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SUB2003-00006
SUB2003 - 00006 KESSLER ESTATES SUBDIVISION NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2003-00006 L CITY OF TIGARD Community Development KESSLER ESTATES SUBDIVISION Shaping A Better'Community 120 DAYS = 8/26/2003 SECTION I. APPLICATION SUMMARY FILE NAME: KESSLER ESTATES SUBDIVISION CASE NO.: Subdivision (SUB) SUB2003-00006 REQUEST: A request for Subdivision approval to create 14, single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. APPLICANT: Beacon Homes Northwest OWNER: Julius B. Kessler, Trustee Attn: Peter Kusyk 9425 SW Sattler PO Box 407 Tigard, OR 97224 Wilsonville, OR 97070 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5; 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: 9335 SW Sattler Street; WCTM 2S111 DB, Tax Lot 13400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 23 SUB2003-00006—KESSLER ESTATES SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING CLEARING, GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Department (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 1, Submit a revised street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees per the City Forester's recommendations. 2. Submit construction drawings that indicate the trees to be retained and the proposed location of tree protection fencing. Generally this fencing shall be established at the trees' driplines, unless specific circumstances warrant deviation from this standard. Any deviation must be approved by the City Forester. Prior to commencing any site work, the applicant shall install tree protection fencing around the trees to be retained as shown on the approved construction drawings. The City Forester shall verify that measures have been properly installed before any construction activity occurs. 3. Submit a revised landscape plan that shows no more than two mitigation trees per lot for a total mitigation value of 24 caliper inches. For any trees that cannot be accommodated on site or off site, a payment in,lieu of planting the balance will be assessed (presently at $125 per caliper inch). A bond will be required to cover the cost of the mitigation trees until they have been planted. 4. The applicant shall acknowledge his acceptance of the following conditions with regard to trees: A. Prior to and during construction, if any trees currently proposed to be retained are removed, approval must be granted by the City Forester PRIOR to any tree removal. Any tree removed from a lot prior to the issuance of final occupancy on the house will be required to be mitigated at 100% of the caliper inches removed. B. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 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. 5. The applicant shall revise the plans to show a minimum 10-foot-wide pedestrian access surfaced with a minimum 4-foot-wide concrete walkway serving the school site to the north. The pedestrian access should be generally in line with the north-south axis of the proposed internal street or may cross onto the property to the west and connect to the school parcel for future realignment within the future subdivision. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 6. 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). NOTICE OF DECISION PAGE 2 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION • 7. 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. 8. 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. 9. 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 Sattler Street. The improvements adjacent to this site shall include: A. City standard pavement section for a neighborhood route with bike lanes from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Sattler Street in a safe manner, as approved by the Engineering Department. 10. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 11. A profile of Sattler Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 12. The applicant's construction plans shall show "No Parking This Side of Street" signs along one side of the internal streets. 13. The applicant's construction plans shall show a public storm main line extended in 93rd Avenue and Home Street. 14. The proposed storm detention line shall not be constructed of CMP. Aluminized CSP, concrete or ADS pipe material is acceptable. 15. 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. NOTICE OF DECISION PAGE 3 OF 23 SUB2003-00006—KESSLER ESTATES SUBDIVISION 16. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to construction. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 17. 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." 18. 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. 19. 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. PRIOR TO APPROVAL OF THE FINAL PLAT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: V; Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 20. The applicant must provide evidence that Washington County has approved the plat name reservation. 21. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $450.00. (STAFF CONTACT: Shirley Treat, Engineering). 22. The applicant shall cause a statement to be placed on the final plat indicating that no direct vehicular will be permitted to SW Sattler from lots 1 or 12. 23. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 24. The final plat shall show a right-of-way (ROW) dedication on Sattler Street to provide 29 feet from the centerline. It shall also show that the internal streets will have ROW widths of 50 feet minimum. 25. Prior to approval of the final plat, the applicant shall pay $1190.00 to the City for the striping of the bike lane along the frontage of Sattler Street. 26. The applicant shall either place the existing overhead utility lines along SW Sattler Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $10,367.50 and it shall be paid prior to approval of the final plat. 27. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. NOTICE OF DECISION PAGE 4 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION 28. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Sather Street shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 29. The applicant shall submit a bond for the mitigation trees that have not been planted, and were not part of the payment in-lieu option. The bond shall reflect the amount of caliper inches to be planted, assessed at $125 per caliper inch. 30. The applicant/owner shall complete and submit a sign compliance agreement regarding the placement of promotional signage. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 31. Prior to issuance of building permit the applicant's engineer shall provide a post-construction site distance certification. 32. