGARD,OR 97223 TIGARD,OR 97223 2S103CC-00400 2S103CB-04903 ANDERSON JOHN DEREK& BRIJESH REVOCABLE LIVING TRUST KENT SUZANNE BY BRIJESH ANAND TRUSTEE 13825 SW 121ST AVE 13613 SW 121ST TIGARD,OR 97223 TIGARD,OR 97223 2S103CC-00403 2S103CD-04800 AN RS JOHN DEREK& BROWN DAVID R&SANTINA KENT ZANNE 11685 SW TERRACE TRAILS DR 13 SW 1ST AVE TIGARD,OR 97223 T GARD,OR 97223 2S103CD-04900 2S103CD-04400 ANDERSON STEVEN D BROWN MICHAEL J& 11695 SW TERRACE TRAILS DR RIES-BROWN JUNITA M TIGARD,OR 97223 13530 SW 121ST ST TIGARD,OR 97223 2S103CB-05300 2S103CC-00900 ARELLANO RUBEN& BRUMLEY SCOTT B&JANINE K CONDELEILANI 12045 SW ROSE VISTA DR 12175 SW HOLLWO LN TIGARD,OR 97223 TIGARD,OR 97223 Si O3CC-01000 25103CD-07900 BACON LEWIS J JOAN M BRUTCHER JACK L&MARTI E 12035 SW ROSE VISTA DR 13695 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03400 2S 103C0-05500 BARNEY MICHAEL E&JANET S BUCHANAN ROBERT C& 13968 SW AERIE DR MARTIN TAMERA J TIGARD,OR 97223 11640 SW TERRACE TRAILS DR TIGARD,OR 97223 2S103CC-00402 25103CA-01001 BIANCHI BENNETT B&CAROLE P CALLAWAY KEVIN JOHN&LORI F 63531 PHARAOH CT 13345 SW HOWARD DR BEND,OR 97701 TIGARD,OR 97223 2S 103CB-10200 2S 103CB-05500 BINTLIFF STEPHEN J& CASIAS DAVID J&LILIA M RHONDA K 12199 SW HOLLOW LN 13520 SW 122ND TIGARD,OR 97223 TIGARD,OR 97223 25103CC-03300 25103CB-10800 RIDGES JOSEPH B&TRACI L CHRISTOPHER CLINT ALLEN&AMAND 13972 SW AERIE DR 12159 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-10100 2S103CD-07800 COMUNTZIS GLEN&POLLY ANN FORD FREDERIC C&MELISSA E 12220 SW QUAIL CREEK LN 11705 SW TERRACE TRAILS DR TIGARD,OR 97223 TIGARD,OR 97223 2S103CC-03200 2S103CC-01300 CONSOLO JIM E&MARTHA L FRANCE JON E&KATHY K 13984 SW AERIE DR 11925 SW GAARDE ST TIGARD,OR 97224 TIGARD,OR 97223 2S103CD-07300 2S 103CB-10400 CORNELL WILLIAM M& GADBERY MICHAEL K&CATHY A HORNSHUH KAREN L 12192 SW QUAIL CREEK LN 13830 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-11400 2S 103CD-05800 CORONEL JOHN R& GARNER LOREN G&PATRICIA A CORONEL MISTY D 11630 SW FAIRVIEW LN 13482 SW 122ND TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-12000 2S103CB-10900 DAUNG DAT V& GEGA BYRON J NHEP 12165 SW QUAIL CREEK LN 12190 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 i 103CD-05400 2S 103CA-01500 DEFRANG GARY R CAROLYN M GIBB JESSE L SHERON M 11650 SW TERRACE TRAILS DR 13380 SW HOWARD DRIVE TIGARD,OR 97223 TIGARD,OR 97223 2S103CD-05100 2S103CD-01800 DOLESE JOHN W GREEN DENNIS L AND 11680 SW TERRACE TRAILS KASHMIR CHRIS TIGARD,OR 97223 13785 SW FAIRVIEW CT TIGARD,OR 97223 2S 103CC-00600 2S 103CD-07100 ERDT DONALD D GROVER JERRY AK)JUDY M DOROTHY P 13890 SW 118TH CT 13760 SW 121ST TIGARD,OR 97223 TIGARD,OR 97223 103CC-00700 2S103CD-05200 ERb DI ALD D DOROTHY P HARGIS MARILYN L 1376* 121ST 11670 SW TERRACE TRAILS DR P -TLAN I,OR 97223 TIGARD,OR 97223 2S103CC-05200 2S103CD-08100 RICKSON DAVIS A&SUSAN HARNAR NORMAN E&LEONA S .3615 SW 121ST AVE 13755 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-03100 2S 103CA-01600 HART TRACY W&SIGRID A JOHNSON SIDNEY W&CHERYL R 13990 SW AERIE DR 13410 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CA-02000 2S 103CD-07000 HAWKINS CYNTHIA J KAMBERGER ANNE C 13460 SW 121ST AVE 13930 SW 118TH COURT TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-02000 2S 103CD-05000 HAZARD JOHN GERALD& KAUFFMAN JEWEL D TRUST DARLINE GROGAN CO-TRS 11690 SW TERRACE TRAILS DR 12040 SW ROSE VISTA DR TIGARD,OR 97223 TIGARD,OR 97223 2S103CD-01400 2S103CD-07400 HEYDLAUFF GLORIA J KLETTKE RICK L&N RENEE TRS 13715 SW FAIRVIEW CT 13800 SW 118TH CT TIGARD,OR 97223 TIGARD,OR 97223 2S103CD-01600 2S103CC-03500 HOLT DARCI L&ROY S KLUDT DOUGLAS L& 13755 SW FAIRVIEW CT SUZANNE RADOMSKI TIGARD,OR 97223 13956 SW AERIE DR TIGARD,OR 97223 3103C0-04300 2S 103CD-06000 HOWLETT TODD M KOEHLER JAY 13560 SW 121ST 11670 SW FAIRWAY LN TIGARD,OR 97223 TIGARD,OR 97223 2S103CB-09900 2S103CB-10500 HSIEH WEI-YEONG ALAN& KRIEGEL JESS A&ROSEMARY A CHUEH SHAN-SHIUM LENA 12186 SW QUAIL CREEK LN 12276 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S103CC-01100 2S103CB-05400 HUFFMAN DAVID S& KRUSE DAVID E& CRYSTAL F DUTTON PAULINE D 12025 SW ROSE VISTA DR 12187 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S103CD-08500 2S103CD-01700 HUTSELL PHYLLIS J LANTZ ERIK V& 13925 SW 118TH CT COMBS-LANTZ SHERI L TIGARD,OR 97223 13775 SW FAIRVIEW CT TIGARD,OR 97223 7S103CD-06100 2S103CB-11500 JANCHUK RUSSELL J LOPEZ NELSON J& 11710 SW FAIRVIEW LN WU SUSAN C TIGARD,OR 97223 13450 SW 122ND AVE TIGARD,OR 97223 2S 103CC-00200 2S 103CD-04600 MAPES L V JOYCE MURILLO JOSEPH J AND 13730 SW 121ST BARBARA L TIGARD,OR 97223 11635 SW TERRACE TRAILS TIGARD,OR 97223 2S 103CA-00600 2S 103CA-01400 MAY WILLIAM A NGUYEN BICH LIEN THI 13375 SW HOWARD DRIVE 13350 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CB-11900 2S 103C D-05900 MCGUIRE WAYNE B& OSBORN CYNTHIA B AND DONALD L ELDIEN PATRICE T 11640 SW FAIRVIEW LN 12202 SW HOLLOW LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-00800 2S 103CB-12200 MCPHERSON LORIN F/LAURA N PACHOLL DIANNA F& 12055 SW ROSE VISTA DR PACHOLL RICHARD L TIGARD,OR 97223 12176 SW HOLLOW LN TIGARD,OR 97224 2S 103CB-12300 2S 103CC-02400 MCQUILKIN ROGER W PALEN ROBERT L& 12160 SW HOLLOW LN DENISE A TIGARD,OR 97223 13910 SW 121ST AVE TIGARD,OR 97223 ,103C B-10000 2S 103CA-04100 MERCER STEPHEN J&RUTH PENDLEY MARK A 12252 SW QUAIL CREEK LN 11625 SW TERRACE TRAIL DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103C B-12100 2S 103C D-05300 MITCHELL DENNIS J&SUSANA DEOC PETERSEN DALE STEVEN&TRACY A 12182 SW HOLLOW LN 11660 SW TERRACE TRAIL DR TIGARD,OR 97223 TIGARD,OR 97223 2S 103CC-01800 2S 103CB-11200 MORGAN MICHAEL JOHN& PETERSON MICHAEL D& KATHERINE GRACE PEGGY SUE 12000 SW ROSE VISTA DR 12197 SW QUAIL CREEK LN TIGARD,OR 97223 TIGARD,OR 97223 2S 103C8-11300 2S 103CA-00603 MORI WAYNE H& DONNA S PETITT THOMAS J 12213 SW QUAIL CREEK LN 13400 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 9S 103CB-10700 2S 103C B-11100 JLVEY KIM T& PATTY M PHAM RICHARD L& _0184 SW 71ST DOUANGCHIT CHIEP TUALATIN,OR 97062 12189 SW QUAIL CK TIGARD,OR 97223 2S103CC-01400 2S103CB-12500 PICKELL HELEN C IL HOL W-TIGARD LLC 10475 SW KABLE ST BY HSTONE ADVISORS INC TIGARD,OR 97224 161 TURA BLVD#1400 CINO,C 91436 2S103CB-05600 2S103CB-10300 PITTS GERALD RNERNA J& RATH DONALD& CAPUA DEBRA S COCHRAN BONNY E 12201 SW HOLLOW LN 12212 SW QUAIL CREEK LN TIGARD,OR 97224 TIGARD,OR 97224 2S103CC-00100 2S103CB-10600 POPENEY DOROTHY TR REIS EDWARD T III& 13660 SW 121ST AVE DARALYN A TIGARD,OR 97223 12174 SW QUAIL CREEK LN TIGARD,OR 97223 2S 103CD-03800 2S 103CC-02200 PORTER HERMAN ROLL WAYNE J DEMETRA T 11875 SW GAARDE ST 13830 SW 121ST ST TIGARD,OR 97224 TIGARD,OR 97223 2S103CA-01300 2S103C0-07700 PURKEY MICHAEL R& RONE CLIFFORD G AND BRENDA L CHARMINE L 13320 SW HOWARD DRIVE 11715 SW TERRACE TRAILS DR TIGARD,OR 97223 TIGARD,OR 97223 103CD-08600 2S103CB-05700 Q CORPORATION THE SCHAEFER CHRISTOPHER J& HA N BUSINESS CENTER KATHLEEN M 0 12213 SW HOLLOW LN TIGARD,OR 97223 103CD-087** 2S103C0-08000 OW• II' • 'T CORPORATION THE SCHIEBOLD HANS&SHARON R HA 0 '•'N BUSINESS CENTER 13705 SW 118TH CT 0 TIGARD,OR 97223 2S103CB-12600 2S103C0-07500 QUAIL HOLLOW-TIGARD LLC SCOLES HARRY C&BARBARA BY HEARTHSTONE ADVISORS INC 13750 SW 118TH CT 16133 VENTURA BLVD#1400 TIGARD,OR 97223 ENCINO,CA 91436 2S103CB-12700 2S103CD-04700 Q IL HOL W-TIGARD LLC SEDGWICK WAYNE L BY H STONE ADVISORS INC 11645 SW TERRACE TRAIL DR 161 TURA BLVD#1400 TIGARD,OR 97223 CINO,CA 91436 ?S103CB-12800 2S103CB-05200 IL HOLL -TIGARD LLC SHELLEY JOHN C&MEE Y r3Y H STONE ADVISORS INC 12163 SW HOLLOW LN 1613 URA BLVD#1400 TIGARD,OR 97223 INO,CA 1436 2S103CD-04401 2S 103CD-08200 SIEG GARY&JULIE A SWANK GERALD W AND 11675 SW TERRACE TRAILS CLARICE J TIGARD,OR 97223 13805 SW 118TH COURT TIGARD,OR 97223 2S 103C C-01200 2S 103CA-01700 SMITH GENE F MARY E SWOPES BRET AND LINDA S 12015 SW ROSE VISTA DR 13440 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97224 2S103CC-01500 2S 03CD-072 SMITH HOPE Y&WILLIAM H TIG RD Y OF 12005 SW ROSE VISTA 131 W HALL TIGARD,OR 97223 T ARD, R 97223 2S103CB-11800 2S103CD-0 00 SMITH SHAWN TI R ITY OF 12218 SW HOLLOW LN 131 W HALL TIGARD,OR 97223 T AR ,OR 97223 2S 103C D-01300 2S 103CD-057 6 SPANG ADAM T& TI c:RD• Y OF SPANG JESSICA I 131 ",W HALL 13705 SW FAIRVIEW CT ARD, •R 97223 TIGARD,OR 97223 3103CD-03600 2S 103CB-11000 SPENCER PHILLIP C&LORINDA C TRAN LAN A 11765 SW GAARDE 12177 SW QUAIL CREEK LN TIGARD,OR 97224 TIGARD,OR 97223 2S 103C D-04100 2S 103CB-11700 SPENCER STEVEN W AND MARVIS J TRESTIK STEVEN W& 13620 SW 121ST AVE TRESTIK JILL M TIGARD,OR 97223 13402 SW 122ND AVE TIGARD,OR 97224 2S 103CD-07600 2S 103CA-01800 STEWART WILLIAM R AND LORENA R TUCKER ANTHONY K AND 13700 SW 118TH CT JOYCE E TIGARD,OR 97223 13470 SW HOWARD DR TIGARD,OR 97223 2S 103CC-05300 2S 103CD-03500 STOTLER JOHN A&CAROL L TURNBULL VENITIA M TRUSTEE 13617 SW 121ST AVE 11735 SW GAARDE TIGARD,OR 97223 TIGARD,OR 97224 25 103CC-02300 2S 103CD-04500 JMMERS JOSEPH RAMSEY&BEVERLE ULLRICH RICHARD L 13870 SW 121ST AVE SHARON L PORTLAND,OR 97223 13500 SW 121ST AVE TIGARD,OR 97223 2S103CD-04200 VELONI RONALD R 13590 SW 121ST TIGARD,OR 97223 2S 103CC-00300 VENTURE PROPERTIES INC 4230 GALEWOOD ST STE 100 LAKE OSWEGO,OR 97035 2S103CD-01500 WEBER MICHAEL J&ROBERTA K 13735 SW FAIRVIEW CT TIGARD,OR 97223 2S 103CA-00601 WEEKS JACK A ELIZABETH E 13465 SW HOWARD DR TIGARD,OR 97223 2S 103CD-05600 WEYRAUGH WILLIAM M& DUNKLE-WEYRAUCH CONNIE 11630 SW HARRIS TRAILS DR TIGARD,OR 97223 ,103CA-01900 WILLIAMS PETER ERNEST AND JEAN 13430 SW 121ST TIGARD,OR 97223 2S103CB-11600 WILLIAMS RANDAL K&CAMERON E 13434 SW 122ND TIGARD,OR 97223 2S103CC-01900 WISER KENT C&BRENDA D 12020 SW ROSE VISTA DR TIGARD,OR 97223 2S103CD-08300 ZIBOLSKI ARTHUR N& JOYCE E 13855 SW 118TH CT TIGARD,OR 97223 ^S103CC-01700 \AMERMAN LIN A ..ATHERINE L 11990 SW ROSE VISTA DR TIGARD,OR 97223 • Jack Biethan 11023 SW Summerfield Drive#4 -igard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 ITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 NOV . LUUL 4 : L91-1M No . 6740 P . 1 CITY OF TIGARD `OMMUNITY DEVELOPMENT-DEPARTMENT ,TANNING DIVISION cc>~rot=7taAtto Community Devtlopment 13125 SW HALL BOULEVARD sfidpini, Bata-Comrurusy TIGARD, OREGON 9722 PHONE: 3O3-639-4I7[ WE 563.684-7297(Atnt Patty or Shidey/Planning) REQUEST FOR'ti OO' 'OOT 1 ' OP 1111Y: OWNER: : AIL N U&J Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS Ci.e. ISI34AR,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A NAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): 1 . I o3 CG Lot #s to( 2f)c) 103 "s 4 traD, 4-200-,,-4-5(130 INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: I h _ . (NOTE: A minimum of 2 sets of labels will be provided 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 should request 3 sets) ,AME OF CONTACT PERSON: 11,10 is A- 1 4c,i5 PHONE: 605 -4-52-_-__Sciaa This request may be mailed, faxed, or hand i • " ered to the CI •f 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 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; $1I to generate the mailing List, plus$2 per sheet for printing the list onto labels (20 addresses per sheet)_ Then, multiply the cost to print one set of labels by the number of sets requested.. *EXAMPLE* * COST FOR THIS REQUEST * * 4_ sheets of labels z S2/sheet = $8.00 x sets S1b.00 Z ;IKON)of labels x$2/sheet = $ /T x�.J Q sets - $"9°1 sheets of labels x$2/sheet for CIT area x Z sets = $4.00 sheet(s)of labels x$2/sheet for CIT area = a_x rr5�sets = S GENERATE LIST = $11.00 GENERATE LIST TOTAL= $31-00 ^`' TOTAL - AFFIDAVIT OF MAILI1.GIPOSTING NEIGHBORHI,_J 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, 50pIn;a )1/4_,A ICCYs being duly sworn, depose and say that on the 4'-r' day of 'TeC 20 02. , I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near)Ti- 2 ,103cC- Vat-5: 100€200; TU: 2.510 3CC CAS 1-100, , a copy of which notice so mailed is attached hereto and made a part of hereof. 4 2C€43G0 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 G1 11_• ► •An • ■ AIMS was — , with postage prepaid thereon. 0 LUX/Lt k-kV Sic nature (In the presence of a Notary Public) POSTING: T:a rmtX , do affirm that I am (represent) the party initiating interest in a proposed 4/- Zr'! COI' 6L.1Ictd-IN(151Cfn affecting the land located at (state the approximate location(s) IF no address(s)and/or tax lot(s)currently registered) I GZ.X-map 25103CC lots tcc 2W. ,C-{ap 2SIQ:3CD- lnd did on the 4 day of ceC\ Im Of r , 20 02 personally post notice indicating that the site may be 101' proposed for a cSl_t Z'Y l application, and the time, date and place of a neighborhood meeting to 4100, discuss the proposal. q� p 43:0 The sign was posted at t 1 O S 19 n3 5\N t 2 l 5t T 1 Vc (state location you posted notice on proper / S gnature In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OR-E-C-'7°t`) ) County of VJ21-3f'W' OYl ) ss. Subscribed and sworn/affirmed before me on the day of December , 20 OZ. #►.•..r, OFFICIAL SEAL 1J KELLY ANDERSON 1) `� % NOTARY PUBLIC-OREGON 35694 t) ( Li COMMISSION N0.356943 ( �� 1 MY COMMISSION EXPIRES APR. 18, 2006 A ��- NO ARY e U BLIC OF OREGON My Commission Expires:Pcy\ 1St 20Lq Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: i 21 A v> 1 LAC/ TYPE OF PROPOSED DEVELOPMENT: fi/- 2C1 1O-t c5( A kkl 1C7l Address or General Location of Subject Property: N(ortt,OF ew 1216t Avenue co.5w QC1SP V I t tip c"[) l VPi Subject Property Tax Map(s)and Lot#(s):TA-t 25in3C`C LcTtfi is ' 200: TLA : 2;510C1n I r rt>:4100■42s:%17, h:\ogin\pattylmasters\affidavit of mailing-posting neighborhood meeting.doC4200 ! JAN t 4 2on:=. CleanWater Services ie.,—�,- --- •Our commitmeut i� clear. File Number 6-7.6r Sensitive Area Pre-Screening Site Assessment Jurisdiction i I Pc� woo, ` zep.` 300Date Map & Tax Lot as Ec../co-f 2co (S 4„-1-5) Owner V,q r, 61i�,, Site Address 134,10) t36bo. 13730, /359or 1354,0sc..w /V a l i-d t3`2 Contact NMI" Proposed Activity Z9 +/_ Lot- rah Address %,a) .GA) .110 74- -' 30 ,riL(Altoc., CR- a7 zz3 Phone 503 --(45a- 3 Official use only below this line Y N NA Y N NA I I I Sensitive Area Composite Map ❑ Stormwater Infrastructure maps Map# Z 5 I <M QS # 444117 Y N NA Y N NA n 7 Locally adopted studies or maps Li XI 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. 00-7: Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. p(. Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: ; arcwrla «F 3ehslr;•/p a.rei, •t��rtars r Le `.O/0eal, Reviewed By: _ Date: r//7P3 Returned to Applicant Mail X Fax Counter 155 N First Avenue, Suite 270 • Hillsboro, Oregoh 117(LW H Date r/,2t/o3 By cfol- Phone: (503) 846-8621 • Fax: (503) 846-3525 2, / www.cleanwaterservices.org s Iy JAN 2 2 2003 By :Elm pact toJheMl eiif IMPACT STATEMENT For SW 121st Avenue 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 121St Avenue or through existing development immediately to the east of the proposed development. 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 121St Avenue is classified as Neighborhood Route w/bike lanes in the Transportation Plan. This project will either construct the half-street improvement along the site's SW 121st Avenue frontage or (because the City is designing the street at this time), pay its share of costs to the City for future completion. The Tri-Met #45 Garden Home route is available at SW 121st Avenue and SW Walnut Avenue. This service is approximately 2/3 mile from the project site. The public streets (Streets A, B and Whistler's Lane) will be constructed to City standards as illustrated on the plans. The applicant is proposing to use the Local Residential Streets - Skinny Street Option for internal streets as allowed by Figure 18.810.4. As per this section, the proposed internal public streets will be comprised of a 50-foot right-of-way with a 28-foot paved surface, curbs, 5.5-foot planter strips from face of curb and a 5-foot sidewalk. Parking will be allowed on both sides of the street. The proposed layout will provide access to homes on the site as well as future development to the north via a 24-foot private street in Tract A. Drainage Systems The proposed drainage system will be collected via a piped system and be treated by a water quality facility where detention may also be provided if necessary. 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 Terrace Trail Drive. N:\proj\328-015\Word\Impact Statementdoc Water Systems There is an existing 12-inch water line in SW 121st Avenue. 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. The project will utilize this existing system to serve this site. An 8" line will be extended from the existing line to serve all proposed lots within the development. Noise Impacts No negative noise impacts will result from this project. Noise generated would be typical of a small single-family neighborhood. Parks System Jack Park is in the vicinity(1 mile) of the project site. Cook Park is the next closest park and is approximately 1.6 miles from the project site. These parks are adequate to serve the proposed addition of 29 single-family lots. Brent Fitch, PE AEI, Project Engineer � ) PR O .'"f , 4' 54627Pe\-.1"-\\ jI ORR :".� .0/ IEXPIRATION DATE: /21.91/a3 1 N:\proj\328-015\Word\Impact Staternent.doc /1?-%e - Ap / & &74r Con Arence g/e5 CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES Com°ntyrDeveloepment Slurping ft Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL REAP.MG CAE 14 t c FFv ,a : k BE APPLICANT: tN1,A Enr;,A€E.R+NG \1,1c. AGENT: NTT S.vcrirJo 2 Phone: (sc3) `1Sa- x[303 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: "R t,0.0 SO ID.It i3 ( & 0 13134 13590 13560 S■J TAX MAP(S)/LOT #(S): .�i'� it I�� v � . ' 00 X00 ,fIrWAIMEr// NECESSARY APPLICATIONS: Su^✓o,vL ,e..) PROPOSAL DESCRIPTION: S„mod.,, ,1•,6e, (3c' 5 Pc r.ce\s r\S -o1-.,110 COMPREHENSIVE PLAN MAP DESIGNATION: Uuvs Ili ReitDE.Nrci4L_ ZONING MAP DESIGNATION: R A-I S CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: C RPa ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. StC ) MINIMUM LOT SIZE: sq. ft. Average Min. lot width: 3O ft. Max. building height: ^Li- ft. Setbacks: Front ' ft. Side ft. Rear ft. Corner 1` ft. from street. MAXIMUM SITE COVERAGE: - % Minimum landscaped or natural vegetation area: — °Yo_ GARAGES: ft. I 1 NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handoutl THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section 1 NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18290.040 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. Fi 1 ACCESS (Refer to Chapters 18.705 and 18.165) Minimum number of accesses: Minimum access width: Minimum pavement width: 1 1 WALKWAY REQUIRE TS (Refer to Code Chapter 18.7051 Within all ATT CHED HOUSING (except two-family dwellings) and multi-family developments, each residential elling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, C MON OPEN SPACE AND RECREATION FACILITIES. [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 0 * y3�5�0 '304,9-16 ➢ Land within the 100-year floodplain; - aa sac. i3�•1 ➢ Slopes exceeding 25%; - -Do/. R:0-1^-1 ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. as JI 9j% 1tS(Y5 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 deduct,.• I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050 (minimum lot area) - 3,050(minimum lot area) 11.4 Units Per Acre = 121UnitPer Acre *The Development Code requires that the net site area exist for the next whole dwelling unit HO ROUNDING UP IS PERMITTED. *Minimum Proiect Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Apprication/Planning Division Section FA/SPECIAL SETBACKS (Refer to Code Section 18.7301 STREETS: feet from the centerline of . :- FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. > ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. - MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ^ ) ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.] FLAG LOT BUILDING HEIG T PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIG OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R- , 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 18.7 1 In order TO INCREASE PRIVACY AND TO El ER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent dev opments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFS AREAS along certain site perimeters. Required buffer areas are described by the Code in term of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shr bs 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 t Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and w ways. Additional information on required buffer area materials and sizes may be found in the De elopment Code. The ESTIMATED REQUIRED UFFERS 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: . Fo, LANDSCAPING (Refer to Code Chapters 18.145,18.165 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 18.7551 Applicant should CONTACT FRAN ISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. L ating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) riveways 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 (_ ] PARKING (Refer to Code Chapters 18.165 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. D Single-family Requires: One (1) ff-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Y Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: D Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. D Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. D Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS (Refer to Code Section .7651 BICYCLE RACKS are re ed FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycl acks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 1: 7751 The Code provides REGULATION OR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO A' AS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND REAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff ill attempt to preliminary identify sensitive lands areas at the pre- application conference bas:: on available information. HOWEVER, the responsibility to precisely identify sensitive land ar:.s, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions .f sensitive lands must be clearly indicated on plans submitted with the development applicati• . Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. 1 1 STEEP SLOPES (Refer to Code Section 1 .715.070.C1 When STEEP SLOPES exist, for to issuance of a final order, a geotechnical report must be submitted which addresses t approval standards of the Tigard Community Development Code Section 18.775.080.C. The port shall be based upon field exploration and investigation and shall include specific recommen ations for achieving the requirements of Section 18.775.080.C. Q(CLEANWATER SERVICES(CWS) BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application!Planning Division Section • TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION a,ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA1 CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet is >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet ♦ Existing or created wetlands >0.5 acre <25% 50 feet ♦ Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres ♦ Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet + >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 18.780) SIGN PERMITS MUST BE OBTAINED PRIG TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" han ut is available upon request. Additional sign area or height beyond Code standards may be rmitted if the sign proposal is reviewed as part of a development review application. Alternotively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.) 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.D. I I MITIGATION (Refer to Code Section 18.190.060.1) REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. • If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. I CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section ri 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. ( . 1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. ( 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) 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) /18.705(Access/Egress/Circulation) _ 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) / 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) _i 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) 1 8.742(Home Occupation Pemrits) 18.430(Subdivisions) v 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: 4 `:S1/4-) A-.1' ,01--,- r - # oecs'an (2-2 trse.Ets eg�pc flppl;e4-4-r+ 1-ketc .been tieecwed CbflOPAQ 14E.i oac:1 ► \C2�'`^, S,�,e.�o c�\c — !Ven.,cLt C\�Li\ P�nvAer \ e ec- RPC .s+ eti • ` -Tc‘ee Sc:r J 2� �R, ;c ��'‘a r. PI f'N Pt'''. ATF OR, Cori•-e.r:'av, Pr3.s1k,\■*■r.s Ac, 4L. k\L,e,s I3k e„.k e„t.t-, \ . \O .0`-‘13 PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8'/' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard c ;r_er . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: _.._ CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (stairs first name)@ attgard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Applicabon/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre-application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, 503639.4171. Staff: DRv‘O Ls LA Date: V\ ( 1q 1. BASIC INFORMATION Please refer to the`Land use applications basic submittal requirements"checklist for the basic submittal requirements. 2. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: Arborist Report/Tree Assessment ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Geotechnical Report ❑ Geotechnical Report must address liquefaction potential and soil bearing capacity ❑ Other 3. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10120150/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Mari.) Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access El City of Tigard Land Use Application Checklist Page 1 of 4 h:\pattylmasters\checklist.doc (UPDATED: 26-Jun-02) Existing Conditions Map - -. - .. 1.. "_ , .• - dons and gross area ❑ Contour lines (2'intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ ♦ Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ ♦ Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ • Locations of existing dedicated right-of-ways ❑ Local.. . . iveways on adjacent erties and across the street ❑ Subdivision Preliminary Plat Map =i-he proposed name of the subdjyisierr El Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer,engineer surveyor and designer(as applicable) El • Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2'intervals for 0-10%grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): ♦ Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ ♦ Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ ♦ The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ • Supplemental information including: • Proposed deed restrictions (if any) ❑ ♦ A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings,wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ City of Tigard Land Use Application Checklist Page 2 of 4 h:\patty\masters\cheddist.doc (UPDATED: 26-Jun-02) • Preliminary Partition/Lot Line Adjustment Plan • The owner of the subject parcel ❑ • The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ Site Development Plan _> The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ _> The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ City of Tigard Land Use Application Checklist Page 3 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) Landscape Plan ocation of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: ♦ Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces,decks, shelters, play areas, and common open spaces ❑ •ublic Improvements/Streets PI.n roposed•-fight.�way. • . '.is .•• •. -p ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ • Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distan - •- •id the limits of the proposed subdivision ❑ Grading/Erosion Control Plan - • - -'e - -- • w ich grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan • .proximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑ Fire hydrants(existing and proposed) ❑ Proposed fire protec.•• - . =•• ❑ (reliminary Storm Drainage Plan de • • . . elect to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification o - • , - and species of all existing trees ❑ • Program to save existing trees or mitigate tree removal(Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure El Sign Drawings • Specify proposed location, size and height ❑ City of Tigard Land Use Application Checklist Page 4 of 4 h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02) PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION < mty,it ® eC mnty mrit Shaping Better Community PUBLIC FACILITIES Tax Map(s): 25103CC,2S103CD Tax Lotisl: 100,200,4100,4200,4300 Use Type: SF 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 121st Avenue to 35 feet from centerline (3-lane collector w/ bike lanes). Also, there will be some additional dedication for the horizontal curve adjacent to TL 200 (see City design for future improvement of 121st Avenue). ® SW New Streets to 42 to 54 feet total (depends upon ADT) ® SW to feet ® SW to feet Street improvements: ® Half street improvements will be necessary along SW 121st Avenue, to include: ® 23 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with planter strip ® street trees spaced per TDC standards CITY OF TIGARD Pre-Agpltcatlen Conference Notes Page l of 6 Euuluefuu Dgert.eet Sectlee • • street signs, traffi )ntrol devices, streetlights and a tw gar streetlight fee. rXI Other: If the City CIP for 121' Avenue happens to move ahead of this project, the developer may be required to simply contribute funds in toward the improvement to cover their half-street improvement obligation. ® Full street improvements will be necessary along SW New Streets, to include: • 24 to 32 feet of pavement curb to curb (depends upon ADT) • concrete curb Fl storm sewers and other underground utilities X 5-foot concrete sidewalk with planter strips • street trees spaced per TDC standards FI street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk J street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I street improvements will be necessary along SW , to include: feet of pavement I concrete curb storm sewers and other underground utilities I 1 -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section • concrete curb storm sewers and other underground utilities I -foot concrete sidewalk street trees I I 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 $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW 121' Avenue. Prior to approval of the final plat, 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 to the east adjacent to TL 100. There is also an 8-inch line to the northeast that was stubbed to TL 4401. The applicant would need to secure an easement across TL 4401 in order to access this sewer line. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer line(s) as necessary to serve this development and provide stubs to upstream boundaries. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm 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. 1. The nearest public storm line is to the northeast in SW Terrace Trails. 2. Onsite detention is required: submit a preliminary design and sizing calculation with the land use application. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. I Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. CITY OF TIGARO Pre-Application Conference Notes Page 4 of 6 Engineering Department Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF. 1215`Avenue improvements are TIF creditable. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section Building Permit (BUF1. This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. 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: ( I l� b? ENGINEERING DEPARTMENT STAFF DA Phone: (5031 639-4171 Fax: 15031624-0752 \eng\brianr\templates\preap notes-eng.dot Revised: March 21, 2002 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section 10/28/2002 13:42 FAX 503598196r CITY OF TIGARD Il002/002 A PRE-APPLICATION CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX.(503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: A-\?k,G�-LlA 'he-e-C-1 r ZVLL. ;�,, Address: 1.00 S i O . -4-5 e-A- J Phone: 1--)S 2.- 2 O03 Case No.: I (�C,,(�12,--aXn6 City: ?cN—�\-C•v-()%, Zip: 97 Receipt No.: ` 2 - Li 2- ` /� '-�5 Z -St�03 Application Accepted By: '�/;� Contact Person: 1\\v. t—�2 t asap- Phone: Date: ///13/0 7i Property Owner/Deed Holder(s): 5 e.c_/4- e al .1._i•S 1-' DATE OF PRE-APP.: II/1q/0Z TIME OF PRE-APP.: i- V Address: Phone: PRE-APP. HELD WITH: City: Zip: Rev,7/1/2002 l:lcurpin\n sters\revlsed\Pre•AppRequest.doc Property Address/Location(s): S<• 1-i'S F- • 1 21si- A-.}c,0.v-e___ REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map &Tax Lot#(s):2S 103(S--- )00,Zc0/2S) o3C.D N 100 p 1-42b Zoning: 12- - s 1.1300 ❑ Pre-Application Conf. Request Form -7 OS 2 COPIES EACH OF THE FOLLOWING: Site Size: - ❑ Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. Alf of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location for the meeting. of the subject property in relation to the prepare 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 Iona 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 a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM • MONOPOLE project, the applicant must 8:00-4:00/MONDAY-FRIDAY. attach a copy of the letter and proof in the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code). ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE ❑ Filing Fee S200.00 GROUP. i PROPOSAL DESCRIPTION FOR SW 121st AVENUE PROPERTIES STANDARD SUBDIVISION Site Conditions The project site is located along the east side of SW 121st Avenue north of SW Rose Vista Drive. The site is relatively open with scattered trees throughout. Most of the trees are located on the southern portion of the site. Topographically, the site slopes downhill to the northeast averaging 7% to 10% with the low point in the northeast corner. Proposal The project site is designated R-4.5. The applicant foresees the site developing as a standard subdivision with varying lot sizes however all of the base zone requirements will be met. The site plan demonstrates 29 lots, a public street, a private street and a water quality/quantity facility. 31 lots may be accommodated on the site based upon the site acreage. This will depend on the density calculations and which existing homes will be kept. The public street is proposed to meet the skinny street standard with 28-feet of paving in a 50 foot right of way. The private street is proposed to have 24 feet of paving and a sidewalk on the east side. This private street will also accommodate future development on parcels to the north as contemplated on the submitted plan. Water is available to the site via SW 121st Avenue. Sanitary sewer is available at the eastern boundary of tax lot 100 (2S1 03CC). Storm drainage for the properties has not been accommodated for in past development and an easement will be necessary from the northeast corner to connect to the short system in SW Terrace Trails Drive. QUESTIONS: Is detention required? Are there any comprehensive plan mapped resources on or near the site? Why are the ROW's for"skinny" streets so wide? How many lots on a private street generate sidewalk needs on both sides? When will the City be improving SW 121St Avenue? How much right-of-way needs dedication to SW 121St? Twelve feet? N:\proj\999-203\pre-app.doc OWNERS Steven &Marvis Spencer 13620 SW 121St Avenue Tigard, Oregon Map 2S1 03CD, Tax Lot 4100 Ron Veloni 13590 SW 121St Avenue Tigard, Oregon Map 2S1 03CD, Tax Lot 4200 Todd M. Howlett 13560 SW 121St Avenue Tigard, Oregon Map 2S1 03CD, Tax Lot 4300 Dorothy Popeney 13660 SW 121st Avenue Tigard, Oregon Map 2S1 03CC, Tax Lot 100 Joyce L.V. Mapes 13730 SW 121St Avenue Tigard, Oregon Map 2S1 03CC, Tax Lot 200 N:\prof\999-203\pre-app.doc 5ubth' & jo if) P I a-1- A/avie . FROM :WASHINGTON_COUNTY SURVEY FAX NO. :5038462909 f 13 2003 10:05AM P3 Feb . 13. 2003 9:26AM No. 9B62 P . 2 WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE SUBDIVISION PLAT NAMING I request that the Washington County Surveyor's Office reserve the foliowing subdivision name: PROPOSED NAME OF SUBDIVISION: v 9 MAP AND TAX LOT NUMBER: 4 103 /ice 4-POO As 1 t>3Cb irtf-5 glob/ 21!x5+430o CITY JURISDICTION (Which City?) OR COUNTYJURISDICTiON; Ind SURVEYOR'S NAME: P116P, OWNER'S NAME: _ grAioleg- I understand that If the name is not used within five years, it will be automatically canceled. Name of person reserving name' • _ ' ari ( • &i!1 iAeei(+," Address! .re „", Telephone number: GDS q5A--VD3 Fax number. 3 - A.- ;•• 3 Signature: Data: `�" 13 Cy L.L • . iz2 - ( 3 . G Name approved Washington County Surveyor's Office 155 Korth First Avenue, Suite 350-15 Hillsboro, OR 97123 Far_(503)846.2909 S HAR8A15URVEMI]AT11DIRMEMAACINSUEIN.AM H.1=109/25/011dr Walter H. Knapp Silviculture& Urban Forestry TREE ANALYSIS AND ARBORIST REPORT PRAIRIE SKIES TIGARD, OREGON MAY 21, 2003 Summary. Although Prairie Skies is not heavily forested, there are 78 trees larger than 12 inches in diameter. Most of the healthy trees will be retained, but 21 will be removed during construction. Mitigation will be required as compensation. SITE AND TREE CHARACTERISTICS Most of the site at Prairie Skies is occupied by lawns,pasture, and other non-forest areas. Nevertheless,there are many ornamental trees that were planted as landscaping. About one- third of the trees are native species that appear to have established naturally. From an ecological point of view, the most outstanding feature is a stand of healthy Douglas-firs (Pseudotsuga menziesii) that will be retained on the east side of the site. Seventy-eight trees at Prairie Skies are larger than 12 inches in diameter(DBH'). Twenty- five of these are classed as dead, dying, diseased, or dangerous (DDDD), 21 will be cut as a result of construction, and 32 will be protected and permanently retained. Mitigation planting or equivalent payment will be required to compensate for tree removal. The Tree Inventory enclosed with this report describes the species, size, and condition of all trees larger than 12 inches DBH, and gives details of mitigation calculations to meet the requirements of City of Tigard Tree Code. TREE PROTECTION Tree protection measures include the steps that must be taken before, during, and after construction begins. The most critical times for protecting the trees are not only during the development of the site, but also during building of the houses. Inspections by the project arborist will be needed to ensure that the protection measures are followed. In addition, the City of Tigard Forester has responsibilities for site inspection. The overriding tree protection objectives are (1) to maintain structural stability, and(2) to maintain long-term health and vigor. Specific requirements to achieve those objectives include: Diameter at breast height(DBH),measured at 4'/�feet above ground level. 7615 SW Dunsmuir Lane,Beaverton, OR 97007 Phone:(503) 646-4349 Fax:(503)265-8117 Page 2 0270 Prairie Skies.doc 5/21/2003 Walter H. Knapp Before Construction: 1. Site Plans. Tree protection measures shall be included on site plans to ensure that contractors and subcontractors are familiar with the requirements. 2. Designation of Tree Protection Area. The client's arborist shall designate the Tree Protection Zone (TPZ). Where feasible, the TPZ shall be established at the dripline of the tree or grove as a minimum. If infrastructure(roads, sidewalks, and utilities) must be installed closer to the tree(s), the TPZ may be established within the dripline area if the client's arborist determines that the tree(s) will not be unduly damaged. 3. Protection Fencing Specifications. All trees to be retained shall be protected by either chain link fencing a minimum of 6 feet tall or orange construction fencing. Protection fencing shall be secured to steel posts placed no further than 10 feet apart and shall be installed at the edge of the TPZ. The client's arborist shall specify fencing type. 4. Designation of Cut Trees. Trees to be removed shall be clearly marked with construction flagging, tree-marking paint,or other methods approved in advance by the client's arborist. 5. Preconstruction Conference. The client's arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. During Construction: 6. Storage of Material or Equipment. The contractor shall not store materials or equipment within the TPZ. 7. Excavation—TPZ. • Excavation with the TPZ shall be avoided if alternatives are available. • If excavation within the TPZ in unavoidable, the client's arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. This can include tunneling, hand digging, or other approaches. • All construction within the TPZ shall be under the on-site technical supervision of the client's arborist. 8. Tree Protection Inspection. The client's arborist shall monitor construction activities and progress, and provide written reports to the developer and the City at regular intervals. 7615 SW Dunsmuir Lane,Beaverton, OR 97007 Phone:(503) 646-4349 Fax:(503)265-8117 Page 3 0270 Prairie Skies.doc 5/21/2003 Walter H.Knapp 9. Final Report—Construction Phase. After the project has been completed, the client's arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. 10. Tree Protection During Home Building Phase. All tree protection measures shall remain in effect during the building phase. i Walter H. Knapp Certified Forester, SAF 406 Certified Arborist, ISA PN-0497 Enclosure: Tree Inventory 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503)265-8117 TREE INVENTORY: Trees Larger Than 12-Inches DBH Page 1 of 2 0270 Prairie Skies.xls 5/21/2003 "ag Crad lo. Species DBH (ft.) CR(%) Condition DDDD Retain Cut 3061 European white birch 21 21 3062 European white birch 14 14 3063 paulownia 33 Stem decay;very poor condition. 33 3064 cherry 13 Decay 13 9,10, 3065 apple 11,13 Decay in trunk. 13 3066 apple 14 Decay,very poor condition. 14 3110 hemlock 17 17 3111 noble fir 17 Declining vigor;very poor condition. 17 3113 Douglas-fir 15 15 15 3114 noble fir 16 Very poor condition. 16 3120 bigleaf maple 23 Decay. Two trees at same point. 23 3120 linden 15 Fair condition. Two trees at same point. 15 3121 shore pine 15 15 3157 Douglas-fir 38 30 90 Multiple branch breakout-hazard pattern. Fork 38 3158 Douglas-fir 28 25 28 3159 Douglas-fir 22 25 22 3160 Douglas-fir 14 15 14 3161 Douglas-fir 24 25 Lean. 24 3162 Douglas-fir 21 25 21 3163 bigleaf maple 14 14 3165 Douglas-fir 13 12 50 13 3167 Douglas-fir 26 26 168 Douglas-fir 28 28 3 169 walnut 16 Very poor condition 16 3171 cherry 13 Decay at old top break/branch stub 13 3172 locust 25 Decay in upper stem. 25 3173 cherry 15 Included bark. 15 3178 apple 13 Split,decay 13 3179 Douglas-fir - 37 23 90 Surface roots. 37 3180 Douglas-fir 30 30 3185 Douglas-fir 38 30 80 38 3190 bigleaf maple 27 27 3198 noble fir 19 Very poor condition. 19 3199 Douglas-fir 21 21 3200 noble fir 15 8 Good condition. 15 3201 Douglas-fir 24 Split seam at base;old broken top. 24 3202 western redcedar 21 21 3203 Douglas-fir 16 16 3209 sequoia 58 58 3210 sequoia 70 70 3213 shore pine 12 Very poor condition. 12 3215 shore pine 12 Very poor condition. 12 3216 shore pine 15 Very poor condition. 15 3225 shore pine 14 Poor condition. 14 3235 deodar cedar 14 14 3236 Douglas-fir 31 22 90 31 267 Douglas-fir 16 15 One-sided crown, old broken top. 16 268 Douglas-fir 15 15 One-sided crown, old broken top. 15 TREE INVENTORY: Trees Larger Than 12-Inches DBH Page 2 of 2 0270 Prairie Skies.xls 5/21/2003 Tag Crad 4o. Species DBH (ft.) CR(%) Condition DDDD Retain Cut 3269 Douglas-fir 17 15 17 3270 Douglas-fir 16 15 50 16 3271 Douglas-fir 16 15 One-sided crown, surface roots. 16 3272 Douglas-fir 19 25 50 One-sided crown, surface roots. 19 3273 Douglas-fir 35 24 90 35 3274 Douglas-fir 17 17 3275 Douglas-fir 31 31 3276 Douglas-fir 33 33 3277 Douglas-fir 25 25 3278 Douglas-fir 30 30 3393 apple 31 Decayed trunk. 31 14&18 3405 apple X2 Decayed trunk. 18 3409 sweet gum 26 Good condition. 26 3410 sweet gum 19 Good condition. 19 3417 Austrian pine 18 18 3418 Scotch pine 12 12 3419 Scotch pine 14 14 3420 deciduous 14 14 3427 shore pine 13 Poor condition. 13 3481 European white birch 12 12 3482 paper birch 12 12 3494 European white birch 17 17 195 European white birch 17 17 i496 European white birch 22 22 3543 apple 19 Decay 19 3592 walnut 13 Decay 13 3595 cherry 26 Included bark 26 _ 3609 willow 13 Dead 13 No cherry 15 Dead 15 No# Douglas-fir 17 20 Good condition 17 Totals: 1 78 I I I I 25 13 2 I 21 Percent Retention, Trees>12 inches: 73% Mitigation Category,Percent of Cut Diameter to Mitigate(Tigard Code): 50% Sum of Diameters Cut: 404 Diameter Inches to Mitigate: 202 Equivalent 2-inch Caliper Trees to Mitigate: 101 8to rrn via±er analysis 121sT AVENUE STORMWATER WATER ON-SITE WATER QUALITY, DETENTION AND CONVEYANCE ANALYSIS JOB #328-015 DATE: 2/4/03 BY: EMILY THACKERY PREPARED BY: AEI 9600 SW OAK, SUITE 230 PORTLAND, OREGON 97223 TABLE OF CONTENTS INTRODUCTION A. SITE DESCRIPTION& LOCATION HYDROLOGIC AND HYDRAULIC METHODOLOGY B. WATER QUALITY C. DETENTION ANALYSIS D. CONVEYANCE ANALYSIS EXHIBITS A. VICINITY MAP B. TAX MAPS C. SOIL SURVEY MAP D. SOIL FEATURES FOR WASHINGTON COUNTY E. SCS CURVE NUMBERS F. ISOPLUVIAL MAPS G. IMPERWIOUS AREA H. WQ SWALE CALCULATION I. MANNING'S "n" VALUES J. PREDEVELOPED TIME OF CONCENTRATION K. DEVELOPED TIME OF CONCENTRATION L. SANTA BARBARA URBAN HYDROGRAPH M. KING COUNTY HYDROGRAPH RESULTS N. CONVEYANCE ON-SITE C ALCULATIONS O. EXISTING SHED MAP P. DEVELOPED SHED MAP Q. DOWNSTREAM SHED MAP 2 INTRODUCTION This report represents the analysis done for the SW 121st Avenue water quality, detention and conveyance system to show compliance with engineering standards for Clean Water Services. SITE DESCRIPTION AND LOCATION The proposed SW 121st Avenue development is located on tax lots 100 and 200 of Washington County Tax Map 2S 1 W03CC and tax lots 4100, 4200 and 4300 of tax map 2S 1 W03CD. The proposal is to develop a residential community on the east side of SW 121st Avenue, North of SW Rose Vista Street. Please see the attached vicinity and tax maps. The total area of the development site is 6.73-ac. From the attached Soil Survey Map and the Soil Features for Washington County it can be shown that the soil is of the Cornelius variant. The soil is classified as hydrologic group C. The pervious areas use a curve number of 83.8 predeveloped and 86 developed. The impervious areas use a curve number of 98 as shown on the SCS Curve Numbers exhibit. The proposed development will consist of 29 new residential lots, frontage improvements to SW 121st Avenue, and a private road. The total impervious area remaining after development is 2.78- ac. The lots were assumed to have 2,640-sf impervious area and the roads and sidewalks were assumed to be 100% impervious. Please see-Impervious Area Calculations. HYDROLOGY/HYDRAULIC METHODOLOGY WATER QUALITY Clean Water Services (CWS) requires that if any new impervious surfaces are created during site development that 65%removal of phosphorous be provided for stormwater runoff. A permanent water quality facility must be constructed or funded to reduce contaminants that enter the storm and surface water system. Impervious surfaces shall include pavement, gravel roads, buildings, public and private roadways, and other surfaces that contribute runoff to the surface water system. Water quality treatment of stormwater runoff was designed to meet all CWS standards. Water quality will be provided through a water quality swale with a minimum length of 100-ft. Please see the water quality swale calculations. DETENTION As land is developed, the amount of impervious area is increased. The larger impervious area comes in the form of pavement, sidewalks, and new buildings. This in turn creates a larger amount of runoff entering the storm sewer system. A detention facility will be designed to alleviate the burden that the new runoff will have on the sewer system. The detention facility, a temporary storage of the stormwater, will control the rate at which the stormwater runoff is 3 released. By matching the discharge rate of the runoff produced by the new development to the already existing discharge rate, little impact is felt by the system. Clean Water Services requires that the developed peak discharge of the stormwater runoff be limited to the predeveloped conditions. The detention facility was designed using the King County Hydrograph Program. The analysis compared the 2-, 10-, and 25-yr storm events to show that adequate storage will be available during each storm event. A standpipe will control release rates from the facility, which is located in a control structure at the outlet side of the facility. To begin the detention analysis, the Tc, time of concentration,is needed for the developed and predeveloped conditions. The predeveloped time of concentration is 55.3-min. For the developed Tc we had an initial catchment time of 10-min and 790-ft of pipe flow,which provided a total time of 14.4-min. Please see the time of concentration exhibits. With the impervious areas, soil conditions, Tc's, and precipitation(see attached isopluvial maps) it was possible to generate hydrographs using the Santa Barbara Urban Hydrograph method. Runoff was calculated for the 2-, 10-, and 25-yr-storm event. From the attached isopluvial maps it can be seen that in 24-hrs approximately 2.5-, 3.5-, and 4-in of precipitation are expected in the 2-, 10-, and 25-yr storm, respectively. Once peak discharge was determined for the developed and predeveloped conditions, a detention volume was calculated. The detention volume was determined by routing the predeveloped and developed hydrographs to safely release the developed hydrograph at a rate equal to that currently occurring naturally. This is done to ensure that the development will not adversely affect stormwater runoff for the basin in which it resides. The standpipe in the control structure contains three orifices separated at a certain distance to maintain the desirable rate of discharge from the detention facility. The facility controls the release rate for all three storm events. CONVEYANCE A conveyance system includes all portions of the surface water system, either natural or manmade, that transport storm and surface water runoff. The purpose of the conveyance system is to drain surface water from properties, up to a specific design flow, so as to provide protection to property and the environment. The Uniform Flow Analysis Method was used to size the pipe system to convey the peak rate of runoff for the 25-year design storm event. This method makes the following two assumptions. The first assumption is that flow is uniform in each pipe. The second assumption is that friction head loss in the pipe barrel alone controls capacity, other head losses and any backwater effect or inlet control conditions are not specifically addressed_ The Uniform Flow Analysis Method was used for the conveyance spreadsheet attached in the report. The developed runoff produced 4 during the 25-yr storm event on the site is 4.8-cfs. This flow can be conveyed in a 12"pipe at a minimum slope of 0.018 ft/ft or a 15"pipe at a minimum slope of 0.055 ft/ft. 5 A • • 'r..,•- . --' . --,. SEE ..., -- ,a,--:•-;,-o.'e 0$,12","-: A.7•„1",,,. L1.''''':'17-71 -1i-fffP6 :; !'.4..W:”.,,:',,,,,".,4W., 4FREffillirk,'1,:q,`4,.; ';-,'.•...,,- ,:' .'.1-:'274111111111a\---- _ iill RIC 1PI. V I _ , 64775'r- ivem......r,,,--7„,_1E-T.':,......W4,.. sip-'-k-IsTlikr,,=,"1. 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"d{Rtt,�'r ' U� ..4 � ':' 'p' :�r'�.. n , r ••fM✓:: • SOIL FEATURES FOR WASHINGTON COUNTY Soil name and map symbol Hydro- Flooding logic 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 Canton: 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 Ei COMMON BRIEF NOV-MAR Cornelius 1113, 11C 11D, 11E, 111- Cornelius part C NONE NONE NONE Kinton part ,„,,,,, C NON I- ,..,,A.,.NONE NONE Cornelius\,'ar I 211 t 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 Hillsboro: 21A,21B,21C,21D B 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 32815HYD xls\SOIL FEATURES PRINTED:2/5/2003 1:46 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 1 , 89 4.7-AC Wood or forest land: undisturbed 42 64 76 81 l [ Wood or forest land: young second growth or brush 55 72 86 2-AC 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 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 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. 32815HYD.xls\ SCS CURVE NUMBERS 2/5/2003 1:46 PM 2.0 z. 5 4,.5 q • — • f • ii\': . •.. ' .0 - I- 0 < 4 . Iciz L.h1 21? ot f :/(11 ''TikP 3,32 L i. ■ . S -I .?6 "41441'404. ancouver I . .___. .5 3.0 1,. 3.0 Z.5 r....,,....,,.......--1.._, I ,,... e." 1.,,,...... .................,it ".. -,. ,.. I rt.. less the .52-5 ... 1 L. Li L. 4 '*k.,,■ni5it .4..:;,..3...,.s.,,,.. D 1 ) i,iir Orttand I 140 4 G re sha rn ..11:;X:::'- '::'':‘- r KLAC HAS CO ■ 1 Aii ?1 ' I 3.0 . ,..., -....-............-1 c., 1-7 r.....,..,, I...... 4,, H L. I . 1 '' /Ore4On _......i ..-r" 7.' J..........1 • Ci .'49 ,..„. (• t , .. ...,...„_...,..... ti,•• ..... ...,,P. ...---,..__ . • --%------ —.1 ,, ,e („9 .:,..-- •_, 2-Year 24 Hour *-4 .. Precipitation (In) .7 Z_5 -1 F�t %L H . ZIL t IZ P � .� if N J r di (:-., ...,., rot+ - ,Hillsboro .'171--N—'.—"‘".1.11-- �'• ��Portland 1 i c� r esha m I (F 1 ,a• ....__._.r...._•— . 1 L.TNOMAH 04_ r r . iGLACKAHAS CO. � i F I"... 1- I'; ..'� ! ,- 1 Figure Q 11 ,, j, 10-Year 24-Hour 7 Precipitation fin) I 4-.0 3.5 , • 1 ci N\ sIz s 0-,1_, di� E '" 3.5 al �S� 4.0 F - ,� ncouver 6 1 ., ...j-,....:I 9h71 I L, ,:it:..5 5-.0 ! 1• i i Gres am ,rI — —•�.. LINO N CA- � .; � ACKAt1 5 CO f 11.0 I...i ........_.... 5.0 i---1 ..: 1 7 L_, �' i SOS ..,' Oreiton !— ... .r, ,.., � ° ----1 i--. .-----,----- ......„ .s. Figure 0-12 • -, '-. TI) 25-Year 24-Hour •57 Precipitation (In) IMPERVIOUS AREA CALCULATIONS JOB NUMBER: 328-015 PROJECT: SW 121ST AVENUE FILE: N:/PROJ/328-015/HYDRO/32815HYD.XLS NEW IMPERVIOUS AREA 29 LOTS AT 2,640-SF IMPERVIOUS AREA/ LOT 76560 ft2 SIDEWALKS 12278 ft2 STREET PAVEMENT 32189 ft2 121027 ft2 2.78 ac EXISTING IMPERVIOUS AREA BUILDINGS 11999 ft2 DRIVEWAY 950 ft2 12949 ft2 0.30 ac Total Site Area 293035.00 ft2 6.73 ac WQ Effective Impervious Area 108078.00 ft2 2.49 ac °/a Impervious 37.0 Detention Effective Impervious Area 121027.00 ft2 9.78 ac % Impervious 41.3 % 32815HYD.xls 2/5/2003 1:46 PM •V'r. WATER QUALITY SWALE CALCULATIONS JOB NUMBER 328-015 PROJECT: SW 121ST AVENUE FILE: N:/PROJ/328-015/HYDRO/32815HYD.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. Bio-Filtration Swale 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: 6.73 acres Percent imp: 37.00 % Impervious Area: 2.49 acres * * =Design Inflow (2.49 ac) (43560 ft 2/ac) (0.36 in/4.0 hrs) ::::;::>:>«<:W;......:.........:.:............. BIOFILTRATION SWALE DESIGN CRITERIA: Max Velocity: 0.9 ft/s Side Slopes: 4 :1 (treatment area) Base: 2 feet(2'min) n Factor: 0.18 (plantings) SWALE CHARACTERISTICS: Q= 0.23 Design Storm Discharge(determined above) N= 0.18 Plantings B= 2 ft Base width of channel Z= 4 :1 Side slopes SLOPE= 0.005 ft/ft Slope of channel(0.005 minimum) ASS.Y= 0.5 ft Assumed depth to begin analysis (0.5 ft maximum) 32815HYD.xIs\SWALE 2/5/2003 1:46 PM ITERATIVE SOLUTION OF MANNING'S EQUATION FOR NORMAL DEPTH: ITERATION Y(1,-1) P (F1O A(F1.2) R Q(CFS) %ERROR V(FPS) 1 0.50 6.12 2.00 0.33 0.56 141.40 0.28 2 0.28 4.29 0.86 0.20 0.17 -24.39 0.20 3 0.33 4.76 1.12 0.23 0.25 8.28 0.22 4 0.32 4.62 1.04 0.22 0.22 -2.32 0.22 5 0.32 4.66 1.06 0.23 0.23 0.69 0.22 6 0.32 4.65 1.05 0.23 0.23 -0.20 0.22 7 0.32 4.65 1.06 0.23 0.23 0.06 0.22 8 0.32 4.65 1.06 0.23 0.23 -0.02 0.22 9 0.32 4.65 1.06 0.23 0.23 0.01 0.22 10 0.32 4.65 1.06 0.23 0.23 0.00 0.22 11 0.32 4.65 1.06 0.23 0.23 0.00 0.22 12 0.32 4.65 1.06 0.23 0.23 0.00 0.22 13 0.32 4.65 1.06 0.23 0.23 0.00 0.22 14 0.32 4.65 1.06 0.23 0.23 0.00 0.22 15 0.32 4.65 1.06 0.23 0.23 0.00 0.22 NORMAL DEPTH= 0.32 ft FLOW WIDTH= 4.57 ft VELOCITY= 0.22 ft/s TREATMENT TIME= 9.00 min 32815HYD.xls1 SWALE 2/5/2003 1:46 PM MANNING'S "n" VALUES SHEET FLOW EQUATION MANNING'S VALUES ns 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(s<0.20 ft/ft) 0.06 Cultivated soil with residue cover(s>0.20 ft/ft) 0.17 Short prairie grass and lawns I <, 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 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) MCA 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=0.2) ke 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) kc 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) 32815HYD.xls\ MANNING'S COEFFICIENTS 2/5/2003 1:46 PM PREDEVELOPED TIME OF CONCENTRATION JB NUMBER: 328-015 PROJECT: SW 121ST AVENUE FILE: N:/PROJ/328-015/HYDRO/32815HYD.XLS Accum. LAG ONE: SHEET FLOW(FIRST 249 FEET) Tc Tt=Travel time Manning's"n" = 0.80 Flow Length,L = 249 ft (300 ft.max.) P=2-year,24hr storm= 2.5 in Slope, So= 0.076 ft/ft (0.42)(n * L)O8 TT = �P)o.s�S, o.a 51.45 min. 51.45 min. 0 LAG TWO: SHEET FLOW(FIRST 51 FEET) Tt=Travel time Manning's "n" = 0.15 Flow Length,L = 51 ft (300 ft.max.) P=2-year,24hr storm= 2.5 in Slope, So= 0.102 ft/ft (0.42)(n * L,lo.s TT = ��,�o.s�s, ol.a 3.37 min. 54.82 min. 0 LAG THREE: SHALLOW CONCENTRATED FLOW(NEXT 105 FEET) Tc Velocity factor,k= 11 Slope, So= 0.102 ft/ft V = x 3.51 ft/s Flow Length,L = 105 ft T = L 0.50 min. 55.32 min. (60XV) TOTAL PREDEVELOPED TIME OF CONCENTRATION= xWaA 32815HYD.xls1 PREDEVELOPED Tc 2/5/2003 1:46 PM ITDEVELOPED T]ME OF CONCENTRATION JOB NUMBER: 328-015 PROJECT: SW 121ST AVENUE MLE: N:/PROJ/328-0 15/HYDRO/32815HYD.XLS Catchment Time 10 min. Longest Run of Pipe 790 ft Velocity of Flow 3 ft/s Time in Pipe= (790 ft)/(3.00 ft/s)= 263.3 s TOTAL DEVELOPED Tc= < #li1 `:`. = 32815HYD.xls1 DEVELOPED Tc 2/5/2003 1:46 PM SANTA BARBARA URBAN HYDROGRAPHS 4,,X JOB: 328-015 PROJECT: SW 121ST AVENUE FILE: N:/PROJ/328-015/HYDRO/32815HYD.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 6.73 4.42 6.43 83.81 0.30 98 55.32 0.92 DEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 6.73 41.31 3.95 86 2.78 98 14.39 2.56 PREDEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.5 6.73 4.42 6.43 83.81 0.30 98 55.32 1.75 DEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.5 6.73 41.31 3.95 86 2.78 98 14.39 4.04 PREDEVELOPED 25-YEAR PEAK DISCHARGE 25 24 4 6.73 4.42 6.43 83.81 0.30 98 55.32 2.19 DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 4 6.73 41.31 3.95 86 2.78 98 14.39 4.80 32815HYD.xIsSBUH 2/5/20031:47 PM KING COUNTY HYDROGRAPH PROGRAM CHRISTOPHER PARK APARTMENTS 2-, 10-, 25-YR DETENTION PERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD: 4. 80 2 .19 2.19 3 .00 13820 TEST HYD 1: 4.04 1.75 1.70 2 . 67 11930 TEST HYD 2 : 2.56 .92 .91 1.75 7130 STRUCTURE DATA: R/D-POND (3 .0:1 SIDE SLOPES) RISER-HEAD POND-BOTTOM-AREA TOP-AREA(@1'F.B.) STOR-DEPTH STORAGE-VOLUME 3 . 00 FT 3390.6 SQ-FT 6931.2 SQ-FT 3 .00 FT 13820 CU-FT TRIPLE ORIFICE RESTRICTOR: DIA(INCHES) HT(FEET) Q-MAX(CFS) BOTTOM ORIFICE: 4 .43 .00 .920 MIDDLE ORIFICE: 3 .34 1.25 .400 TOP ORIFICE: 6.74 2 .50 .870 ROUTING DATA: STAGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA(SQ-FT) .00 .00 .0 .0 .30 .29 1050. 9 .0 .60 .41 2170.4 .0 . 90 .50 3360 .5 .0 1.20 .58 4623 .1 .0 1.25 .59 4840 .8 .0 1.50 .80 5960 .3 .0 1. 80 .94 7373 . 8 .0 2 .10 1.05 8865 .7 .0 2 .40 1.15 10437 .9 .0 2 .50 1.18 10980.2 .0 2.70 1.79 12092 .4 .0 3 . 00 2.19 13831.1 .0 3 . 10 2.61 14429.7 .0 3 .20 3.27 15037 .9 .0 3 .30 4.10 15655.9 .0 3.40 4.98 16283 .6 .0 3 .50 5.35 16921.2 .0 3 .60 5.69 17568. 8 .0 3 .70 6.01 18226.3 .0 3 . 80 6.30 18893 . 9 .0 3. 90 6.58 19571.7 .0 4. 00 6.85 20259.7 .0 4. 10 7.11 20958 .0 .0 4.20 7.36 21666. 6 .0 4.30 7.59 22385 . 7 .0 4.40 7.82 23115 .3 .0 4 .50 8.04 23855 .4 .0 4.60 8.26 24606.2 .0 AVERAGE VERTICAL PERMEABILITY: . 0 MINUTES/INCH MrSTORMWATER CONVEYANCE CALCULATIONS JOB: 328-015 PROJECT: SW 1213T AVENUE FILE: N:/PROJ/328=015/HYDRO/32815HYD.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 V/Vf ACTUAL LENGTH INC. AREA TOTAL IMP. PERV. PER. IMP. IMP. (MIN) (CFS) SIZE V TIME LINE (AC) (AC) (AC) (AC) (IN) (FT/FT) (CFS) (%) (FPS) (%) (FPS) (FT) (MIN) 12"MINIMUM SLOPE TOTAL SITE AREA 6.73 6.73 41.31 e 3.95 86 2.78 98 14.39 4.80 12 0.0180 4.79 1.00 6.10 1.20 7.33 0 0.00 15"MINIMUM SLOPE TOTAL SITE AREA 6.73 6.73 41.31 3.95 86 2.78 98 14.39 4.80 15 0.0055 4.80 1.00 3.91 1.20 4.70 0 0.00 *No offsite area flowing onto the site 32815HYD.xls1 CONVEYANCE 2/5/2003 1:47 PM • r• : b O W • 1v co 0 U 2 -C D . DJ 0 i co IV Ui m x F w H 1 5 g Tl E cq .'' f I I Rl I I I I Fn / 1 1 H x ' 1 1 i v I ii ...z___ I // / 1 v 0 c �!` \I 17 & I J. I r.Q I ' '—� f Rs o �� % j I f I I. 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' 9600 SW OAK,SUITE 230 �nn�4��1�111/1iQ1 �� PORTLAND,OR.97223 TAX / / PH:(503)452 8003 _ 7¢ / / . , • • A 3 FAX:503 452-8043 _ _ / C_f _ / `I nM�rn �� CONTACT:MATTHEW L.SPRAGUE _ / _E �S�a £ ��T^ / � iumi. n1'k�MIN/ ,'�'''r♦- _r' ° 1 f• APPLICANT / ` 37535E h, z -_ % STORM W_,' �, ALPHA ENGINEERING,INC. TAX / ' "'/ ° 61(16 SF ? al esF �Z> /.`, DRAINAGE -1 A l,I 9600 SW OAK.SUITE 230 '-0 / sl 4 TRA 7p' FACILITY j ' , — PORTLAND,OR.97223 / �' �/ 5 t ' h CT �; < / 6.7045E / 706•-- ;1 / PH:(503)4528003 _-- / \` e� I2a.e 37.0' I / /� � `'F` /7 SIT& . '�I fa z Ci CONTACT:ALJECK _____-- _ �/ / -�sl // 7 _,�� OWNER / /' �'a ` ` SrR�A*!A �' 5. 9.57675E v� imam 1.2:7A,��, ��,��,� T '01 ■� .S ..1"3" CASA TERRA,LLC /,' '/' ),---- ¢-.r, 9600 SW OAK,SURE 230 / $ 9.4065E v/ 61.6' 9.T 32.8.------3j,` `\ 17d6 _-__� I I �. ,., :um w(tiq PORTLAND.OREGON 97223 T T 1' /• d / 1J'i'� 4 /' fi� s� ,,, , 0 0 0 OWNER / f N / ( 7. 5E I f 9.�oss � �, j i /' / 17`8, 65193E 67115E 7r _ vica.rrrz MAP,/ �� .° ' 2a ��Q g o ° c j/ ' I C BC1.E:1'''100 > @` --_ �d0Z ,9.a ±o_e• 34 7.154 SF l S J TIGARD,OREGON 97223 48 6'6 /\ 19 /' �--- 43_6 //11 e.,ossE 8 OWNER `-' a' 8a2o3F 21 I 22 23 6� - ^ f \ 93715E ,,,� - / // , 441 ai 63773E 63575E -I d.0015F I GJ /d -,7\� �� DOROTHY POPENEY -1 8' 8( 24 /o SHEET INDEX. 13660SW 121ST AVENUE u Ippp 7.9485E \ ° TIGARD.OREGON 97223 \ / "? / I p� ry� 38 ° 9 8 1 PRELIMINARY PLAT / 564. V OWNER �i26.8' 57.8_6 2 I 60.3 I 603__5-Z . - ``\, 8.8225' 2 1 8i �% , \ 2 EXISTING CONDITIONS STEVEN W.&MARVIS J.SPENCER --� /// \` - _SW WHISTLERS LN. dr___ '�13620 SW 121ST AVENUE , �.,�, c 3 GRADING AND DRAINAGE PLAN TIGARD.OREGON 97223 38 / / o - 49•9� 82 45F h` 9 `�� 4 STREET AND U11LITY PLAN \ / 5 . 1 SS'1 __7S6_ _76iF__ T,.B- dbD' 18 I T" T i �� OWNER --____ / 9966 %I \"'�• qi/, 4A STREET PROFILES RONALD R.VELONI / /' rv1 17 I� (u 15 N 3.6475E I� i� 12 1g \ 13590 SW 121ST AVENUE n 7A52SF 4 69 'c 7.125 SP c a 13 Q 6.746 SF 11 ° ■ 5 TREE PRESERVATION AND TIGARD.OREGON 97223 M / I 6.669 SF I I 6.725 SF I t 8.867 SF BUILDING ENVELOPE PLAN UTILITIES & SERVICES 'nl / __- _/_ �_ _� i �__ J-___ __� 6 CIRCULATION PLAN '� AERIAL PHOTO AND < 79.4' 89.8 70.7 75.0 70.0__ 65.0 82C__ __820 1 r89-136.00.— T- `\ F WATER: CITY OF TIGARD a I N E sao.a3' /� \ STORM: CITY OF TIGARD °i 7" `\\ SEWER: CITY OF TIGARD 36 = POWER: PORTLAND GENERAL ELECTRIC I 2 3 a \ GAS: NORTHWEST NATURAL FIRE: TUALATIN VALLEY FIRE&RESCUE i I li z POLICE: CITY OF TIGARD POLICE DEPT. • I I COLON I A L v I E w �� >0 1 n GRAPHIC SCALE 30 SOO SCHOOL: TIGARD SCHOOL DISTRICT // 5 060 PARKS: CIIYOFTIGARD (IN TEST) Wa 1 inch. sa 1L NOTES: SITE AREA: 6.73 ACRES ZONING: R-4.5 TAX MAP: 2S1 03CC&2S1 03CD TAX LOT: 100,200&4100,4200,4300 NUMBER OF LOTS: 29 AVERAGE LOT SIZE: 7.508 SF BENCHMARK: BRASS I IN THE NORTHWEST CU RETURN u r 6 (1) AT THE INTERSECTION OF SW 121ST AVENUE \LI AND SW TIPPITT PLACE.45'WEST OF THE CENTER OF THE INTERSECTION.ELEVATION=241.91 P6O.CCT PRAEIE sa:E8 NO. 328-015 \ MNae/',323.Or3\e.eSPLAI00Q1323Wro...9•Ste?,0S* wy 01.ZOOS-C00a Ai TwE PLAMlA i / r e LEGEND Y - - - a 2-FT 034T XXt CCCli — — Of 10-77 CONTOJR $—ss— LX SAMTARY SEIERAIANNOLE .3—S— EX STORM ORAK/CAT N BASIN ii—PP— EX P01102 LNE —6— EX GAS LANE e EX TREES>1T" C x SLOPE r / / 1 11 li r /1/ / 63 / 84 r r J r 1 65 , o]e /..."-- to /7 % / / / TAX LOT // / / 4903 �./�- / / / I __ ;� -- / / L.� / 1 6 .::- .,/,, ■-—r ...., / / , / II ( 1 Lyl 7166w 1 I / b ,` /MEC 1 '1 10000) '- Aler / / i 1 TAX LOT I� N 5200 `4 s.-wMea% / �(00�T I t'w"''/ 4/6ro¢/ I / ' _ // I - Mt y --__ )974°) / 4•.m,/ L. 4�/S00 'fie_ / I 2./ 4i 3,62 sic / 332202- .„ 310 ( 0.93,ACRE9l / / �._{s L---..3oxiy I 5 ° // / / tx•6901 (x,•ODAR, 5•NOeIE �ol6t , �_ ��i� / / ramp/ / // - �" /� _ Is7M /72'na O _9D� �4111Fi �IIILL("))) T r -1--1L_i/ / ��/j�yf I�y1s'r"wE /I ---_-- �_ ^/ 17199 / V.L. 2 / / / �f-__ / // /� //// �i ` ) r �O - /y 4,4„..,„,„, `/J. l 1 n nlf e .97 / / —F-— I 71.61? 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TYPE Ft.1d 0 / ' r / n EX 1-F7 CONRXA 4g ;1 - EX 5-FT CONTOUR ±$ 159 TS 147 CONTOUR g G E; 180 0 FO 5-FT CONTOUR � a EX lRff3>12 TO REYAIN 8 / yyy�y r� EX IREfS>11"l0 OE Go /- 1'C REUOYED oP 1 1/ 11 ii /! / / / 6 63 64 1/ // 1 / .,--,/ TAX LOT �}/ / / / / 1 490,7 / 'a,./ / / / // 7/ f IT CULVERT``�"``�-+ / / I/ I 1 ' f/7/7,-**;„,...1- / 1 es �// 1 T�c� -� r / // F 1 / loam; ^ArPArP1¢; , / / + I / 2` T gam, -` -� ,/,/ STORM , it to LOT / ;A .s ct-P�' a ,. y 4 rl i ';C - ry DRAINAGE / J F 8400 r \ ' t , 496ux, 'T FACILITY I/ � . <o ' 11 ' 1_ L---�1'7l 3045 ,5 �_ m s Ior1c :, , / / / y_ 16-5815 / '�." \ l r ' . 716 ma // 11": � /q�.]--� ft`-.•,�� /1 6 ■■/j// l `��x r5'WIf:� = 1/ �C 1 .714 / 1' ...,�' Ens t !//' 1 of-b o �i t:' �� ` I 17 29 7 \ 7 s.. ■s®1WR66_ 1�y`��"�La `�� — ---- =2,11 1 �` . / . `+� n`� 1%a \ stgaaA } e g- tr� .�+ �`4e��jZ,�� i 1! i'� / ; o o a w e TAX LOT 5300 /, -,,�kT':5 occix1 , , \ \_ f, •,r I i-1_4 1 4 • / Ir9I( 28 15r;ooco Fa 27 1r '26 ` ,�� ` 44 7 1 / 1 i / � CO °z tf :'�,".-P.„ r'a1a, `,s7n I , i 1 + 3x67\ f ° °, , 1 I', 25 '- )/ 1 3167 ]145 `\ 1 1 I 5• ---, 48 ) // 19' '. ' , -- DRAIN Y"Z /�+� i � \ as is ne / L� � J t 3607 ',b Ij , 4 �4`�...ISV ,'a a"na', ; , 2. '1116-FR ss rn m6T 1■ t 30 ;.. `-Orly `\ ; 1. 1 • L` \`1 a �� -- \ � •3 — / •� va.;b ��lll 7�:7wwei i�7,w.-7 1 /�w..� ,:-, T 5773 � ',•••••,,,..,,,,....10 35.,p 40 ..�� -•t1 era;- '�°�unooew� ..;. r �e �____ h�. I 9 wry + + y i a `:•r 3'.T � tOrAO: 7775 _ ; ,,y� ,. ` , �. W / �' 17 1I I �I lb5irro`y,14r I; r„rn . 12. 1, �j +\ 3�' :� 16 �j i .� 13 - 11 :276`, ��',cm 10 �∎ �-+ As 37 IT drive f I I I '.L, �" I 1 1I • . I `• '/I-klr,t •.,:ro5 w-nn,,. I uzr+ C1. I ,/ \ 36 ` g I 1 I 5 2 3 • / `. 1 , ' 1 ,.� C ` I ce \ 'I COLONIAL VIEW ' ` // /i 5 Q rt \ 35 \ / . i 2 0 , .. GRAPHIC SCALE I V c) S i , /RRO.ECT FRAME WES 1 t IN rear NO. 325-06 s. 74 Swop.322-0,3,0.0171,0wC\32a,3PCC.a.2•YEE'-Mare. M1 07.2003-a:Ltw H, 11LOE. 60 re. `TYPE PLA1'NAO , r U. of ig 1 g 61 Ns 1�� J / '5 /1 ! 1 / s4 ! 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I tiA U` I p�M `., ._.....2891.___r.... ..._......._.__..ry._..._...._.._..__.......---.._............... _............._. ......._-....._..........W + 290:6 • ° o 0 ° 192.0) + a PN S A t+25 I t,46 I g RI fff =I88:E(r, •) _z .1 `+ 289.0 a _- I '!8N;: 1+50 _.. a 0 291.44 n. INCE: '91.44 S_r, Q 289_8 --.y \ , u > o 291.40 b - u I. 290.7 _" S .t00 U�„Q + 3sa2e g `!N 7 -J: '1.28 o ��p T g .' o O i U _ . _ b9a .. .._t. :r_. MINI B nR, a my qmo ENS' O N W W W i . r IX TREES>12 TO REMAIN E REM S>12'TO BE OVED nil ;i `V MOOD) DEAD.DYING.DISEASED OR DANGEROUS 11 R / id! 1--------- -- / / r Pi 11 ii r r a to r i , • d k I , r r _�__ / // TAI(LOT - / / / 1 0903 , / / / / / 1 l / ' , 1`` 1,,,.. 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DATE REV190N BY 1 , DRAWN BYE_DATE i I 1 6 PHOTO AND RENEWED BY DATE Q1��Q 7 °� CIRCULATION V1lJ C!.'Tl�1J PROJECT MRT WA 72M3rA71r AI.PfiA ffi�C IINC3 IIJC SEES rlt�l� SCATS E f-0P ��p•�nQ�1��' �O 6 W Yl1�WA arms E MO-MOO-Hi 110-1411-00411 um. raz T T^WI MO•Moo!I OWL• row I CITY OF TIGARD Community(Develipment Sknping)1 Better Community LA[ D USE PROPOSAL L DESCRIPTION 120 DAYS 9/19/2003 FILE NO.: SUBDIVISION (SUB) 2003-00004 0.1.00 31. v ta4 7 FILE TITLE: U /5 TZ S WALL- 0► c APPLICANT: Alpha Engineering, Inc. OWNER: Casa Terra, LLC Attn: Matt Sprague PO Box 1082 9600 SW Oak Street, Suite 230 Clackamas, OR 97015 Portland, OR 97223 OWNER: Ronald R. Veloni Steven W. & Mgrvis J. Spencer 13590 SW 121St Avenue 13620 SW 121s Avenue Tigard, OR 97223 Tigard, OR 97223 Dorothy Popengy Joyce L.V. Maws 13660 SW 121 Avenue 13730 SW 121 s Avenue Tigard, OR 97223 Tigard, OR 97223 REQUEST: Approval of a 29-lot subdivision on 7 acres. The lots are to be developed with detached single-family homes. The property currently contains five single-family residences and farm outbuildings that will be removed. Lot sizes within the development range from 6,001 square feet to 9,966 square feet. LOCATION: The project is located along the east side of 121st Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and 2S103CD, Tax Lots 4100, 4200 and 4300. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 18.790, 18.795, and 18.810. CIT AREA: Central DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JUNE 2, 2003 DATE COMMENTS ARE DUE: JUNE 16, 2003 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ®STAFF DECISION (TENTATIVE) DATE OF DECISION: JULY 8, 2003 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® TREE INVENTORY ® UTILITY PLANS Z SITE PLAN ® GRADING PLANS ® IMPACT STUDY ® NARRATIVE ® STORMWATER REPORT ® ARBORIST REPORT STAFF CONTACT: Brad Kilby, Associate Planner (503) 639-4171, x2434 -• ALPHA ENGINEERING, INC. May 12, 2003 Brian Rager, PE Development Review Engineer 13125 SW Hall Blvd Tigard, OR 97223 RE: Prairie Skies— Sight Distance Evaluation Job No. 328-015 Dear Brian: I am writing concerning Prairie Skies a 29-lot subdivision located on SW 121st Ave. We have two access points to SW 121St Ave, SW Whistlers Lane on the south and Street A on the north. The northern access meets the sight distance requirements both ways for a 35 mph road. The southern access meets the sight distance to the north but does not to the south. Currently it has approximately 260' of sight distance to the south. The limited sight distance is due to a curve, which is currently super elevated at approximately 3.5%, and its centerline radius is greater than the minimum required centerline radius of 415' for a super elevated roadway. At this time 121St Avenue is under reconstruction and once the reconstruction work has been completed the anticipated sight distance will be approximately 300'. The current reconstruction plans that I reviewed did not call out if the curve was to remain super elevated. If the curve was not planned to be super elevated then the radius of 475' shown on the reconstruction plans would not be adequate for the posted speed of SW 121St Avenue. With this letter I am requesting verification from you on the intended design and how the design will meet the speed of the road. Please refer to the attached exhibits. While reviewing the sight distance for our project I investigated the sight distance from SW Rose Vista Street to the north due to its proximity to our site. SW Rose Vista has approximately 205' of sight distance to the north in its current state. Once the reconstruction of SW 121St has been completed the sight distance will improve to approximately 208' of sight distance, which is still inadequate for the speed. The reason for the difficulty in reaching an appropriate sight distance from either SW Rose Vista or the proposed SW Whistlers Lane is due to the existing house separating the two intersections. The house takes access off of SW 121st Avenue, and if a car is parked in the driveway sight distance is limited considerablely. If the vegetation through this area was removed and the N:\proj\328-015\Word\32815sight-bef.doc Plaza West • Suite 230 • 9600 SW Oak • Portland, Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 •wv.v∎. row • driveway on the existing lot was relocated then the required sight distance from either intersection would be achievable. I am requesting that the curve be modified to accommodate the required sight distance for the existing SW Rose Vista intersection or the driveway and vegetation at the existing house be removed and relocated or our project is allowed to take access as shown with a 25 mph posting for the curve. If you have any questions please contact me directly. Sincerely, ALPHA ENGINEERING, INC. Brent Fitch, PE Project Manager Enclosures: 3 N:\proj\32 8-015\Word\32815 s ight-bef.doc ALPHA ENGINEERING, INC. May 15, 2003 Job # 328-015 Brad Kilby City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: Prairie Skies Dear Brad: The access management criteria per the notice of incomplete are addressed below. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility) The development proposal for Prairie Skies has been designed so that driveways and streets are safe. The development proposes only 29 lots and the streets are primarily public streets with two access points to SW 121st Avenue. In addition, the City currently has plans to reconstruct SW 121st Avenue. Based upon these facts, stacking and deceleration standards are not cause for concern. Attached is a letter addressing the availability of sight distance based upon Alpha-Engineering's review of existing and future conditions. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form an approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. SW 121st Avenue is a collector street and therefore this criterion must be addressed. Existing development patterns have made it impracticable and inefficient to establish double loaded lots by creating a through street parallel to SW 121st Avenue. As a result the project creates a local street looping back to SW 121st Avenue on which driveways N:\proj\328-015\W ord\32815Ki1by03.17.03_Itr.doc Plaza West • Suite 230 • 9600 SW Oak • Portland, Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 •WWV..all)ha-eng.co n • must be placed. Opportunities to share driveways with adjacent properties that are not part of the development do not exist. Therefore the applicant is proposing to comply, to the greatest extent practical, seeking relief from the standard as allowed by the City. There are 8 lots within this project that cannot comply with this standard. They include lots 1, 2, 28 &29 on Street A and lots 17—20 on SW Whistlers Lane. To address the City's concerns the applicant proposes to place the driveways for lots 1, 18 & 19 as far as possible from the intersection of SW 121St Avenue. The driveway for lot 29 will be placed as far from the intersection as well but will be based on the arborist's recommendations to save the 70"giant sequoia on the property line between lot 28 and 29. Rather than proposing shared driveways for the lots adjacent to lots with street frontage on SW 121st the applicant proposes to shift driveways for lots 2, 28, 20 & 17 to their eastern boundaries as far as possible from SW 121St Avenue. The reasoning for proposing the separate driveways is two fold. First, in order to preserve the sequoias on lots 28 and 29 a shared driveway cannot be constructed. Second the driveways if shared would create greater conflicts, as more vehicles will use the driveways at a location closer to the collector street. Instead the applicant can reduce the conflicts by having separate driveways located as far away from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. No driveways are proposed along SW 121st Avenue, which is a collector, and the new public street spacing occurs at intervals greater than 200-feet. The nearest street intersection to the south is Rose Vista, which is more that 250 feet from SW Whistlers Lane. The nearest street to the north is SW Quail Creek Lane, which is 210 feet north of the proposed northerly connection to SW 121St Avenue. Therefore the applicant has met this requirement. 4. The minimum spacing of local streets along a local street shall be 125 feet. Local street separation does not apply, as the project is not developing multiple local streets that would be characterized as needing to be"spaced". The project forms a loop road with a single private street to the north. Sincerely, ALPHA ENGINEERING, INC. Brent E. Fitch, PE Project Engineer N:\proj\328-015\Word\32815Kilby03.17.031tr.doc ALPHA ENGINEERING, INC. May 15, 2002 Brad Kilby,Associate Planner City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 RE: Response to Completeness Review Letter—Prairie Skies. Dear Brad: The following letter has been prepared to respond to items listed in the City's letter addressing application completeness. The concerns or completeness items identified in your letter are presented below with our response: 1. Title for the properties to ensure ownership and to look for anomalies that may go with the property(easements,private agreements,etc. Title reports have been included in the application binder,within the"Ownership Information"section. 2. An access report pursuant to TDC 18.705.030(11) See attached documentation to meet the criteria for this code section. 3. Street profiles for the development. Street profiles have been added to the plan sets for your review. 4. Site Distance Evaluation A sight distance evaluation is included with this letter. I hope these additional materials are helpful towards the City's review of this application. We believe this letter and additional information responds to the items identified in your letter and provides the information necessary to be deemed complete and begin the City's processing of this application. Please feel free to call me if you have any question regarding these additional materials at 503- 452-8003. Sincerely, ALPHA ENGINEERING, INC. A) al-41 ow L.' r u€ Matthew L. Sprague Project Manager/Planner Job#328-015 Plaza West • Suite 230 • 9600 Si Oak • Portland, Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 lA w. 111)11,t-t'ng.l'Utll • PUBLIC FACILITY PLAN Project: rrairie Skies COMPLETENESS CHECKLIST Date: 3/6/03 GRADING ® Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes ® No ® Adjacent parcel grades shown. STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Not provided. ® Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact Report They did not submit an access report as required by 18.705.030.H. ❑ Street grades compliant? Need profiles. ® Street widths dimensioned and appropriate? ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/sizes noted? ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ® Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? ® Water quality/detention facility shown on plans? ® Area for facility match requirements from calcs? ® Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is here!? deemed ❑ COMPLETE ® INCOMPLETE By: rt _ Date: 3/6/03 REVISED: 03/06/03 Letter of Transmittal ❑ For Approval ❑For Your Use ❑As Requested ❑For Review&Comment To CI b �1 ftYQ Date 2' Zf `c33 Job cNo. 32S)--0�S �l 11 ►l�is f 6� Re SAL x�l G4 r/ e_ /3/ ZS 5E3 BAS es S4L,,061,Efo . &led 04 9 7223 ?440 l rc.4-175)-, We are sending you: ttached Copies Date Description Li/lotus ❑Under Separate Cover Via S Q e (c,v-v ❑Fax n ❑Messenger G- eo1 S4- rer/ € uQI 1 ❑First Class Mail ail 1 eVr s IA ❑Overnight Delivery ivery ❑Pick-up c/S70 ' ❑Electronic File 11 enclosures are not as noted,please notify us at once: 503-452-8003 •Remarks �.. ka de- ct.44 � �.,, pleases ciao Alpha Engineering Signed , 9600 SW Oak, Suite 230 CC Portland, Oregon 97223 503-452-8003 Received by Date FAX 503-452-8043 www.alpha-eng.com April 4, 2003 .�,, ub Alpha Engineering, Inc. CI t i OF TIGARD Attn: Matt Sprague 9600 SW Oak St. OREGON Suite #230 Tigard, OR 97223 RE: PRAIRIE SKIES- SUB2003-00004 Dear Matt: The City of Tigard received your application submittal for review of the aforementioned items on March 5, 2003. The development site consists of five properties along SW 121st Street in Tigard. The properties are described as WCTM 2S103CC tax lots 100 and 200, and WCTM 2S103CD, tax lots 4100, 4200, and 4300. This letter is to inform you that the application has been deemed incomplete. The following items are needed in order to deem your application complete and schedule it for review. • I need the Title for all of the properties to ensure ownership, and to look for any anomalies that may go with the property (easements, private agreements, etc.) • The arborists report. I have a tree survey, but not the arborist report. • An access report pursuant to TDC 18.705.030(H). Contact Brian Rager for specifics. • Street profiles for the development. Contact Brian Rager for specifics. Once the application is complete, it will be scheduled for public review and you will be asked to submit the required number of copies for agency and public routing. If you have any questions, contact me at (503)639-4171 ext. 2434. Sincerely, Zrze,-J/ Brad Kilby, AICP Associate Planner 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 LAND USE APPLIC -TION p Project:_ 4,L S .P S l 'i/ . T O -- S/�;/01 COMPLETE INCOMPLETE COMPLETENESS REVIEW ST, , DARD INFORMATION: 17' Deed/Title/Proof Of Ownershi [" Neighborhood Mtg. Affidavits, Minutes, List Of Attendees Ile- Impact Study (18.390) USA Service Provider Letter e s ate ❑ # Sets Of Application Materials/Plans (F, Pre-Application Conference Notes I Envelopes With Postage (Verify Count) PROJECT STATISTICS: LI Building Footprint Size [ % Of Landscaping On Site % Of Building Impervious Surface On Site Lot Square Footage PLANS DIMENSIONED: ri Building Footprint I Parking Space Dimensions (Include Accessible& Bike Parking) _ Truck Loading Space Where Applicable I I Building Height Access Approach And Aisle [ Visual Clearance Triangle Shown ADDITIONAL PLANS: -� LI Vicinity Map ❑ Architectural Plan t Tree Inventory xisting Conditions Plan -] Landscape Plan •,...___Site Plan I Lighting Plan TREE PLAN/MITIGATION PLAN: II ❑ ❑ - ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ ❑ H . RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) U 18.765(Off-Street Parking/Loading Requirements) ❑ 1 8.340(Director's Interpre tati on) ❑ 18.630(Washington Square Regional(enter) I_ 18.715(Sensitive Lands Review) ❑ 18.350(Planned Development) I I 18.705(Access/Egress/Grculation) E 18.780(Signs) ❑ 18.360(Site Development Review) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.370(Variances/Adjustments) Ii2r. 18.115(Density computations) Ikr 18.790(Tree Removal) ❑ 1 8.380(Zoning Map/Text Amendments) ❑ 18.720(Design Compatibility Standards) R.- 18.795(Visual Clearance Areas) ❑ ; 1 8.385(Miscellaneous Permits) FT 18.725(Environmental Performance Standards) ❑ 1 8.197(Water Resources(WR)Overlay District) 2' 1 8.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.798 Wireless Communication Facilities) ❑ 18.410(lot Line Adlusorsents) El 1 8.740(Historic Overlay) 18.810(Street&-bitty Improvement Standards) ❑ . 18.420(land Partitions) El 1 8.747(Home Occupation Permits) O 18.430(subdivisions) ❑✓ 18.745(Landscaping&Screening Standards) E 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 1 8.570(Commercial Zoning Districts) Q� 18.155(Mixed Solid Waste/Recycling Storage) ❑ 1 8.530(Industrial Zoning Districts) ❑ 1 8.760(Nonconforming Situations) ADDITIONAL ITEMS I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-01 May 22, 2003 id,,,rrq, Alpha Engineering, Inc. CITY OF TIGARD Attn: Matt Sprague OREGON 9600 SW Oak St. Suite #230 Tigard, OR 97223 RE: PRAIRIE SKIES- SUB2003-00004 Dear Matt: The City of Tigard received your application submittal for the Prairie Skies Subdivision on March 5, 2003, and the additional items requested on May 15th and May 21St. The development site consists of five properties along SW 121st Street in Tigard. The properties are described as WCTM 2S103CC tax lots 100 and 200, and WCTM 2S103CD, tax lots 4100, 4200, and 4300. This letter is to inform you that the application has been deemed complete, and is scheduled for review. Please submit 13 additional copies of the information to be routed for agency review. I will attempt to issue a decision on the subdivision around July 8, 2003, provided that the additional items are submitted by the 27th of this month. If you have any questions, contact me at (503)639-4171 ext. 2434. Sincerely, 7 Brad Kilby, AICP Associate Planner 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 ADDITIONAL DOCUMENTS • NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION CI OFIGARD SUBDIVISION Community(Devetopment ShapingA Better�ommunity DATE OF NOTICE: June 2, 2003 FILE NUMBER: SUBDIVISION (SUB) 2003-00004 FILE NAME: PRAIRIE SKIES SUBDIVISION PROPOSAL: Approval of a 29-lot subdivision on 7 acres. The lots are to be developed with detached single-family homes. The property currently contains five single-family residences and farm outbuildings that will be removed. Lot sizes within the development range from 6,001 square feet to 9,966 square feet. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Community Development Code Chapters: 18.430, 18.390, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 18.790, 18.795, and 18.810. LOCATION: The project is located along the east side of 121' Avenue, north of SW Rose Vista Drive and consists of five separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and 2S103CD, Tax Lots 4100, 4200 and 4300. 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 JUNE 16, 2003. 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. 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 JULY 8, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." m —■.... ..,p ,' '- -'o , gr City.r it ARP J VICINITY MAP Eir 1111 LW' 4 ' ✓ SUB�003 00004 p uuinnhi■o ��∎...∎ ∎ s •'��=��,. , ,�♦�� At 1 PRAIRIE SKIES .�� /1�1 /�I�IIIIIIII�� ,• ∎ AN 4 SUBDIVISION '//1/1/1 Ifii1ij'/ •��'��• �/ annunmen, nig ■ * y4i: AIM DPW grab isr *. 4 VIII. Raw iitviro,,, , - "IP ramiita trif -, _ 416( ill 0 %En . BO: Elhiiii :2 ssr,N\r',, '''` ' 1.--"" ' a4*vivsI*ø: .�:�.A .C' ,�� : i1/� • 40:in , ._- lei' -, itoilma mauling lolower Er a k III..,��-...1_ ipl Amp... ""'.-.r N l► II1!s 1111`0 IIII d,1 11/ �� if 1<`J I I I I I )M._■: AI „ I I ! 1 L I. l..). CiNoo®d :.m;.:.: . 1111 JEx-.........=.1=.,..-- II � ._;P •■I �.A..,,,. • • ALPHA ENGINEERING, INC. June 2,2003 Job#328-015 Brad Kilby,Associate Planner City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 Li RE: Prairie Skies-Request for an Adjustment to the Front Yard Setback. Dear Brad: The applicant in seeking to create a better development would like to amend the application at this time to include a"Development Adjustment"for the front yard setback as allowed by 18.370.020B.1.a. The adjustment criteria are addressed below. "B.!.a."Front yard setbacks. Up to a 25%reduction of the dimensional standards for the front yard setback required in the base zone. Setback of garages may not be reduced by this provision. " RESPONSE: The applicant is requesting a 25%reduction to the 20-foot front yard setback in the R-4.5 zoning district for the Prairie Skies Subdivision thereby allowing for the front of the home (not garage)to be within 15-feet of the front lot line. Normally a Type I approval, it will be reviewed in conjunction with the Type II subdivision approval. The applicant meets this criterion. B.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 affect; The five-foot adjustment is the minimum necessary to achieve the desired affects proposed.There are multiple desired affects the applicant is trying to achieve as a part of this development that hinge upon the existing conditions of the site and the burdening responsibility the applicant has to ensure quality home design occurs on this site. The two site features driving the request include the development site's unusual"island" situation,resulting dimension and some of the trees slated for preservation. First,the north-south dimension of the site limits the depth of the lots that would be typical of R- 4.5 development. A typical lot would have dimensions of 75 X 100 however the proposed lots have to be shallower than 100-feet as a result of that north-south dimension.In short,in order to meet circulation standards a looped street is necessary which further"pinches"the lot depths. The lots affected by this depth issue include lots 1 through 5, 11 through 17 and 23 through 28. The trees to be preserved are the second reason for this request. The trees that are to be preserved are primarily relegated to the rear yard areas of the lots and need"room"to ensure impacts do not result from the installation of foundations. These lots include lots 10, 11, 19 and 29. • Plaza West • Suite 230 •9600 SW Oak • Portland, Oregon 97223 N:\proj\328-015\Word\AdjustmentNrtv.MLS.doeffice 503-452-8003 • Fax 503-452-8043 •www.alpha-eng.com • The applicant's burden lies in creating opportunity for an aesthetic street frontage and well-designed homes. This is important to the final character of the project. The intent is to provide an opportunity for a builder to bring the front of the house forward of the garage so the"street scene"is not just a row of visible garage doors flush with the front of the house. It is difficult to construct a house suitable for an R-4.5 lot with the limited depth resulting from the site dimensions and trees. It is therefore easier to move the front of the house forward rather than the garage back. Moving the garage back would further impact the depth of the building envelope. b. The adjustment will result in the preservation of trees, if trees are present in the development area; The adjustment will result in the preservation of trees on lots 10, 11, 19 and 29; therefore this criterion has been met. c. The adjustment will not impede adequate emergency access to the site; The adjustment will not impede or have any impact on emergency access to or throughout the site. d. There is not a reasonable alternative to the adjustment which achieves the desired affect There is not a reasonable alternative to the adjustment that would achieve the desired affect of providing a building pad appropriate for the type of zoning while at the same time preserving trees and providing opportunities for garages to be setback from the front of the homes. This is specifically due to the existing site dimensions limiting lot depths predicated on meeting circulation standards and the desire to preserve trees while allowing the opportunity for an aesthetic home design. Please feel free to call me if you have any question regarding these additional materials at 503-452-8003. Sincerely, - ALPHA ENGINEERING,INC. Matthew L. Sprague Project Manager/Planner N:\proj\328-015\Word\AdjustmentNrtv.MLS.doc A CITY OF TIGARD 6/5/2003 13125 SW Hall Blvd. 2:20:11PM i,A„„r� � Tigard,Oregon 9 72 23 '�i (503) 63 9-417 1 . Receipt #: 27200300000000002334 Date: 06/05/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid VAR2003-00057 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00058 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00059 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00060 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00061 [LANDUS]ADJUSTMENT 100-0000-438000 205.0f VAR2003-00062 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00063 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00064 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00065 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00066 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00067 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00068 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00069 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00070 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00071 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00072 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00073 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00074 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00075 [LANDUS]ADJUSTMENT 100-0000-438000 2051 VAR2003-00076 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 VAR2003-00077 [LANDUS]ADJUSTMENT 100-0000-438000 205.00 Line Item Total: $4,305.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check AEI CAC 27078 In Person 4,305.00 Payment Total: $4,305.00 Page 1 of 1 cReceipt.rpt AEI BANNER BANK 2707 8 PLAZA WEST,SUITE 230 LAKE OSWEGO,OR 9600 SW OAK PORTLAND,OREGON 97223 (503)452-8003 Pay: Four thousand three hundred five dollars and no cents DATE CHECK NO. AMOUNT June 3, 2003 27078 $*****4, 305 . 00** PAY '°° '' CITY OF TIGARD *=Z= TO THE ORDER 13125 SW HALL BLVD OF TIGARD, OR 97223 J / 5oo° Lw1 s1- • r NOTICE OF TYPE II DECISION PRAIRIE SKIES SUBDIVISION SUBDIVISION (SUB) 2003-00004 CITY OFTIGARD ADJUSTMENT (VAR) 2003-00057 - (VAR) 2003-00077 s�p�AB ceomm Wiry 120 DAYS = 09/19/2003 SECTION I. APPLICATION SUMMARY FILE NAME: PRAIRIE SKIES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2003-00004 Adjustment (VAR) VAR2003-00057 Thru VAR2003-00077 PROPOSAL: The applicant is proposing to develop five (5) parcels consisting of 6.72 acres into 29 lots for single-family construction. The lot sizes range from 6,001 square feet to 9,966 square feet constituting an average lot size of 7,511 square feet for the subdivision. The applicant is also seeking Adjustments to the front yard setbacks on 20 of the 29 lots. The Adjustments are requested to proposed lots 1-5, 11-17, and 23-28 of the subdivision. The property currently contains five (5) single-family residences and farm outbuildings that will be removed. APPLICANT: Alpha Engineering, Inc. OWNER: Casa Terra, LLC Attn: Matt Sprague PO Box 1082 9600 SW Oak Street, Suite 230 Clackamas, OR 97015 Portland, OR 97223 OWNER: Ronald R. Veloni OWNER: Steven W. & Marvis J. Spencer 13590 SW 121st Avenue 13620 SW 121st Avenue Tigard, OR 97223 Tigard, OR 97223 OWNER: Dorothy Popeney OWNER: Joyce L.V. Mapes 13660 SW 1215t Avenue 13730 SW 121st Avenue Tigard, OR 97223 Tigard, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: The project is located along the east side of SW 121st Avenue, north of SW Rose Vista Drive, and consists of five (5) separate properties. The properties are described as WCTM 2S103CC, Tax Lots 100 and 200, and WCTM 2S103CD, Tax Lots 4100, 4200 and 4300. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.755, 18.765, 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 subject to certain conditions, the request for Subdivision and Adjustments approvals. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (250 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 JULY 15, 2003 AND BECOMES EFFECTIVE ON JULY 30, 2003 UNLESS AN APPEAL IS FILED. Appeal: 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 JULY 29, 2003. I Questions: For further information please contact the Planning Division Staff Planner, Brad Kilby at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ,'- IV ,• , , ..o.ln.U�'�el.AHD... Wal.! 1 I M� VICINITY MAP II( 4‘,. '�1 11 SUB2003-00004 �" /�•11�011,,. 7.��A / PRAIRIE SKIES fill%�1111 1111g11111111l� � . • AI 0 SUBDIVISION 1111 2111/1/0 �� ♦'1 •• % ...,�� 4 V1.� AM *1 ell_ro,,,IN \\\\\\\\\\\ A 0 ;T. \. m ak a.11i11l 1 aa:i; •. lam+ 4.��•� WOE a1 No; " , 41a■■■■■fit .' 11.11 ied �'1 mi`�■.`. ■. oo , .o.:: .�.� Sh'.MROE ST -' 1..L■.� .• !+•' ■, :'■■,�■'� City ofTiprd• nbillIIMIIIIIIIIImill —al.-r• / " -i,s�f«.s.r�a{=..b.- / q' r ------------/ �i• ,,r'`--�•�, ti is /( : / /1 = 0 .1'.a .°e 1 a• ` — ° r u �� - --7 // - __!w*�9'�lk1 I __ ''X.l \. • / " --7 7/1; / u' l 3 3 3 �... t= \ 9 " /(f/1 /I 1 ■ 'COLONIAL e ► CITY OF TIGARD 1 SUB2003.00004 SITE PLAN N PRAIRIE SKIES SUBDIVISION (Map Is not to scale) . • SIGN COMPLIANCE AGREEMENT Witnesseth: This agreement dated the day of&id. on"- 2043 between the City of Tigar,�^, a^s a municipality of the State of Oregon, hereinafter termed the "City", and IL�$C�- 7 i'r2/L1_, hereinafter termed the "Developer". WHEREAS, the Developer has applied to the City for approval off .c' i'C ¶cs Subc1,u,sie0 located in Township D. South, Range One (1) West, Section 3 , Willamette Meridian, Washington County, Oregon, and WHEREAS, the City has adopted standards in the Community Development Code Chapter 18 for signs; NOW, THEREFORE, it is hereby agreed as follows: The Developer agrees that all signage both temporary and permanent will comply with City sign regulations. The Developer further agrees and acknowledges to be responsible for the rectifying of any and all sign regulation violations during the marketing and initial sale of all properties within said development. The Developer further agrees that, should sign regulations be violated, to be subject to all citations that may be issued during the initial sale and marketing of the properties. Developer: g k u>o , me 4 v•v1 he City of Tigard: By: (Attached Notary Acknowledgement hereto) STATE OF Oregon } ss. COUNTY OF Clackamas This instrument was acknowledged before me on the 29th day of September, 2003, by Karl Walter as Member of Casa Terra LLC Notary Public for S ?4'o My Commission Expil: //i, 27 , 01,S- /44/ rip idie) a OFFICIAL SEAL 2 '�`"'"�= APRIL S ENGEL ® ` NOTARY PUBLIC-OREGON COMMISSION NO 343971 MY COMMISSION YYP'RES MARCH 27,2005 Nov. 7 . 2003 11 :23AM No.9540 P . 1/7 FaxTransmitta/ 0 Urgent D For Review&Comment 0 Fax only 0 Also Ka.- To 17.____ r2.-1 - Date iI !� Job No. 3 ?- — c)/.5 Pages(including this sheet) Re p /2--A-t n- f E SW—/ /c. Fax ? c‘ . '' 41 24.______ phone , /far)/errors occUrduring the transmission oftbesfarplease conracr 503452.9X.3 • Remarks t Alpha Engineering 9600 S W Oak Poi land Oregon 97223 From 507452-8003 - - FAX 503452-8043 CC wwuv.a!ph,-eng.corm • "`Nov. 7. 2003`11 :23AM"° •• ' �rr ,,.� No . 9540 P . 2/7 1'.`", Attention: STEVE OAKS Date: 11/7/03 Company: AEI Number of Pages. 4 Fax Number. 5034528043 Voice Number From Walter H. Knapp Company: Silviculture & Urban Forestry Fax Number 503-265-8117 Voice Number 503-646-4349 Subject: Prairie Skics Comments: Steve, here's Peter's report. Please let me know if you need anything more., Walt " Nov . 7 . 2003`11 : 23AM""' No . 9540—P . 3/7 FL VG 627 1(2) Multnomah Tree Experts, Ltd. 8325 SW 42nd Ave, Portland OR 97219 (503)4524160 Fax(503)452-2921 torrespt@aracnet.com CCB# 154349 Walter Knapp October 27, 2003 7615 SW Dunsnzuir Lane Beaverton, OR 97007 Re:Prairie Skies Walt, Here is a brief report on the happenings at Prairie Skies, Tigard Oregon, on Saturday, October 25, 2003. Sincerely, Peter Torres --Nov . 7 . 2003`11 . 23AM— „ nIiaNN •WsJ-LW-VII No .9540 P . 4/7 "-"o Prairie Skies,Tigard, Oregon October 27,2003 Arborist Report I was the arborist in attendance at Prairie Skies project in Tigard, Oregon, on Saturday, October 25,2003. Grading and excavation had been done at the site, but tree protection fences were left intact,and root protection zones had been left undisturbed. The roadways were to extend into the root protection zones,and I was there to supervise work done inside the fences.. Tree 3158& 3160, Douglas-fir trees The tree protection fence to the west of these trees was removed.As excavation took place, the backhoe operator scraped soil a few inches at a time, while I looked for roots. At 9 ft. away from tree 3158, we exposed and cut one 3 inch root. At 12 ft. away from tree 3160, we exposed and cut one 4 inch root. All other exposed roots were less than 1 V2 inches in diameter, and these were cleanly cut. We then encountered a large root near the final grade, larger than 6 inches in diameter. This root was slightly damaged on the upper surface. We saved this root, and the civil engineer from AEI changed the grading plan for the road to accommodate the root. Impact to the trees will be minor_ Tree 3236, Douglas-fir tree The grade around this tree was to be raised for a roadbed. The area extended inside the dripline by approximately 4 ft., and involved approximately 30%of the root zone. After removing the tree protection fence, the organic surface layer was scraped oft;at a distance of approximately 9 ft. from the tree trunk. Several roots smaller than %2 inch in diameter were cut A larger root was encountered, and the scraping process was halted, for the substrate was clean enough for the engineer to work with. Impact to this tree will be minor. Tree 3202, a western red-cedar tree The roadbed was to be excavated at a point approximately 8 ft. from this tree on one side.The fence was removed,and low branches were cut off, several feet away from the trunk. Excavation occurred in increments while I watched for roots. A single root that was 1 inch in diameter was cut.The impact to the tree will be minor. Conclusion It is necessary for an ISA certified arborist, or a similarly trained person,to make the final pruning cuts on branches that were removed. Steve Oaks,the civil engineer from AEI, took on the responsibility of putting the tree protection fences back up,at the edge of the work done on this day.. Page 1 of 2 riiu°Nov . 7 . 2003411 : 23AM"°' VNanel n nr1app.7U -LVJ-o r No .9540—P . 5/7 NA""- — Prairie Skies,Tigard, Oregon October 27, 2003 Assumptions 2nd Limiting Conditions Multnomah Tree Experts,Ltd. 8325 SW 42nd Ave.Portland,OR 97219 Voice(503)452-$160 Fax(503)452-2921 torrespt @aracnet_com 1_ Any legal description provided to the consultant is assumed to be correct.Titles and ownerships to property are assumed to be good and marketable.No responsibility is assumed for matters legal in character 2. Care has been taken to obtain all information from reliable sources. MI data have been verified insofar as feasible;however,the consultant can neither guarantee nor he responsible for the accuracy of information provided by others. 3. The consultant shall not be required to give testimony or attend court by reason of this report unless subsequent contractual arrangements are made,including payments of additional fees. 4, This report and any values expressed herein represent the opinion of the consultant,and the consultant's fee is in no way contingent upon the reporting of a specified value,a stipulated result,the occurrence of a subsequent event,nor upon any finding to be reported. 5. Sketches,drawings and photographs in this report are intended as visual aids and are probably not to scale_The reproduction of any information generated by other consultants is only for the purpose of coordination and ease of reference..Inclusion of such information on any drawings or other documents does not constitute a representation by the consulting arborist,or by Multnomah Tree Experts,Ltd.,as to the sufficiency or accuracy of the information. 6_ Unless expressed otherwise, information in this report covers only items that were examined,and reflects the condition of those items at the time of inspection.The inspection is limited to visual examination of accessible items without laboratory analysis, dissection,excavation,probing,or coring,unless otherwise stated. 7. There is no warranty or guarantee,expressed or implied,that problems or deficiencies of the plants or property in question may not arise in the future. &_ This report is the completed work product.Any additional work, including production of a site plan, addenda and revisions,construction of tree protection measures,tree work,or inspection of a tree protection plan, for example,must be contracted separately.. 9. Loss or alteration of any part of this report invalidates the entire report. 10. CCB# 154349 ISA Certified Arborist PN-0650 ASCA RCA No 372 _.Q .�,1 / Peter Torres,M.F. Page 2 of 2 • Nov . 7. 2003 11 :24AM No . 9540 P. 6/7 • REE INVENTORY: Trees Larger Than 12-Inches DBH Peoe f of 2 0270 Prairie Skies-Xis 5121/2003 • Tag Clad ). Species DBH (i ) I CR.(%) Condition _DDDD_Retain Cat .061 European white birch .. J 21 1 i 21 3062 European white birch 14 14 3063 paulownia. 33 Stem decay;veryzor condition. 33 • 3064 064_cherry 13 Decay 13 9,10, .. 3065.j apple 11,13 Decay in hunk 13 3066 apple 14 Decay,vetypoor condition- • 14 3110 hemlock __ f 17 . j 17 • 3111 noble 17 i Dec.inin?vigor,very poor condition. 17 3113 Douglas-fr 15 15 15 3114 noble 5r _ 16 Very poor condition. 16 3120- bialeafmaple 23 Decay. Two trees at same point. 23 .3120 linden. 15 Fair condition Two trees at same point. 15 :3121 shore pine 15 15 3157 Doug�as-fir _ __ 38 30 •90 Multiple branchbreakourt-hazard pat:rm.Fork 38 3158 Douglas Er I 28 25 28 3159 Douglas fir 22 25 22 _ 3160 Douglas-fur 14 15 14 3161 Douglas-far 24 25 Lan. 24 3162 Douglas fir 21 25 ._ 21 3163 bigleaf maple _ 14 r _ 14-- 3165 Dougia,C-fir - 13 12 50 . _ k� 13 3167 Douglas-fir 26 24 8 Douglas-fir 28 - 213- 2.3 ..9 wahmit 16 Very poor condition 16 3171 `cherry 13 Decay at old tr bre2k/1ranch stub 13 3172 locust 25 Decay in u•e r stem_ 25 3173 cherry 15 I chided bark. iS 3178 apple 13 - Split, decay 13 3179 Douglas-fir 37 23 90 Smface roots. • 37 3180 Douglas--fur 30 • 30 3185 Douglas-fir 38 30 80 - 38 3190 _biglcaf lm11e 27 27 1 1 198 noble fir 19 Very poor condition 19 1199 Douglas-5= 21 21 ;200 noble fir - 15 8 - Good condition 15 t 201 Douglas-fir -— - 24 Split seam at base; old broker top. 24 202 west redcedar 21 • 21 ;203 Douglas-fir - 1,6 16 ,20.9 seclnoiCa 58 . 210 sequoia 70 70 70 •.213 shore pine 12 v Very poor condition. 12 • 215 shore pine 12 _ Very poor.condition, 12 ' 216 shore pine 15 _ Very-poor condition. 15 225 shore pine 14 IP'oor condition. 14 233 deodar cedar 14 I -J 14 236 Douglas-hr 31 22 90 I 31 i 267 Dou7 as Er 16 15 One-sided crown, old broken to . 1' I li ,Douglas-fnr 15 I 15 One-sided crown, old broken top, I I .1-5' I l Nov . 7. 2003 11 :24AM No .9540 P . 7/7 TREE INVJNTORY' Trees Larger.'..-tn 12-Inches DBH Page 2 De 2 0270 Prairie Skies.xis 5/21/2003 ,- accies I DBE I JC (% IConx DAM I Retain Cut .3.'69 Dogs fir I 17 15 I 3' 1/ 3270 Douglas fir _____Li 16 ! 15 SO 3271 D � � - ! � D01142.9-fir 16 I . cue-sided awn,surface roots. .We 1 /4 3272 Dorrglas-fir 19 25 50 One-sided=own, surface roots. '11} I g 3273 Douglas fu 35 24 90 3,5 3274 Douglas-fir • 17 - 17 3275 Douglas fir 31 3276. Douglas-fir 33 3277 Douglas-Sr 25 3278 Douglas-fir 30 1 30 3393 apple 31 Decayed trunk 31 14&18 3405 apple . X2 Decayed trunk, 18 3409 sweet gum 26 Good condition. 26 3410 sweet gum 1 19 Good condition_ 19 3417 Austrian pine 18 18 3418 Scotch pine 12 _ 12 3419 Scotch pine 14 14 3420 deciduous . 14 14 3427 shore pine 13 Poor condition; 13 3481 European white birch 12 12 3482 paper birch 12 12• 3 494 European white birch. 17 17 -4 — 95 European white birch •17 . 17 6 Eurcipe',m white birch 22 - 22 3543 apple • 19 Decay 19 3592 warm•', 13 ,Decay 13 , 3595_ cherry 26 Included bark • 26 3609 willow 13 Dead 13 No chf..uy • 15 Dead 15 • No# Douglas-fir 17 1 20 - Good condition 17 • Totals: • 1 78 1 I 1 25 f 3.-Z .2.1--- 31 Percent Retention,Trees>12 inches: L'--- 7 , 6o 0 Mitigation Category, Percent of Cut Diameter to Mitigate(Tigard code): 50% Sum of Diameters Cut Diameter Inches w Mitigate: _ 8�F.444' eitt 2-inch er 1 Tees to All, � ate: �w x125-�- • 3cr X00 Thursday, January 22, 2004 10:13 AM Walter H. Knapp 503-265-8117 p.01 Attention: Brad Kilby Date: 1/22/04 Company: CITY OF TIGARD Number of Pages: 2 Fax Number: 5036847297 Voice Number: From: Walter H. Knapp Company: Silviculture & Urban Forestry Fax Number: 503-265-8117 Voice Number: 503-646-4349 Subject: MYSTERY EMAIL / NO-SPAM Comments: This was just a short note on my site visit. I will provide a decoder ring for the next edition. Walt Thursday, January 22, 2004 10:13 AM Walter H. Knapp 503-265-8117 p.02 Walt Knapp Subject: 0270 Prairie Skies Location: Site Visit Start: Tue 1/20/2004 3:30 PM End: Tue 1/20/2004 4:00 PM Recurrence: (none) Contacts: Steve Roper; Brad Kilby I visited the site to evaluate tree protection. Fencing was in place and in good condition. I met with Steve Oaks and discussed grading and excavation near the trees. Steve is having the utilities installed by boring in one of the groves,and this will substantially reduce impact to the trees. The first lift of the paving is completed, and the site is in good condition. 1 NOTE TO THE FILE DATE: January 27, 2004 FROM: Patty Lunsford, Planning Secretary RE: Subdivision Name Change FILE REF.: SUB2003-00004/VAR2003-00057 THROUGH VAR2003-00077 HISTORY: The applicant has requested a name change with Washington County to change the name of their subdivision from Prairie Skies to Whistler's Walk No. 2. Name change is effective as of 12/23/2003. • 0 o ti` VentureProperties 1 , f �� IA �• I N C O R P O R A T E D `� Creating TREE MITIGATION PLAN Tomorrow's WHISTLER'S WALK 2 Communities TIGARD OREGON Today • As part of the Conditions of Approval # SUB 2003-00004 for the Whistler's Walk 2 subdivision Venture Properties, Inc. ("Venture") is required to mitigate a total of 202 base caliper inches of trees. Venture is intending to mitigate all the required inches in the Whistler's Walk subdivision("On Site"). Venture will carry out the On Site mitigation on each lot, as each home is built to ensure a better survival rate for the trees. Venture Properties proposes the following onsite mitigation: -Tree Plantings in the Front Yards (in addition to the required street trees) -Tree Plantings in the Side and Rear Yards (if necessary) Tree Plantings in the Front and Side Yards In addition to the required street trees for all lots, we will mitigate all 202 inches in the front and side yards. We presently landscape and irrigate the front yards of all our homes. There are several species of trees from the City of Tigard's approved tree list that we will incorporate into our front yard landscaping. Since the size of the lots vary, we are certain that we can mitigate approximately seven inches per lot, for a total of 202 inches. See the enclosed Tree Mitigation Plan Schedule A. If I can be of any other assistance,please do not hesitate to call. Sincerely, 4/------- Jim Delmore Project Manager Venture Properties Inc. 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 91012 14' Whistler's Walk 2 tree mitigation (Schedule "A") Location & Mitigation inches Tree sizes Mitigation inches recovered Lot# Front & Back Lg (2") Med (1.5") Small (1") Total Lg Total Med Total Sm Total 66 1 2 2 2 3 2 7 67 1 2 2 2 3 2 7 68 1 2 2 2 3 2 7 69 1 2 2 2 3 2 7 70 1 2 2 2 3 2 7 71 1 2 2 2 3 2 7 72 1 2 2 2 3 2 7 73 1 2 2 2 3 2 7 74 1 2 2 2 3 2 7 75 1 2 2 2 3 2 7 76 1 2 2 2 3 2 7 77 1 2 2 2 3 2 7 78 1 2 2 2 3 2 7 79 1 2 2 2 3 2 7 80 1 2 2 2 3 2 7 81 1 2 2 2 3 2 7 82 1 2 2 2 3 2 7 83 1 2 2 2 3 2 7 84 1 2 2 2 3 2 7 85 1 2 2 2 3 2 7 86 1 2 2 2 3 2 7 87 1 2 2 2 3 2 7 88 1 2 2 2 3 2 7 89 1 2 2 2 3 2 7 Totals 29 58 58 58 87 58 203 inches VentureProperties I N C O R P O R A T E D Creating February 3,2004 Brad Kilby Tomorrow's City of Tigard 13125 SW Hall Blvd. Communities Tigard, OR. 97223 Today RE: Conditions of Approval Whistler's Walk 2 Dear Brad: I am enclosing the information you have requested to satisfy the Conditions of Approval for the Whistler's Walk 2 subdivision. Condition 9 The Maintenance Access Road has been provided. Condition 15 The Mitigation Plan has been submitted and with today's changes submittals should be deemed complete. Enclosed is a copy of the semi-monthly submittals that I used for the Thornwood mitigation, as well as the species list for Whistler's Walk II Condition 26 The "photo Mylar" copy of the Recorded Plat if not already, should be with the Engineering Department. Condition 27 We will be happy to submit a Parking Plan if required, although we have never had to in any of our previous subdivisions. Condition 28 All items have been completed with the exception of the Final Geotech Report which should be completed within a week. Condition 29 The as-builts will be submitted, but in paper form. Typically Mylar's and the diskette are not required until after the as-builts have been approved due to the cost of the Mylar's. Condition 30 The minimum 15 foot access will be shown with each individual Plot Plan. Condition 31 Enclosed is the Street Tree Plan that will be submitted with the as-bunts. Condition 32 The (1) off street parking space per lot will be shown on each individual Plot Plan. Condition 33 Prior to any fence construction on corner lots, a Plot Plan will be submitted demonstrating vision clearance standards. Also, per Condition 8 of the Thornwood TUP, the Model Home will not be sold or occupied until the sub division has been platted and all improvements have been completed. If I can be of any other assistance, please do not hesitate to call. Sincerel , RECEIVED FEB 0 3 2004 Jim Delmore Project Manager CITY OF TIGARD Venture Properties Inc PLANNING/ENGINEERING 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 241 NW Flagline Drive • Bend, OR 97701 • 541.385.0576 • fax 541.322.9744 r Mitigation Tree Proposal Name: Venture Properties Site: Whistler Walk II Address: 4230 SW Galewood St. Address: SW 121st Lake Oswego, OR 97035 Tigard, OR 97224 Phone: 503-387-7600 Fax: 503-387-7617 Propsed tree species: Large (American beech, Leylanddi cypress, Western red cedar, Sweetgums, Raywood ash,Northern red oak and Douglas fir.) Minimum 2" caliper Medium (White dogwood, Yoshino flowering cherry, Styrax japonica, Red bud and Hornbeam.) Minimum 1.5" caliper Small (Vine maple, Star magnolia, Japanese lilac, Serviceberry, Weeping Alaskan cedar and Quaking aspen.) Minimum 1"caliper 2/5/2004 Conditions Associated With 4:15:27PM TIDEMARK Case #: Si1B2003-00004 COMPUTER SYSTEMS. INC. pf Iticiit )i.tf u+ pdated Codv, I itlt`. ii„Id tit fti` ( 11al1."t![I 13}.......: tit., Date 1 ALL LOTS TO HAVE SHARED DRVWYS None Met 11/10/2003 KSM 11/10/2003 KSM 18. With the exception of lots 28 and 29, all lots within 150 feet of SW 121st Avenue shall have shared driveways. NOTE: Driveways have been located as far from the intersection as possible. 1 CC&R'S FOR PRIVATE STREETS MAINT. None Met 1/15/2004 KSM 1/15/2004 KSM 19. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions(CC&R's) for this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to approval of the final plat. 1 TRACT "A" ACCESS EASEMENT None Met 11/10/2003 KSM 11/10/2003 ST 20. The plat shall grant an access easement over Tract'A'to serve the Sieg property,2S 103CD04401,and the Ullrich property,2S103CD04500 to accommodate future development of those sites. 1 121ST AVENUE ROW DEDICATION None Met 10/16/2003 KSM 10/17/2003 ST 21. The final plat shall show a ROW dedication on SW 121st Avenue to provide 35 feet from the centerline. It shall also show that the internal streets will have ROW widths of 50 feet minimum. 1 ADDRESSING FEE None Met 12/24/2003 KSM 12/24/2003 ST 22. Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$930.00. (STAFF CONTACT: Shirley Treat,Engineering). 1 UNDERGROUND UTILITIES OR PAY FEE None Met 1/16/2004 KSM 1/16/2004 SIR 23. The applicant shall either place the existing overhead utility lines along SW 121st Avenue underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,the amount will be $16,390.00 and it shall be paid prior to approval of the final plat 1 GPS COORDINATES None Met 10/9/2003 KSM 10/10/2003 ST 24. 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 Met 1/20/2004 KSM 1/20/2004 ST 25. 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 SW121st Avenue shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat,submit two mylar copies of the final plat for City Engineer signature(for partitions),or City Engineer and Community Development Director signatures(for subdivisions). 1 PHOTOMYLAR COPY OF FINAL PLAT None NOT MET KSM 8/5/2003 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 AFTER RECORDING RETURN TO: VENTURE PROPERTIES, INC. 4230 Galewood Street#100 Lake Oswego, Oregon 97035 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR WHISTLER'S WALK NO. 2 KNOW ALL MEN BY THESE PRESENTS, that CASA TERRA, LLC, an Oregon limited liability company and its assigns (hereinafter"Declarant")hereby declares and records the following covenants, conditions and restrictions pertaining to and binding the following described real property, to wit: Dated this day of , Recorded according to the duly recorded plat of WHISTLER'S WALK NO. 2, filed , 2004, in Plat Book , Page , Records of the County of Washington and State of Oregon. DECLARATION Casa Terra LLC and its designated assign,Venture Properties, Inc., desire to create a plan for the private ownership of Lots and buildings constructed on the property through this Declaration. This Declaration further establishes certain restrictions on the various uses and activities that may be permitted in Whistler's Walk No. 2 and further establishes the right of the Declarant to promulgate rules and regulations which may further define and limit permissible uses and activities consistent with the provisions of this Declaration. Upon Venture Properties, Inc. closing on the property all rights of Casa Terra LLC under this Declaration and the right to amend this Declaration pursuant to Section 29 below, and rights under Oregon Revised Statutes Chapter 94 (if any), shall automatically be transferred to and Whistler's Walk No.2 Declaration of Covenants, Conditions and Restrictions December 16,2003 Page 1 of 8 • vested in Venture Properties, Inc. NOW, THEREFORE,the undersigned hereby covenants, agrees, and declares that all of Whistler's Walk No. 2 as defined herein and the buildings and structures hereafter constructed thereon are, and will be,held, sold, and conveyed subject to the following Declaration of covenants, conditions and restrictions. All provisions of this Declaration shall be binding upon all parties having or acquiring any right,title,or interest in Whistler's Walk No. 2 or any part thereof,and shall inure to the benefit of the Owners thereof and are intended to be and shall in all respects be regarded as covenants running with the land. 1. LAND USE AND BUILDING TYPE. No Lot shall be used except for residential purposes. Homes must be constructed of new materials and all homes must be constructed on site. Manufactured and mobile homes are prohibited. Declarant may use trailers and/or residential structures currently constructed and/or constructed in the future as model homes and sales offices. 2. CONSTRUCTION OF HOMES. Each home shall have a minimum double car garage and double wall construction(plywood or equal covered with vinyl, cedar or other siding approved by Declarant) on all four sides. Roofs shall be architectural composition (Firehalt brand name) and have a 25-year guarantee or similar asphalt composition roofing approved by Declarant. The total floor area of the main structure, exclusive of open porches and garages, shall be not less than 1,200 square feet for a one-story or two-story dwelling. 3. BUILDING LOCATION. Building locations shall conform to the setbacks adopted in the Whistler's Walk No. 2 subdivision approved by the City of Tigard. 4. EASEMENTS. Easements for installation and maintenance of utilities and drainage facilities are reserved as shown on the recorded plat. Within these easements,no structure,planting or other material shall be placed or permitted to remain which may damage or interfere with the installation and maintenance of utilities or which may change the direction of flow of drainage channels in the easement, or which may obstruct or retard the flow of water through drainage channels in the easements. After initial sale of each Lot, the easement area of each Lot and all improvements in it shall be maintained continuously by the owner of the Lot, except for those improvements for which a public authority or utility company is responsible. 5. UNDERGROUND SERVICE. No outdoor overhead wire or service drop for the distribution of electric energy or for telecommunications purposes, nor any pole, tower, or other structure Whistler's Walk No.2 Declaration of Covenants, Conditions and Restrictions December 16,2003 Page 2 of 8 • supporting said outdoor overhead wires shall be erected,placed or maintained within this subdivision. All owners of Lots or tracts within this subdivision, their heirs, successors, and assigns shall use underground service wires to connect their premises and the structures thereon to the underground electric, cable, or telephone utility facilities provided. Except as permitted by law, no antennas, aerials or satellite dishes shall be permitted on any part of a Lot or house, except for"mini" satellite dishes, which do not exceed two (2) feet in diameter. Owners shall not place such antennas, satellite dishes or other transmission devices in the front yard, on the front porch or on the front of the house if signals of acceptable quality can be received by placing such device in an alternative location. 6. TREE REMOVAL DEED RESTRICTION. In no event shall any of the designated trees be removed without the written authority of the City of Tigard. Any Owner wishing to remove any tree must follow the City of Tigard's tree replacement guidelines. If the Owner has a certified arborist declare that the tree is diseased or otherwise a hazard, then the Owner may petition the City of Tigard, and the City may or may not require that replacement plantings are provided. If one of the named trees is removed without written authority of the City of Tigard, Owner shall be required to provide replacement consistent with the tree ordinance of the City of Tigard and Owner shall bear all costs, including reasonable attorney fees, of compliance. 7. NUISANCES. No noxious or offensive activity shall be carried out anywhere in Whistler's Walk No. 2, nor shall anything be done thereon which may be or may become an annoyance or nuisance to the neighborhood. 8. TEMPORARY STRUCTURES. No structure of a temporary character, trailer, basement, tent, shack, garage, barn, or other outbuilding shall be used on any Lot at any time as a dwelling either temporarily or permanently. Declarant may use trailer or other temporary structures for sales and/or construction purposes. Accessory uses, including storage sheds, shall be subject to City of Tigard Development Code. 9. PARKING. Parking of boats, trailer RVs and like equipment shall not be allowed on public rights-of-way or in a driveway for more than twenty-four(24)hours and then for the purpose of loading and unloading only. Permanent storage for any of the above shall be obtained off-site, unless otherwise approved by Declarant in writing. Any off-site storage fees shall be at Owner's expense. Any vehicle in disrepair, sitting on blocks, or otherwise appearing inoperable shall not be visible from the street for any aggregate period in excess of three (3) days. No commercial vehicle with a gross vehicle weight of more than 8,000 pounds, trailer, travel trailer or motor coach may be parked over night on any street within Whistler's Walk No. 2 and/or in violation of the City of Tigard ordinances. Whistler's Walk No.2 Declaration of Covenants, Conditions and Restrictions December 16,2003 Page 3 of 8 10. SIGNS. No signs shall be erected on any Lot except one (1) sign of not more than five(5) square feet advertising the property for sale or rent, or signs used by Declarant or other builders to advertise the property during the construction and initial sale period. However, Declarant may erect and maintain signs of any size at model homes or other area designated by Declarant. 11. OIL AND MINING OPERATION. No oil drilling, oil development operations, oil refining, quarrying or mining operations of any kind shall be permitted upon or in any Lot, nor shall oil wells, tanks, tunnels,mineral excavations or shafts be permitted upon or in any Lot. No derrick or other structure designed for use in boring for oil or natural gas shall be erected, maintained or permitted upon any Lot. 12. LIVESTOCK AND POULTRY. No animals, livestock, or poultry of any kind shall be raised, bred, or kept on any Lot, except that a reasonable number of dogs, cats, or other household pets may be kept provided that they are not kept,bred, or maintained for any commercial purpose. 13. GARBAGE AND REFUSE DISPOSAL. No Lot shall be used or maintained as a dumping ground for rubbish or trash. Declarant may use containers for recycling or construction debris during the build-out of Whistler's Walk No. 2. Garbage or other waste shall not be kept on any Lot except in sanitary containers. All incinerators or other containers for the storage or disposal of such material shall be kept in a clean and sanitary condition. 14. MAINTENANCE. The maintenance, upkeep and repair of individual homes shall be the sole responsibility of each individual Owner. Owners shall maintain their Lots and homes and all appearances thereto at all times. All lawns shall be adequately watered and kept mowed and properly trimmed. Each Owner shall be obligated to maintain all landscaping (including lawn) on Owner's Lot in a healthy and attractive state and in a manner comparable to that on the other Lots in Whistler's Walk No. 2. Each Owner is responsible for the operation, repair and maintenance including winterization and spring start-up of their own private front yard sprinkler system installed by Declarant during home construction. Lot Owners are responsible for watering and maintaining the street trees in front of their Lots and guarantee the survival and replacement of approved street trees and mitigation trees for one (1)year after planting. Lot Owners shall comply with all erosion and drainage regulations regarding all property within Whistler's Walk No. 2, including streets and sidewalks, promulgated by any city, county or state agency with jurisdiction over the property within Whistler's Walk No. 2. 15. REALIGNMENT OF SW 121TH AVE. At some future date, the City of Tigard intends to realign a portion of SW 121st Avenue ("Road"), which is located on the west side of the Whistler's Walk No. 2 subdivision. Concurrent with the Road improvements, the City of Tigard shall be placing utilities underground, constructing sidewalks and installing street trees in the right-of-way adjacent to Lots 66, 83, 84 and 94. Whistler's Walk No.2 Declaration of Covenants, Conditions and Restrictions December 16,2003 Page 4 of 8 16. ROCK WALLS. Engineered boulder rock walls or keystone walls have been installed on or between Lots during the development of Whistler's Walk. Homeowners shall not add additional rock to or alter these existing walls without the prior written approval of Declarant and the applicable governing jurisdiction. 17. SLOPE AREAS. Declarant has developed a storm drainage system("community Erosion Control Plan"), which addresses water run-off for the entire property as opposed to run-off between individual Lots. This means that unfiltered surface water and sediment can traverse other Lots before reaching a public storm water facility,with the understanding that prior to reaching a gutter, street or storm water facility, the water will be filtered. Silt fencing has been installed in conjunction with the final site grading, in areas designated on the construction documents that meets the local storm water agency's guidelines for surface erosion control. Usually, the normal location for silt fencing is on or adjacent to the property line to protect rear and side sloping areas and adjacent to the curb to protect front sloping areas. It should be noted that the purpose of silt fencing is to control erosion only, and that storm water and some sediment can be expected to travel downhill from higher elevation Lots through lower elevation Lots to its final destination in a public storm water facility. No structure,planting or other material shall be placed or permitted to remain or other activities undertaken which may damage or interfere with the grading plan developed by the Declarant. This includes altering the defined slope areas, attempting to change the storm water direction or performing any action that creates erosion. Once the Declarant has conveyed title to any subsequent purchaser, either to a Owner or other Homebuilder, the established sloping areas of each Lot and all improvements on each Lot shall be maintained continuously by the Owner of the Lots to preserve Declarant's designed drainage and grading plan, except for those improvements for which a public authority or utility company is responsible. Declarant reserves the right to modify the Community Erosion Control Plan during the construction of homes in the subdivision. 18. SIGHT DISTANCE AT INTERSECTIONS. No fence, wall,hedge, or shrub planting which obstructs sight lines at elevations between three (3) and ten(10) feet above the roadways shall be placed or permitted to remain on any corner Lot within the triangular area formed by the street property lines and a line connecting them at points thirty(30) feet from the intersection of the street lines, or in the case of a rounded property corner, from the intersection of the street property lines extended. The same sight-line limitations shall apply on any Lot within ten(10) feet from the intersection of a street property line with the edge of a driveway pavement. No tree shall be permitted to remain within such distances of such intersections unless the foliage line is maintained at sufficient height to prevent obstruction of such sight lines. All sight distance requirements must be in compliance with Washington County and the City of Tigard Code. Whistler's Walk No.2 Declaration of Covenants, Conditions and Restrictions December 16, 2003 Page 5 of 8 19. HOME OWNER ASSOCIATION. No homeowner association exists at Whistler's Walk No. 2. Upon completion of initial construction of all of the homes in Whistler's Walk No. 2, individual Lot owners may vote to form a Home Owner Association. In the event that 51% of the Owners eligible to vote vote in favor of the formation of a Home Owner Association, an Association shall be formed. Each Lot shall receive one vote. 20. ARCHITECTURAL CONTROL. Architectural control of houses and accessory structures shall be by Declarant. Declarant must approve all plans, specifications and exterior color of houses or accessory structures in writing prior to start of construction. Declarant shall approve any modifications to approved plans in writing. After initial construction of homes on all Lots in the subdivision, architectural control by Declarant shall cease. Upon the vote of 51%of the Owners in favor of continued Architectural Control, such control shall pass to an Owner's Committee consisting of five (5) Owners elected by a vote of the Owners. 21. HOME OFFICES. No business venture shall be conducted on a Lot or in or about any property in Whistler's Walk No. 2 except for one-room offices that are not designated by exterior sign(s) and which does not become an undo burden on or nuisance to the Whistler's Walk No. 2 neighborhood. 22. S. W. 121ST STREET FENCING AND LANDSCAPING. Any perimeter fencing and/or brick pillars, including any associated landscaping, erected by Declarant along the rear of Lots abutting S.W. 121st shall be maintained and repaired by the Owners of the Lots where the fencing is located. Lot Owners shall not remove such improvements. Declarant has no responsibility in the maintenance or repair of any monument or fencing other than its initial construction. 23. TERM. This Declaration shall run with the land with respect to all property within Whistler's Walk No. 2 and except for Paragraph 6, and shall be binding on all Owners of the described Property and all persons claiming under them for a period of thirty(30) years from the date this Declaration is recorded, after which time, said Declaration shall automatically be extended for successive periods of ten(10) years unless an instrument signed by a majority of the then Owners of the Lots has been recorded, agreeing to terminate or change said Declaration in whole or in part. Paragraph 6 shall continue in perpetuity and is binding on all Whistler's Walk No. 2 Owners and all persons claiming under it. 24. ENFORCEMENT/ATTORNEYS' FEES. Declarant and the Owners within the Property or any mortgagee on any Lot shall have the right to enforce all of the covenant, condition, restrictions, reservations, easements, liens and charges now or hereinafter imposed by any of the provisions of this Declaration as may appertain specifically to such parties or Owners by any proceeding at law or in equity. Failure by either the Declarant or by any Owner or mortgagee to enforce any covenant, condition or restriction herein contained shall in no event be deemed a Whistler's Walk No.2 Declaration of Covenants, Conditions and Restrictions December 16, 2003 Page 6 of 8 waiver of their right to do so thereafter. In the event suit or action is commenced to enforce terms and provisions of this Declaration, the prevailing party shall be entitled to its attorney fees and costs in such suit or action to be fixed by the trial court, and in the event of an appeal, the cost of the appeal, together with reasonable attorney fees to be set by the appellate court. Neither Declarant nor Declarant's successors or assigns shall be liable to any Owner, Occupant, or to any other person for its enforcement or failure to enforce any provision of this Declaration. 25. AIR CONDITIONING UNITS. Any"window-model" air conditioning units shall not be visible on the front of a home or along 121 Street. "Free-standing"compressors shall not be located in the front yard. 26. FENCING. Any fencing installed by Lot Owners shall be six (6) foot high cedar"good neighbor fencing or other fencing approved by Declarant in writing prior to installation. No chain link or cyclone fencing is allowed. Any fencing installed by a Lot Owner shall be in accordance with all City of Tigard ordinances. Lot owner shall maintain all fencing in good condition. 27. SEVERABILITY. Invalidation of any one of these covenants, conditions or restrictions by judgment or court order shall not in any way affect any of the other provisions, which shall remain in full force and effect. 28. AMENDMENT. These Declaration may be amended by an instrument signed by a majority of the current Lot owners and recorded with the County Recorder, agreeing to change said Covenants in whole or in part; provided however, that if Declarant owns at least one Lot, these covenants cannot be amended without Declarant's written consent. Declarant reserves the right, as long as it owns at least one Lot, to amend this Declaration in any way without approval of any Lot owners Paragraph 6 may amended or terminated only by obtaining written approval from the City of Tigard and meeting any other requirement of this Declaration. 29. ANNEXATION OF ADDITIONAL PROPERTY. Declarant may from time to time and in its sole discretion annex to the Property subject to this Declaration any real property now or hereafter acquired by it. The annexation of such real property shall be accomplished by Declarant recording a declaration which describes the real property to be annexed, establish land classification for the real property, establish any additional limitations, uses, restrictions, covenants which are intended to be applicable to such property, and declare that such property is held and shall be held, conveyed, encumbered,used, occupied and improved subject to this Declaration. Upon annexation, additional Lots so annexed shall be entitled to voting rights. Whistler's Walk No.2 Declaration of Covenants, Conditions and Restrictions December 16,2003 Page 7 of 8 DECLARANT: Casa Terra, LLC Palmer&Associates, Inc. , member By: _ Dated: t 11,4 IM_ J rry . Palmer, President STATE OF OREGON, County of J hi,Pim ) ss. I Personally appeared Jerry M. Palmer who,being duly sworn, did say that he is the president of Palmer& Associates, Inc., a member of Casa Terra LLC and that said instrument was signed on behalf of said company by authority or its board of directors, and acknowledge said instrument to be its voluntary act and deed. (? f ,Y OFFICIAL SEAL Nota for Oregon 1J t. .. 4 KELLY ANDERSON Nu {, NOTARY PUBLIC-OREGON O My Commission Expires: I b, v�P V� COMMISSION NO.356943 ( ( MY COMMISSION EXPIRES APR.18,2006 () Whistler's Walk No.2 Declaration of Covenants,Conditions and Restrictions December 16, 2003 Page 8 of 8 Thursday, February 19, 2004 9:15 AM Walter H. Knapp 503-265-8117 p.01 Attention: Brad Kilby Date: 2/ 19/04 Company: CITY OF TIGARD Number of Pages: 2 Fax Number: 5036847297 Voice Number: From: Walter H. Knapp Company: Silviculture & Urban Forestry Fax Number: 503-265-8117 Voice Number: 503-646-4349 Subject: Whistler's Walk II Trees Comments: Please see attached report. Air Spade work will be done next week, details to follow. Please call if you have questions. Cheers, Walt Thursday, February 19, 2004 9:15 AM Walter H. Knapp 503-265-8117 p.02 r Walt Knapp Subject: Whistler's Walk Location: Site Visit/Tree Protection Start: Wed 2/18/2004 9:00 AM End: Wed 2/18/2004 10:00 AM Recurrence: (none) Contacts: Matt Stine; Jim Delmore; Andy Thomas; Brad Kilby Site Inspection:Evaluate proposed house building and recommend protection measures for affected trees. Lot 71. Douglas-fir,2 main stems with included bark. Full crown(100%crown ratio),above average vigor. There is concern that the two sterns with included bark could separate,although there is no active pitch flow from the seam between the trunks. Also,the proposed house foundation will impinge within the canopy of the tree(the protection zone). Developer will consider removing tree, but Brad will check on status of code interpretation and need for authorization. If removed,tree will need to be mitigated. Rx: • Cable the two trunks • Explore foundation area within tree protection zone,using Air Spade to determine location, size, and number of roots. • Use bridge(grade beam)foundation to preserve and protect roots>2"as located during Air Spade excavation. Lot 73. Douglas-fir.Driveway installation will cut the corner of the tree protection zone. Keystone wall will be installed to raise grade. Rx: • Build up grade with coarse clean rock to retain porosity. Install rock over geotextile fabric to distribute load and reduce potential for compaction. Lot 74.Foundation will encroach within tree protection zone.Grade will be raised. Rx: • Explore foundation area within tree protection zone,using Air Spade to determine location, size,and number of roots. • Use bridge(grade beam)foundation to preserve and protect roots>2"as located during Air Spade excavation. • Build up grade with coarse clean rock to retain porosity. Install rock over geotextile fabric to distribute load and reduce potential for compaction. Lot 75.Foundation will encroach within tree protection zone.Grade will be raised. Rx: • Determine if house can be moved further from trees by getting variance. Move as much as possible(5 feet is good). • Explore foundation area within tree protection zone,using Air Spade to determine location, size, and number of roots. • Use bridge(grade beam)foundation to preserve and protect roots>2"as located during Air Spade excavation. General Rx for all trees: • Arborist to be on site during all work within protection zone. • Fencing to be removed only under supervision of the arborist,and reinstalled immediately after work is completed. • Prune to raise the crown and remove dead wood.Prune to the height needed for clearance,but not to exceed 20%of the live crown.Use professional tree service. • If vegetation is to be removed from protection zone,site the excavator outside the zone and use the shovel bucket to take out the brush. • 1. Thursday, March 04, 2004 3:51 PM Walter H. Knapp 503-265-8117 p.01 Attention: Brad Kilby Date: 3/4/04 Company: CITY OF TIGARD Number of Pages: 1 Fax Number: 5036847297 Voice Number: From: Walter H. Knapp RECE1 VED Company: Silviculture & Urban Forestry MAR 0 4 700 Fax Number: 503-265-8117 rter, Voice Number: 503-646-4349 Subject: Whistler's Walk II Tree Protection Comments: Last Friday we did the Air Spade exploratory root excavation. No damage was done to the roots, and we found where piers and beams were needed. Subsequent hand digging by Morissette folks confirmed root locations and in fact found additional roots. Depth of large roots almost entirely at 18-24". A very impressive and careful job by Morissette folks on site. Pruning (crown raising) has been completed by Don Morton's crew, and the two-trunked fir has been cabled. Su 8 acog-oocoil VentureProperties I N C O R P O R A T E D Creating Tomorrow's Communities Today May 10,2004 Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard, OR. 97223 RE: Mitigated Trees in Whistler's Walk II Dear Matt: Enclosed is a copy of the spreadsheet Venture Properties is maintaining for the required Tree Mitigation in Whistler's Walk II. For April 2004, please remove 23 inches from our remaining 203 inches 203 Remaining -23 Thru 31 Apr. 04 180 Remaining If I can be of any other help,Please do not hesitate to call. Sincerely, Jim Delmore Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 TREE M/T/G AT/p CHART F pR N Required l wM/STLER'S V Inches 1/ALK 11 Lot 76 °t 79 Proposed Re 7 maining p , Act 203 4 Apr ``�/ 11 12 23 180 • Bonded-Insured �CB:7804 �� Invoice Date invoice# 4/30/2004 880 Bill To Ship To Venture Properties Whistler's Walk 2 Lot 76 #3178 4230 SW Galewood 12070 SW Whistler's Lane I Lake Oswego,OR 97035 Tigard,OR 97223 3I 1S-- 9Q Terms Due Date Net 10 5/10/2004 Item ' Description Amount IMitigation Trees f Installation of Mitigation Trees ! MIL' (1)Yoshino Flowering Cherry=2" (1)Incense Cedar=3" (1)Weeping Alaskan Cedar=2" (2)Pink Flowering Dogwood=3" (1)Vine Maple=1" Total Mitigation Inches=11 xs Paid E .. Gill: To -- Thank you for your business. Total UMW Payments/Credits So.00 Balance Due mow phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 Bonded-Insured nvoi LCce B: 7804 n she I (jr1cwhijC Date Invoice# 4/30/2004 887 • fBin To Ship To Venture Propc,ties !Whistler's Walk 2 Lot 79 #3181 4230 SW Galewood 12076 SW Whistler's Loop Lake Oswego,OR 97035 `Tigard,OR 97223 1 I 381 - t39 Terms Due Date Net 10 5/10/2004 Item Description Amount Mitigation Trees {Installation of Mitigation Trees (2)Sweet Gums=2" (1)Black Pine=3" (1)Weeping Alaskan Cedar=2" (1)Green Japanese Maple=2" (3)Lilacs=3" Total Inches 12 x r Paid t Ex'trr. v.1 C cc' fa1VCt.'.�' •! v./ Slit. To is Totai_� Thank you for your business. -_ Total Payments/Credits $0.00 Balance Due MID phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 ' VentureProperties I N C O R P O R A T E D Creating Tomorrow's { Communities S �/ 1.3 2--00 Today August 9, 2004 Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard, OR. 97223 RE: Mitigated Trees in Whistler's Walk II Dear Matt: Enclosed is a copy of the spreadsheet Venture Properties is maintaining for the required Tree Mitigation in Whistler's Walk II. For July 2004, please remove 65.5 inches from our remaining 180 inches 180 Remaining - 65.5 Thru 31 Jul. 04 114.5 Remaining If I can be of any other help, Please do not hesitate to call. Sincerely, Jim Delmore Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 • TREE MITIGATION CHART FOR WHISTLER'S WALK II Required Inches 203 Proposed Actual Lot 76 7 04-Apr 11 Lot 79 7 12 TOTAL 23 Remaining 180 Lot 69 7 04-Jul 10 Lot 72 7 16 Lot 73 7 195 Lot 80 7 11 Lot 89 7 19 TOTAL 65.5 Remaining 114.5 Bonded-Insured LCB:7804 a Invoice a,„74 j? Date Invoice# 1 7/31/2004 1084 Bill To Ship To Venture Properties Whistler's Walk II Lot 69 #3171 4230 SW Galewood 12056 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date Net 10 8/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (3)Quaking Aspen=6" (1)Yoshino Flowering Cherry=2" (1)Japanese Maple=1" (1)Vine Maple=1" Total Inches=10 x Bid Paid Fur Extras w/ Sh0et Giveaway WI Slip To Su,Ic. Total Thank you for your business. Total PaymentslCredits so•oo Balance Due — phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 Bonded-Insured • LOB:7804 ?� 7�e Invoice Date Invoice# 1 7/31/2004 1040 Bill To Ship To Venture Properties Whistler's Walk II Lot 72 #3174 4230 SW Galewood 12062 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date Net 10 8/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees Mir (1)Japanese Maple=2" (4)Red Spire Pears=8" (1)Jacquemontii Birch=2" (1)Silk Momosa Tree=2" (1)Yoshino Cherry=2" Total Inches=16 x_ Bid Paid F{.r Extras w/ Sheet Giveaway w/ Slip To Sue, Total. Thank you for your business. Total VIM Payments/Credits moo Balance Due rat phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 Bonded Insured CB.7804 a��I a e Invoice aevonT�� Date Invoice# 1 7/31/2004 1050 Bill To Ship To Venture Properties Whistler's Walk I1 Lot 73 #3175 4230 SW Galewood 12064 SW Whistler's Lane Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date Net 10 8/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (2)Sweetgum=4" (2)Cedars=6" (1)Japanese Maple=2" (3)Vine Maple=4.50" (1)Blood good Japanese Maple=2" (1)Lilac=1" Total Mitigation=19.50 x Bid • Paid 12:..r Extras w/ Sheet Giveaway vv/ Slip To Sue Total _ Thank you for your business. Total Payments/Credits so.00 Balance Due ii phone: 503.692.5945 • fax: 503.692,0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 Bonded-Insured GCB; 7804 u c� e Invoice aT�� Date Invoice# 1 7/31/2004 1061 Bill To Ship To Venture Properties Whistler's Walk II Lot 80 #13182 4230 SW Galewood 12078 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date • Net 10 8/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (1)Yoshino Flowering Cherry=2" (1)Incense Cedar=3" (1)Weeping Alaskan Cedar=2" (1)Japanese Maple=2" (1)Italalin Cypress=2" Total Inches=11 Xi." Bid_ —.._ ..____.... .. Paid Fcr Extras tied/ Sheet Giveaway w/ Slip To Sue_ Total Thank you for your business. Total Payments/Credits $0.00 Balance Due gimp phone: 503,692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured LCB: 7804 Invoice Tom. aegan Date Invoice# 7/31/2004 1045 Bill To Ship To Venture Properties Whistler's Walk II Lot 89 #3191 4230 SW Oakwood 12071 SW Whistlers Lane Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date Net 10 8/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees AIM (6)Quaking Aspen=14" (1)Bloodgood Maple= (1)Pink Dogwood=2" (1)Lilac=2"" Total Mitigation inches=19 xell. Bid �___...._. ...Paid For Extras w/ Sheet Giveaway w/ Slip To Sue Total Thank you for your business. Total Payments/Credits woo Balance Due ISM phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 . VentureProperties 1 J! I N C O R P O R A T E D Creating Tomorrow's Communities Today September 13, 2004 Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard, OR. 97223 RE: Mitigated Trees in Whistler's Walk II Dear Matt: Enclosed is a copy of the spreadsheet Venture Properties is maintaining for the required Tree Mitigation in Whistler's Walk II. For August 2004, please remove 91 inches from our remaining -4.5 inches and subtract them from the remaining mitigation inches in Whistlers Walk I. - 4.5 Remaining - 91 Thru 31 Aug 04 - 95.5 Remaining If I can be of any other help,Please do not hesitate to call. Sincerely, Jim Delmore Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 TREE MITIGATION CHART FOR WHISTLER'S WALK II Required Inches 203 Proposed Actual Lot 76 7 04-Apr 11 Lot 79 7 12 TOTAL 23 Remaining 180 Lot 70 7 04-May 6 Lot 74 7 15 Lot 81 7 15 TOTAL 36 Remaining 144 Lot 75 7 04-Jun 15 Lot 71 7 12 Lot 90 7 9 Lot 83 7 15 Lot 94 7 22 TOTAL 73 Remaining 71 Lot 69 7 04-Jul 10 Lot 72 7 16 Lot 73 7 19.5 Lot 80 7 11 Lot 89 7 19 TOTAL 75.5 Remaining -4.5 added 4.5 inches in Whistlers to Jun total Lot 67 7 04-Aug 10 Lot 82 7 13 Lot 88 7 20 Lot 68 7 18 Lot 86 7 14 Lot 77 7 10 Lot 87 7 6 TOTAL 91 Remaining -95.5 added 91 inches in Whistlers to Jun total Bonded-Insured 7804 Invoice Oregon /M ..... Date Invoice# 8/31/2004 1157 Bill To Ship To Venture Properties Whistler's Walk II Lot 67 #3169 4230 SW Galewood 12052 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date Due on receipt 8/31/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (1)Sweet Gum=2" (1)Japanese Snowbell=2" (3)Leyland Cypress=6" Total Inches= l Did PCad Extrz 3 v:/ Shoot Gives nr .y v,'/ Slip To SL O Total Thank you for your business. Total Payments/Credits $0.00 Balance Due s phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded Insured LOB: 7804 a cape Invoice C(Jregoninc, Date Invoice# 8/31/2004 1148 Bill To Ship To Venture Properties Whistler's Walk II Lot 82 #3184 4230 SW Galewood 12082 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date Net 10 9/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees MIN (3)Sweet Gums=6" (1)Western Red Cedar=3" (1)Japanese Maple=3 (1)Vine Maple= 1" Total Inches= 13 amp Pc.. .1 .. 1 Shoot GivoL'.'77.y Slip To 11 Total Thank you for your business. Total Payments/Credits woo Balance Due IMP phone: 503,692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 Bonded-Insured 'tip mw�� .LCB: 7804 ang a Invoice e � a,0„ /„., Date Invoice# 8/31/2004 1115 Bill To Ship To Venture Properties Whistler's Walk II Lot 88 43190 4230 SW Galewood 12073 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 3i90-- IVP Terms Due Date Net 10 9/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees UMW (3)Western Red Cedars=7.50" (1)Quaking Aspen=2" (1)Austrian Pine=3" (1)Vine Maple=1" (1)Mt.Fugi=2" (1)Japanese Maple=1.50" (3)Lilac=3" Total Inches 20 allint Extm3 vg Shoot G1ve vi/ Slip To Suo Total Thank you for your business. Total Payments/Credits moo Balance Due Imo phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured � •LCB: 7804 ten, e Invoice .004'19' egon I � Date Invoice# 8/31/2004 1112 Bill To Ship To Venture Properties Whistler's Walk II Lot 68 #3170 4230 SW Galewood 12054 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date Net 10 9/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees IMO (1)Sweet Gum=2.50" (1)Jacquemontii Birch=2" (3)Vine Maple=3.50" (1)Japanese Maple=3.50" (2)Incense Cedar=4" (1)Western Red Cedar=2.50" Total Inches=18 UMW Did Extms v:/ Sheet Givecvfay Slip To Sale Total Thank you for your business. Total MOM Payments/Credits Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured j_CB: 7804 • anS' �• a Invoice / C . Date Invoice# 8/31/2004 1121 Bill To Ship To Venture Properties Whistler's Walk II Lot 86 #3188 4230 SW Galewood 12077 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date Net 10 9/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (3)Quaking Aspen=6" (1)Leylandii=2" (1)Swiss Stone Pine=2" (1)Vine Maple= 1" (3)Sweet Gum=3" Total Inches=14 Bid rt.... .h GiU�:w rf ell Shp To UO Total Thank you for your business. Total = Payments/Credits $0.00 Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded Insured LCB: 7804 I��e Invoice IDate Invoice# 8/31/2004 1100 Bill To Ship To Venture Properties Whistler's Walk II Lot 77 #3179 4230 SW Galewood 12072 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 3119- 192. Terms Due Date Net 10 9/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (1)Japanese Maple=2" (1)Vine Maple=1" (1)Yoshino Cherry=2" (1)Western Red Cedar=2" (3)Lilacs=3" Total Inches=10 WOW P Total Thank you for your business. Total Payments/Credits so.00 Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 Bonded-Insured _CB: 7804 ''647,Qe Invoice Date Invoice# 8/31/2004 1105 Bill To Ship To Venture Properties Whistler's Walk II Lot 87 #3189 4230 SW Galewood 12075 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 "3 18'9- 1 9 2. Terms Due Date Net 10 9/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (2)Weeping Alaskan Cedar=4" (1)Japanese Maple=2" Total Inches=6" 1111111.111 Li . . ..... . *Mg G i VC 7.7 V:1 Sup Tu C :). Total. Thank you for your business. Total 111111•10 Payments/Credits silo° Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Avi VentureProperties V I N C O R P O R A T E D Creating Tomorrow's ' 2( 1 Communities September 13, 2004 Today Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard, OR. 97223 RE: Mitigated Trees in Whistlers Walk II Dear Matt: All of our mitigation inches have been met in Whistlers Walk II. Any remaining inches in Whistlers Walk II will be transferred to meet the required inches for Whistlers Walk I. If I can be of any other help,Please do not hesitate to call. Sincerely, Jim Delmore Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 • • . ' VentureProperties t • � I N C O R P O R A T E D Creating Tomorrow's Communities Today September 13, 2004 Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 • RE: Mitigated Trees in Whistler's Walk II Dear Matt: Enclosed is a copy of the spreadsheet Venture Properties is maintaining for the required Tree Mitigation in Whistler's Walk II. For May 2004, please remove 36 inches from our remaining 180 inches 180 Remaining - 36 Thru 31 May 04 144 Remaining If I can be of any other help,Please do not hesitate to call. Sincerely, Jim Delmore Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 TREE MITIGATION CHART FOR WHISTLER'S WALK II Required Inches 203 Proposed Actual Lot 76 7 04-Apr 11 Lot 79 7 12 TOTAL 23 Remaining 180 Lot 70 7 04-May 6 Lot 74 7 15 Lot 81 7 15 TOTAL 36 Remaining 144 Bonded Insured LCB: 7804 )1/ 4":4, Invoice ah, Date Invoice# 5/31/2004 930 Bill To Ship To Venture Properties Whistler's Walk II Lot 70 #3172 4230 SW Galewood 12058 SW Whistler's Lane Lake Oswego,OR 97035 Tigard,OR 97223 b315 Terms Due Date Net 10 6/10/2004 Item Description Amount • Mitigation Trees Installation of Mitigation Trees (3)Vine Maple=3" (1)Weeping Sequoia=1.50" (1)Weeping Cherry=1.50" Total Inches=AMMO Paid F:;r Extras vs/ Sheet GivemwC.y x°31 Slip To Sue Total Thank you for your business. Total Payments/Credits moo Balance Due vow phone: 503,692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 Bonded Insured LOB: 7804 • Invoice Date Invoice# 5/31/2004 925 Bill To Ship To Venture Properties Whistler's Walk II Lot 74 #3176 4230 SW Galewood 12066 SW Whistler's Lane Lake Oswego,OR 97035 Tigard,OR 97223 1)3'7S Terms Due Date Net 10 6/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees MOM (2)Armstrong Maples=4" (2)Yoshino Flowering Cherry=3" (3)Quaking Aspen=6" (1)Crimson King Maple=2" Total Mitigation Inches=15 Paid Extra,. '"I S VI C C t GiVGLik,v _y J Slip To Sue Total Thank you for your business. Total MINIM Payments/Credits moo Balance Due mop phone: 503.692.5945 • fax: 503,692,0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured • LCB; 7804 Invoice inc.., Date Invoice# 5/31/2004 919 Bill To Ship To Venture Properties Whistler's Walk II Lot 81 #3183 4230 SW Galewood 12080 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 D3 75 Terms Due Date Net 10 6/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (1)Sweetgum=1.50 (1)Lilac= 1" (1)Incense Cedar=3" (1)Styrax Japonica=2" (1)Japanese Maple=2.50" (3)Vine Maple=3.50" (1)Siberian Spruce=1.50" Total Mitigation Inches=15111111111p Paid Extrr.to vg Sheet GiveLmay Slip To Sue Total •,,,_,,,,,.fe, Thank you for your business. Total MINS Payments/Credits $0.00 Balance Due ammo phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 t ' Venture Properties I N C O R P O R A T E D Creating Tomorrow's Communities Today September 13, 2004 Matt Scheidegger City of Tigard 13125 SW Hall Blvd. "Tigard, OR 97223 RE: Mitigated Trees in Whistler's Walk II Dear Matt: Enclosed is a copy of the spreadsheet Venture Properties is maintaining for the required Tree Mitigation in Whistler's Walk II. For June 2004, please remove 73 inches from our remaining 144 inches 144 Remaining -73 Thru 31 Jun. 04 71 Remaining If I can be of any other help,Please do not hesitate to call. Sincerely, Jim Delmore Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 TREE MITIGATION CHART FOR WHISTLER'S WALK II Required Inches 203 Proposed Actual Lot 76 7 04-Apr 11 Lot 79 7 12 TOTAL 23 Remaining 180 Lot 70 7 04-May 6 Lot 74 7 15 Lot 81 7 15 TOTAL 36 Remaining 144 Lot 75 7 04-Jun 15 Lot 71 7 12 Lot 90 7 9 Lot 83 7 15 Lot 94 7 22 TOTAL 73 Remaining 71 Bonded Insured LCB: 7804 �� Invoice aeg0n Date Invoice# 6/30/2004 982 Bill To Ship To Venture Properties Whistler's Walk]]Lot 75 #3177 4230 SW Galewood 12068 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 3M- i- Terms Due Date D37 /3 /0 Net 10 7/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees MOM (1)Sweet gum=3" (1)Acer Palmatum Green=2" (1)Star Magnolia= 1" (1)Lilac=1" (3)Quaking Aspen=6" (1)Jacquemontii Birch=2" Total inches=15 Gives::° :77 v: Slip T.,:) L: Tot Thank you for your business. Total - Payments/Credits $0.00 Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured LCB: 7804 ansthpe Invoice Inc., Date Invoice# 6/30/2004 980 Bill To Ship To Venture Properties Whistler's Walk II Lot 71 #3173 4230 SW Galewood 13620 SW Whistler's Lane • Lake Oswego,OR 97035 Tigard,OR 97223 113— f3I Terms Due Date t375 - 1310 Net 10 7/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (1)Sweet Gum=2" (1)Red Bud=2" (1)Western Red Cedar=1.50" (1)Yoshino Flowering Cherry=2" (3)Quaking Aspen=4.50" Total Inches=12,01111Maa . ' • x -; L7: Give : v;) Slip To t a l Thank you for your business. Total Payments/Credits $0.00 Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured LOB: 7804 ...S3In9sthre Invoice Date Invoice# 6/30/2004 998 Bill To Ship To Venture Properties Whistler's Walk II Lot 90 #3192 4230 SW Galewood 12057 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 3192-- 19°1 Terms Due Date C137 - 1310 Net 10 7/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees 111111■ (1)Hinoki Cypress=3" (1)Green Japanese Maple=2" (1)Crimson King Japanese Maple=2" (1)Vine Maple=2" Total Inches=9 JM% C Pa:.11 v:/ Slip "r_:. Total Thank you for your business. Total 1111•116, Payments/Credits woo Balance Due WIN phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured LOB: 7804 Invoice .001"—P -eyonfric., Date Invoice# 6/30/2004 1003 Bill To Ship To Venture Properties Whistler's Walk 11 Lot 83 #3185 4230 SW Galewood 12084 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 '31W5- 1-to Terms Due Date b315 -13 i0 Net 10 7/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (3)Eastern Red Bud=7.50" (2)Evergreen Magnolia=5" (1)Kwanzan Flowering Cherry=2" (1)Oshino Beni Japanese Maple=1" Total Inches=1511111111111 EX ::.Tr..; V!! C.h(7'Cl. ....aeasta G V1:11 Slip Total__. Thank you for your business. Total Payments/Credits so.00 Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured LCB: 7804 1��e Invoice Date Invoice# 6/30/2004 1030 Bill To Ship To Venture Properties Whistler's Walk II Lot 94 #3196 4230 SW Galewood 13690 SW 124th Ave Lake Oswego,OR 97035 Tigard,OR 97223 4:11(P - 145 Terms Due Date 1)3.7 -/310 Net 10 7/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees MINS (3)Sweet gums=6" (2)Cedars=5" (2)Leylandii=5" (3)Quaking Aspen=6" Total Inches=22[ Ex1.77 ;:l ��:.. .. _. G ivo '.:f v;/ °Total Thank you for your business. Total Payments/Credits so.00 Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 . ' VentureProperties 1 A A i r I N C O R P O R A T E D Creating Tomorrow's Communities Today September 13,2004 Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard, OR. 97223 RE: Mitigated Trees in Whistler's Walk II Dear Matt: Enclosed is a copy of the spreadsheet Venture Properties is maintaining for the required Tree Mitigation in Whistler's Walk II. For July 2004, please remove 75.5 inches from our remaining 71 inches and subtract the remaining 4.5 inches to the remaining mitigation inches in Whistlers Walk I. 71 Remaining - 75.5 Thru 31 Jul. 04 - 4.5 Remaining If I can be of any other help,Please do not hesitate to call. Sincerely, Jim Delmore Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 TREE MITIGATION CHART FOR WHISTLER'S WALK II Required Inches 203 Proposed Actual Lot 76 7 04-Apr 11 Lot 79 7 12 TOTAL 23 Remaining 180 Lot 70 7 04-May 6 Lot 74 7 15 Lot 81 7 15 TOTAL 36 Remaining 144 Lot 75 7 04-Jun 15 Lot 71 7 12 Lot 90 7 9 Lot 83 7 15 Lot 94 7 22 TOTAL 73 Remaining 71 Lot 69 7 04-Jul 10 Lot 72 7 16 Lot 73 7 19.5 Lot 80 7 11 Lot 89 7 19 TOTAL 75.5 Remaining -4.5 added 4.5 inches in Whistlers to Jun total Bonded Insured LOB: 7804 a� sce Invoice ainc., Date Invoice# 7/31/2004 1040 Bill To Ship To Venture Properties Whistler's Walk II Lot 72 #3174 4230 SW Galewood 12062 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 ENTERED Terms Due Date Net 10 8/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees _ (1)Japanese Maple=2" (4)Red Spire Pears=8" (1)Jacquemontii Birch=2" (1)Silk Momosa Tree=2" (1)Yoshino Cherry=2" Total Inches=16 Paid Fc:r Extras w/ Sheet _ Giveaway w/ Slip To Sue Total Thank you for your business. Total Payments/Credits $0.00 Balance Due phone: 503.692.5945 • fax: 503,692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded Insured LCB: 7804 Invoice C(4regon Date Invoice# 7/31/2004 1045 Bill To Ship To Venture Properties Whistler's Walk II Lot 89 #3191 4230 SW Galewood 12071 SW Whistler's Lane Lake Oswego,OR 97035 Tigard,OR 97223 JO ENTERED Terms Due Date Net 10 8/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (6)Quaking Aspen=14" (1)Bloodgood Maple=2"" (1)Pink Dogwood=2" (1)Lilac=2"" Total Mitigation inches=19! Paid For Extras wl Sheet Giveaway w/ Slip To Sue Total Thank you for your business. Total MIMS Payments/Credits woo Balance Due 'tram phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded Insured LCB:7804 ��' scpe Invoice aeyon Date Invoice# 7/31/2004 1050 Bill To Ship To Venture Properties Whistler's Walk II Lot 73 #3175 4230 SW Galewood 12064 SW Whistler's Lane Lake Oswego,OR 97035 Tigard,OR 97223 1) ENTERED Terms Due Date Net 10 8/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees OEM (2)Sweetgum=4" (2)Cedars=6" (1)Japanese Maple=2" (3)Vine Maple=4.50" (1)Blood good Japanese Maple=2" (1)Lilac=1" Total Mitigation=19.5 Paid Extras w/ Giveaway WI Slip To Sue Total Thank you for your business. Total MOW Payments/Credits woo Balance Due mom phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured LCB: 7804 caa Invoice inc., Date Invoice# 7/31/2004 1084 Bill To Ship To Venture Properties Whistler's Walk II Lot 69 #3171 4230 SW Galewood 12056 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 ' 'j ENTERED Terms Due Date Net 10 8/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees 411111111 (3)Quaking Aspen=6" (1)Yoshino Flowering Cherry=2" (1)Japanese Maple=1" (1)Vine Maple= 1" Total Inches= 10 111111.11 Bid Paid Fc,I Extras \v/ 'Sheet Giveaway vi/ Slip To S u Total -- Thank you for your business. Total 1111111111111m Payments/Credits moo Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured •LCB:7804 unlss a Invoice aegOn's MI• Date Invoice# 7/31/2004 1061 Bill To Ship To Venture Properties Whistler's Walk II Lot 80 #3182 4230 SW Galewood 12078 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 lj ENTERED Terms Due Date Net 10 8/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees IMP (1)Yoshino Flowering Cherry=2" (1)Incense Cedar=3" (1)Weeping Alaskan Cedar=2" (1)Japanese Maple=2" (1)Italalin Cypress=2" Total Inches=11 eon Paid Fcr Extras w/ Sheet Giveaway w/ Slip To Sue_ Total Thank you for your business. Total IMO Payments/Credits woo Balance Due aim phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 5�u oo3-oc o VentureProperties I N C O R P O R A T E D Creating Tomorrow's Communities Today October 7`h 2004 Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard, OR. 97223 RE: Mitigated Trees in Whistler's Walk II Dear Matt: Enclosed is a copy of the spreadsheet Venture Properties is maintaining for the required Tree Mitigation in Whistler's Walk II. For September 2004, please remove 33 inches from our remaining -95.5 inches and subtract them from the remaining mitigation inches in Whistlers Walk I. - 95.5 Remaining - 33 Thru 31 Sep.04 - 128.5 Remaining If I can be of any other help,Please do not hesitate to call. Sincerely, Jim Delmore Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 TREE MITIGATION CHART FOR WHISTLER'S WALK II Required Inches 203 Proposed Actual Lot 76 7 04-Apr 11 Lot 79 7 12 TOTAL 23 Remaining 180 Lot 70 7 04-May 6 Lot 74 7 15 Lot 81 7 15 TOTAL 36 Remaining 144 Lot 75 7 04-Jun 15 Lot 71 7 12 Lot 90 7 9 Lot 83 7 15 Lot 94 7 22 TOTAL 73 Remaining 71 Lot 69 7 04-Jul 10 Lot 72 7 16 Lot 73 7 19.5 Lot 80 7 11 Lot 89 7 19 TOTAL 75.5 Remaining -4.5 added 4.5 inches in Whistlers I Lot 67 7 04-Aug 10 Lot 82 7 13 Lot 88 7 20 Lot 68 7 18 Lot 86 7 14 Lot 77 7 10 Lot 87 7 6 TOTAL 91 Remaining -95.5 added 91 inches in Whistlers Lot 92 7 04-Sep 14 Lot 66 7 8 Lot 91 7 11 TOTAL 33 Remaining -128.5 added 33 inches in Whistlers I Bonded- Insured LOB: 7804 a� a SEP 3 a 2004 Invoice aegon inc., Date Invoice# 9/30/2004 1173 Bill To Ship To Venture Properties Whistler's Walk II Lot 91 #3193 4230 SW Galewood 12055 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 3113 " 199 Terms Due Date Net 10 10/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees NOM (3)Carpinus Betulus Columnar=6" (1)Amanogawa Flowering Cherry=2" (1)Cherokee Sunset Dogwood=2" (1)Vine Maple= 1" Total Inches=11 I Paid For Extras w/ Sheet Giveaway w/ Slip To Sue Total_ — Thank you for your business. Total Payments/Credits $0.00 Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 �..+� Bonded Insured LCB: 7804 a cape Invoice aegon Date Invoice# SEP 3 2304 9/30/2004 1176 Bill To Ship To Venture Properties Whistler's Walk II Lot 66#3168 4230 SW Galewood 12050 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 31(0 * 1.1D Terms Due Date Net 10 10/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees Mae (3)Quaking Aspen=6" (1)Weeping Alaskan Cedar=1" (1)Vine Maple=1" Total Inches=8 UM REA For E xtra.s w/ Sheet GiveaWay w/ Slip T ry V Sue .-.. ...._...��.�....�.��..�-,.- ...._....,m.. T o t a l Thank you for your business. Total Payments/Credits woo Balance Due phone: 503,692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 Bonded-Insured LC B: 7804 e SEP 2004 Invoice Inc Date Invoice# 9/30/2004 1196 Bill To Ship To Venture Properties Whistler's Walk II Lot 92 #3194 4230 SW Galewood 12053 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 � . Terms Due Date Net 10 10/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (1)Black Pine=2" (1)Vine Maple=1" (2)Quaking Aspen=4" (1)Japanese Maple=2" (1)Red Bud=2" (1)Japanese Snowbell=2" (1)Vine Maple=1" Total Inches=14 UM Paid For Extras w/ Sheet Giveaway w/ Shp To Sue Thank you for your business. Total elan Payments/Credits woo Balance Due um* phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 TREE MITIGATION CHART FOR WHISTLER'S WALK Required Inches 2,338 Proposed Actual Quail Hollow 174 03-Feb 174 121st frontage 24 20 Remaining N/A 2144 Lot 48 36 03-Mar 43 Remaining N/A 2101 Lot 23 13 03-Apr 15 Lot 56 15 11 Lot 10 18 26.5 Lot 5 21 20 Lot 1 21 22.5 Lot 37 rear 28 28.5 Lot 38 rear 33 26.5 Lot 39 rear 36 24.5 TOTAL 174.5 Remaining 1926.5 Lot 6 21 03-May 13 Lot 36 51 57.5 Lot 54 15 5.5 Lot 60 28 20 TOTAL 96 Remaining 1830.5 Lot 7 18 03-Jun 9.5 Lot 65 34 48 Lot 64 31 60 Lot 43 18 8 Lot 13 18 20 Lot 62 28 36 Lot 41 15 15 TOTAL 196.5 Remaining 1634 Lot 31 18 03-Jul 4.5 Lot 2 28 6 Lot 59 18 21 TOTAL 31 .5 Remaining 1602.5 Lot 35 28 03-Aug 22 Lot 4 18 15.5 Lot 53 15 24 Lot 11 28 32 Lot 42 15 14 Lot 44 18 10 TOTAL 117.5 Remaining 1434.5 50.5 inches from Thornwood in Aug Lot 19 13 03-Sep 12 Lot 21 21 22 Lot 55 18 10 Lot 47 18 16 Lot 40 18 12 TOTAL 72 Remaining 1295.5 67 inches from Thornwood in Sep Lot 63 28 03-Oct 37 Lot 13 EV 7 Lot 54 15 7 Lot 61 18 27.25 Lot 9 18 7 Lot 45 15 19.5 Lot 52 15 6 TOTAL 110.75 Remaining 1174.75 10 inches from Thornwood in Oct Lot 46 15 03-Nov 8 Lot 22 16 7 Lot 34 18 13 Lot 57 15 10 Lot 22 16 33 Lot 4 18 13 Lot 36 51 7.5 Lot 26 13 9 TOTAL 100.5 Remaining 1057.75 16.5 inches from Thornwood in Nov Lot 51 28 03-Dec 3 Lot 12 28 6 Lot 8 18 13 Lot 3 28 19.5 Lot 30 28 10 TOTAL 51 .5 Remaining 994.75 11.5 inches from Thornwood in Dec Lot 28 13 04-Jan 1 Lot 18 13 3 Lot 27 13 4 TOTAL 8 Remaining 953.75 33 inches from Thornwood in Jan Lot 14 13 04-Feb 7 Lot 24 13 4 Lot 20 13 16 TOTAL 27 Remaining 920.75 6 inches from Thornwood in Feb Lot 17 13 04-Mar 10 Lot 26 13 6 TOTAL 16 Remaining 895.75 9 inches from Thornwood in Mar Lot 30 28 04-Apr 22 Lot 33 18 7 TOTAL 29 Remaining 859.75 7 inches from Thornwood in Apr Lot 9 04-May 7 TOTAL 7 Remaining 852.75 Lot 16 04-Jun 21 TOTAL 21 Remaining 818.75 13 inches from Thornwood in Jun 24 inches from Thornwood in September 33 inches from Whistlers II in September Remaining 761 .75 VentureProperties I N C O R P O R A T E D RECEIVED PLANNING Creating NOV 1 2 2004 Tomorrow's CITY OF TIGARD Communities Today November 9th, 2004 Z °3 - Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard, OR. 97223 RE: Mitigated Trees in Whistler's Walk II Dear Matt: Enclosed is a copy of the spreadsheet Venture Properties is maintaining for the required Tree Mitigation in Whistler's Walk II. For October 2004, please remove 35 inches from our remaining-128.5 inches and subtract them from the remaining mitigation inches in Whistlers Walk I. - 128.5 Remaining - 35 Thru 31 Oct. 04 - 163.5 Remaining If I can be of any other help, Please do not hesitate to call. Sincerely, Jim Delmore Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 TREE MITIGATION CHART FOR WHISTLER'S WALK II Required Inches 203 Proposed Actual Lot 76 7 04-Apr 11 Lot 79 7 12 TOTAL 23 Remaining 180 Lot 70 7 04-May 6 Lot 74 7 15 Lot 81 7 15 TOTAL 36 Remaining 144 Lot 75 7 04-Jun 15 Lot71 7 12 Lot 90 7 9 Lot 83 7 15 Lot 94 7 22 TOTAL 73 Remaining 71 Lot 69 7 04-Jul 10 Lot 72 7 16 Lot 73 7 19.5 Lot 80 7 11 Lot 89 7 19 TOTAL 75.5 Remaining -4.5 added 4.5 inches in Whistlers I Lot 67 7 04-Aug 10 Lot 82 7 13 Lot 88 7 20 Lot 68 7 18 Lot 86 7 14 Lot 77 7 10 Lot 87 7 6 TOTAL 91 Remaining -95.5 added 91 inches in Whistlers I Lot 92 7 04-Sep 14 Lot 66 7 8 Lot 91 7 11 TOTAL 33 Remaining -128.5 added 33 inches in Whistlers I Lot 92 7 04-Oct 6 Lot 78 7 14 Lot 93 7 6 Lot 85 7 9 TOTAL 35 Remaining -163.5 added 35 inches in Whistlers I Bonded-Insured LCB:7804 an9se OCT 2 B 2004 Invoice Inc Date Invoice# 10/31/2004 1262 Bill To Ship To Venture Properties Whistler's Walk II Lot 92 #3194 4230 SW Galewood 12053 SW Whistler's Lane Lake Oswego,OR 97035 Tigard,OR 97223 191-1— Igi Pt Terms Due Date Net 10 11/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees SINN (3)Hornbeams=6" Total Inches=6 xJ Paid For E,., °•,.,5 W/ Sheet Giveaway IN/ Slip To Sue --- - Total -- Thank you for your business. Total Moe Payments/Credits $0.00 Balance Due ors phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 • Bonded-Insured LCB: 7804 an s e Invoice ainc., Date Invoice# eg°14 �c 10/31/2004 1252 Bill To Ship To Venture Properties Whistler's Walk II Lot 78 #3180 4230 SW Galewood 12051 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date • Net 10 11/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (2)Lilac=4" (1)Columnar Maple=2" (1)Jacquemontii Birch=2" (2)Vine Maple=2" (1)Pink Dogwood=2" (1)Japanese Maple=2" Total Inches= 14 X Mai End Paid For Extras w/ Sheet C:;'t,c aw y WI Sy i 2 To J Total Thank you for your business. Total dm* Payments/Credits moo Balance Due err phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 Bonded-Insured LCB:7804 �� Invoice IQ CT 8 Date Invoice# 10/31/2004 1249 Bill To Ship To Venture Properties Whistler's Walk II Lot 93 #3195 4230 SW Galewood 12051 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 31G15-\cjH Terms Due Date Net 10 11/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees (1)Sweet Gum=2" (1)Flowering Chevy=2" (1)Styrax Japonica=2" Total Inches=6 AIMS Bid For Ex.i:aS vid Shot Giveaway wI Slip To Sup Total Thank you for your business. Total Payments/Credits $0.00 Balance Due phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 Bonded-Insured LOB: 7804 //IPS 'Iel4ple Invoice OCT 2 8 Date Invoice# 10/31/2004 1244 Bill To Ship To Venture Properites Whistler's Walk II Lot 85 #3187 4230 SW Galewood 12079 SW Whistler's Loop Lake Oswego,OR 97035 Tigard,OR 97223 Terms Due Date Net 10 11/10/2004 Item Description Amount Mitigation Trees Installation of Mitigation Trees One (1)Sweet Gum=2" (1)Jacquemontii Birch=2" (1)Hogan Cedar=2" (1)Leyland Cypress=2" (1)Weeping Sequoia=1" Total Inches=9 4J For I.....:.ra� w/ Sheet_..__. (: ,iveaway Irv/ Slip To Sue _..._�.._.._. Total _ Thank you for your business. Total 411111111b Payments/Credits $0.00 Balance Due ,♦,r,s, phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin, Oregon 97062 RECEIVED PLANNING VentureProperties FEB 2 1 2006 I N C O R P O R A T E D CITY OF TIGARD Su 3-o 1-1 Creating February 17, 2006 Tomorrow's Matt Scheidegger Communities City of Tigard 13125 SW Hall Blvd. Today Tigard, OR. 97223 RE: Mitigated Trees in all Subdivisions Dear Matt: Enclosed is a copy of the spreadsheet Venture Properties is maintaining for the required Tree Mitigation in Quail Meadows, Summit Ridge, Thornwood, Whistlers Walk I and Whistlers Walk II. This shows how many inches we have remaining in all subdivisions. Quail Meadows: 13.5 inches over the required 156 inches. Summit Ridge: 94 inches remaining from the required 1,245 inches. Thornwood: 259.5 inches over the required 592 inches. AU of which have been added to Whistlers Walk I. Whistlers Walk I: 572.75 inches remaining from the required 2,338 inches. This includes inches carried over from Thornwood,Whistlers Walk I &Alberta Grade School. Whistlers Walk II: 163.5 inches over the required 203 inches. All of which have been added to Whistlers Walk I. Currently the only active subdivision is Summit Ridge. We will begin carrying over inches to Whistlers Walk I as soon as we meet our required inches. Attached is also a chart showing what lots we have remaining in Summit Ridge &our estimated inches we will be mitigating. If I can be of any other help, Please do not hesitate to call. M;. Sincerely, Jim Delmore • r'� Project Manager Y 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 241 NW Flagline Drive • Bend, OR 97701 • 541.385.0576 • fax 541.322.9744 . TREE MITIGATION CHART FOR WHISTLER'S WALK II Required Inches 203 Proposed Actual Lot 76 7 04-Apr 11 Lot 79 7 12 TOTAL 23 Remaining 180 Lot 70 7 04-May 6 Lot 74 7 15 Lot 81 7 15 TOTAL 36 Remaining 144 Lot 75 7 04-Jun 15 Lot 71 7 12 Lot 90 7 9 Lot 83 7 15 Lot 94 7 22 TOTAL 73 Remaining 71 Lot 69 7 04-Jul 10 Lot 72 7 16 Lot 73 7 19.5 Lot 80 7 11 Lot 89 7 19 TOTAL 75.5 Remaining -4.5 added 4.5 inches in Whistlers I Lot 67 7 04-Aug 10 Lot 82 7 13 Lot 88 7 20 Lot 68 7 18 Lot 86 7 14 Lot 77 7 10 Lot 87 7 6 TOTAL 91 Remaining -95.5 added 91 inches in Whistlers I Lot 92 7 04-Sep 14 Lot 66 7 8 Lot 91 7 11 TOTAL 33 Remaining -128.5 added 33 inches in Whistlers I Lot 92 7 04-Oct 6 Lot 78 7 14 Lot 93 7 6 Lot 85 7 9 TOTAL 35 Remaining -163.5 added 35 inches in Whistlers I VentureProperties RECEIVED PLANNING ° I N C O R P O R A T E D FEB 2 1 2006 Creating CITY OF TIGARD Tomorrow's Communities February 16, 2006 Today Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard, OR. 97223 RE: Mitigated Trees in Whistler's Walk Tr Dear Matt: Enclosed is a copy of the spreadsheet Venture Properties is maintaining for the required Tree Mitigation in Whistler's Walk. For November 2005, please remove 142 inches for Alberta grade school from our remaining 714.75 inches. 714.75 Remaining -57 Thru 31 Nov 05 572.75 Remaining If I can be of any other help, Please do not hesitate to call. Sincerely, Jim Delmore Project Manager 4230 Galewood Street, Suite 100 • Lake Oswego, OR 97035 • 503.387.7600 • fax 503.387.7617 241 NW Flagline Drive • Bend, OR 97701 • 541.385.0576 • fax 541.322.9744 TREE MITIGATION CHART FOR WHISTLER'S WALK Required Inches 2.338 Proposed Actual Quail Hollow 174 03-Feb 174 121st frontage 24 20 Remaining N/A 2,144 Lot 48 36 03-Mar 43 Remaining N/A 2,101 Lot 23 13 03-Apr 15 Lot 56 15 11 Lot 10 18 26.5 Lot 5 21 20 Lot 1 21 22.5 Lot 37 rear 28 28.5 Lot 38 rear 33 26.5 Lot 39 rear 36 24.5 TOTAL 174.5 Remaining 1 ,926.5 Lot 6 21 03-May 13 Lot 36 51 57.5 Lot 54 15 5.5 Lot 60 28 20 TOTAL 96 Remaining 1 ,830.5 Lot 7 18 03-Jun 9.5 Lot 65 34 48 Lot 64 31 60 Lot 43 18 8 Lot 13 18 20 Lot 62 28 36 Lot 41 15 15 TOTAL 196.5 Remaining 1 ,634 Lot 31 18 03-Jul 4.5 Lot 2 28 6 Lot 59 18 21 TOTAL 31 .5 Remaining 1 ,602.5 Lot 35 28 03-Aug 22 Lot 4 18 15.5 Lot 53 15 24 Lot 11 28 32 Lot 42 15 14 Lot 44 18 10 TOTAL 117.5 Remaining 1 ,434.5 50.5 inches from Thornwood in Aug Lot 19 13 03-Sep 12 Lot 21 21 22 Lot 55 18 10 Lot 47 18 16 Lot 40 18 12 TOTAL 72 Remaining 1 ,295.50 67 inches from Thornwood in Sep Lot 63 28 03-Oct 37 Lot 13 EV 7 Lot 54 15 7 Lot 61 18 27.25 Lot 9 18 7 Lot 45 15 19.5 Lot 52 15 6 TOTAL 110.75 Remaining 1 ,174.75 10 inches from Thornwood in Oct Lot 46 15 03-Nov 8 Lot 22 16 7 Lot 34 18 13 Lot 57 15 10 Lot 22 16 33 Lot 4 18 13 Lot 36 51 7.5 Lot 26 13 9 TOTAL 100.5 Remaining 1 ,057.75 16.5 inches from Thornwood in Nov Lot 51 28 03-Dec 3 Lot 12 28 6 Lot8 18 13 Lot 3 28 19.5 Lot 30 28 10 TOTAL 51 .5 Remaining 994.75 11.5 inches from Thornwood in Dec Lot 28 13 04-Jan 1 Lot 18 13 3 Lot 27 13 4 TOTAL 8 Remaining 953.75 33 inches from Thornwood in Jan Lot 14 13 04-Feb 7 Lot 24 13 4 Lot 20 13 16 TOTAL 27 Remaining 920.75 6 inches from Thornwood in Feb Lot 17 13 04-Mar 10 Lot 26 13 6 TOTAL 16 Remaining 895.75 9 inches from Thornwood in Mar Lot 30 28 04-Apr 22 Lot 33 18 7 TOTAL 29 Remaining 859.75 7 inches from Thornwood in Apr Lot 9 04-May 7 TOTAL 7 Remaining 852.75 Lot 16 04-Jun 21 TOTAL 21 Remaining 818.75 13 inches from Thornwood in Jun 24 inches from Thornwood in September 04 33 inches from Whistlers II in September 04 Remaining 761 .75 4 inches from Thornwood in October 04 35 inches from Whistlers II in October 04 Remaining 722.75 8 inches from Thornwood in November 04 Remaining 714.75 142 inches from Alberta School in Nov. 05 Remaining 572.75 Bonded-Insured LCB: 7804 a c q e Invoice aevon I?/� ov 2 a 2005 Date Invoice# 11/30/2005 2373 Bill To Ship To Venture Properties Alberta School 4230 SW Galewood Lake Oswego,OR 97035 Terms Due Date Net 10 12/10/2005 Item Description Mitigation Trees Price is for the delivery and installation of Screening/Mitigation trees for(3)homeowners across the street of the new Alberta grade school Total Mitigation Inches= 142 Attn:Jim Delmore Thank you for your business. Total 411Mir Payments/Credits Balance Due alma. phone: 503.692.5945 • fax: 503.692.0768 • 12200 SW Myslony Rd. • Tualatin,Oregon 97062 ''