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 33. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 34. Prior to issuance of building ermits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). 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: NOTICE OF DECISION PAGE 5 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 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. NOTICE OF DECISION PAGE 6 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: City records do not indicate any previous development approvals have been granted for this property. Site Information and Proposal Description: The applicant is requesting Subdivision approval to create 14, single-family lots on an approximately 3.19 acre site. The existing single-family home will be demolished in order to accommodate the proposed lot layout. There is one public street proposed, which will eventually loop back to SW Sattler Road in a future subdivision. As proposed, the street will terminate with a temporary turnaround. Vicinity Information: The proposed development is on the north side of SW Sattler Street, and just south of Templeton Elementary School. The surrounding parcels are all zoned R-4.5, with the exception of the properties to the south which are zoned R-7. NOTICE OF DECISION PAGE 7 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET A letter was received from Bert Astrup regarding the impacts related to the increased traffic from the subdivision, as well as an unrelated traffic signal which was recently constructed at SW 98` and Durham. Mr. Astrup notes that there have been two traffic accidents at SW Sattler and SW Alderbrook in the last year, and feels that the existing traffic speeds are too great along SW Sattler. Staff Response: The proposed subdivision is developing a number of lots within the range permitted by the underlying zone. The applicant will be required to improve the frontage along SW Sattler, in accordance with the standards prescribed by the City's Transportation System Plan. This plan does not call for any specific upgrades in this section of Sattler. Excessive speeds are a matter for police enforcement, and are not directly related to the proposed subdivision request. Speed limits are generally established by state and federal engineering standards. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. A• •licable Develo•ment Code Sections 1 :. 10 Residential zoning districts 18.705 Access, Egress and Circulation) 18.715 Density) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.790 Tree removal) 18.795 Vision clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), 18.797 (Water Resources Overlay District), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The largest lot in the subdivision is 10,924 square feet, and is not large enough to divide in the future; therefore, this standard does not apply. FINDING: Because none of the lots are large enough to be re-divided, this standard does not apply. NOTICE OF DECISION PAGE 8 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION • Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has proposed to use the lot averaging option. The average of all lots is 7,578 square feet without including Tract A (future lot), and 7,601 when Tract A is no longer needed for a turnaround and is converted to a lot. The smallest lot is 6,605 square feet, which exceeds 80% of the 7,500 square foot minimum lot size. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development; therefore, this standard does not apply. Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has not provided evidence that the proposed subdivision name has been reserved with Washington County; this will be required prior to final plat approval. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail, and conditioned if necessary, under the Street and Utility Improvement Standards section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the proposal meets, or will be conditioned to meet further in this decision, the preliminary plat approval standards for subdivisions. The applicant has not demonstrated that the proposed subdivision name is not duplicative. NOTICE OF DECISION PAGE 9 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION CONDITION: The applicant must provide evidence that Washington County has approved the plat name reservation. B— APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-4.5: Low-Density residential zoning district. The R-4.5 zoning district has the following dimensional requirements: STANDARD R-4.5 Minimum Lot Size Detached unit 7,500 sq. ft. Duplexes -Attached unit [1] 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots - Attached unit lots 90 ft. Maximum Lot Coverage Minimum Setbacks Front yard 20 ft. Side facing street on corner & through lots 15 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 30ft. Minimum Landscape Requirement (1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lots range in size from 6,605 square feet to 10,924 square feet. Based on the lot averaging standards of Section 18.430.020.D, lot sizes can be reduced to a minimum of 6,000 square feet as long as the average lot size for the entire subdivision is at least 7,500 square feet. The average lot size for the 14 lots proposed for this subdivision is 7,578 square feet. All of the proposed lots meet the minimum lot size and averaging requirements of the code. All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. The applicant will be required to comply with the setbacks, height and lot coverage/landscape requirements during the building permit review Pprocess for the homes on individual lots. There is one lot with adequate area for a duplex, however, the ot width provided for this lot does not meet the 90 feet required for a duplex lot. Therefore, all lots within this subdivision will be for single-family units. This is not a planned development, therefore, the setbacks are as prescribed by the base zone. One lot is considered a flag lot, and is subject to the building height standard, as well as ten-foot side yard setbacks. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. NOTICE OF DECISION PAGE 10 OF 23 SUB2003-00006—KESSLER ESTATES SUBDIVISION Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. No joint access is required or proposed. There are no proposed shared driveways. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots have frontage on a public street. Due to the classification of SW Sattler, driveways should be discouraged. Therefore, lots 1 and 12 will be required to place their driveways onto the local street. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between institutional,in multi-building commercial, nstitutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Public sidewalks are proposed on both sides of the proposed public street and along the site's SW Sattler Street frontage. Sidewalks shall be constructed per city standards. There are no other walkways proposed with this development. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. NOTICE OF DECISION PAGE 11 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Based on the preliminary plan submitted by the applicant, the intersection of SW Sattler and the proposed new public street does not appear to have any hazardous attributes. Sight distance certification will be required from a licensed engineer. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. SW Sattler is a neighborhood route which does not preclude direct vehicular access, although driveways should be discouraged. Therefore, the lots that have frontage on both Sattler and the new local street will be conditioned to access from the new local street. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. This criterion does not apply. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer indicates that site distance will be met. Staff recommends that the applicant's engineer provide a post-construction site 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. The proposed new intersection is not within the influence area of the SW Hall Boulevard/Sattler Street intersection. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The proposed intersection is over 300 feet to the west of SW 92nd Avenue, which thereby, meets this criterion. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; According to the plans submitted, no access will be less than 20 feet in width, in accordance with Table 18705.1. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. NOTICE OF DECISION PAGE 12 OF 23 SUB2003-00006—KESSLER ESTATES SUBDIVISION • Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; There are no residential access drives apart from typical driveways proposed with this project. Section 18.705.030.H.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. There are no access drives that exceed 150 feet. This criterion does not apply. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. If the applicant complies with the condition listed below, the standards will be met. CONDITION The final plat shall reflect that no direct vehicular access will be permitted to SW Sattler Street from lots 1 or 12. Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site are based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land for private streets from the total site area. Of the total site area (138,956 square feet), 20,843 square feet will be dedicated to public street right-of-way; there are no sensitive lands or land dedicated to the public for parks. This results in a net developable area of 118,113 square feet. The maximum number of lots permitted on this site, therefore, is 15 and the minimum number of lots is 12. The applicant's proposal to build 14 lots for single-family detached homes (and one Tract that may be converted to a lot in the future) meets the maximum and minimum density requirements of the R-4.5 zone. FINDING: Because the applicant has proposed 14 lots plus potential for one more lot, for a total of 15 lots, and 15 lots is the maximum permitted based on the net acreage of the site; this standard has been satisfied. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). The applicant has proposed Red Maples, Little Leaf Lindens, and English Oak for street trees. The City Forester has reviewed this plan and has recommended that alternate species of trees be used. For large trees, he suggests Northern Red Oak, Oregon White Oak, or European Beech. For Medium trees, Paperbark Maple, Honeylocust or Hackberry make suitable choices. For planter strips less than 5 feet wide, only small trees Dogwood, Serviceberry, or Redbud should be used. NOTICE OF DECISION PAGE 13 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Section 18.745.040.0 contains specific standards for spacing of street trees as follows: . Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; . Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and . Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has provided a street tree plan that will require minor modifications to address the City Forester's comments. However, the preliminary plan follows these standards. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. The Kessler Estates Subdivision site is surrounded by detached single-family homes and undeveloped parcels with R-4.5 and R-7 zoning. Therefore, this section does not apply. FINDING: Based on the analysis above, the applicant's street tree plan requires minor changes in the species selections. If the applicant complies with the condition listed below, the standards will be met. CONDITION:Submit a revised street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees per the City Forester's recommendations. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Tree Removal: Chapter 18.790 requires mitigation of trees over 12-inch diameter at breast height (dbh) removed as part of the development of the site. The applicant has submitted a tree inventory prepared by a certified arborist. The tree inventory indicates that there are 4 trees over 12 inches in caliper. Of these, 2 (a 14-inch Cherry and a 34-inch Cedar) are proposed for removal. This represents a 50% retention of trees, which requires that 50% of the caliper inches being removed are required to be replanted. The applicant has provided a mitigation plan that accounts for the required 24-inch caliper inches to be replanted on site. The City Forester has noted that only two trees should be planted in the backyards of each lot. This will provide a better overall canopy and prevent future hassle for subsequent homeowners who would otherwise have to contend with thinning the trees out as they mature. A tree protection plan will need to be submitted for the two trees that will be retained. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: . Prior to and during construction, if any trees currently proposed to be retained are removed, approval must be granted by the City Forester PRIOR to any tree removal. NOTICE OF DECISION PAGE 14 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION • Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be prepared and submitted to the City Forester for review and approval. Once approved, tree protection measures must be installed for all trees to be retained. Once installed, the City Forester must inspect the tree protection measures. • The applicant shall acknowledge in writing that the development code provides for the following penalties if the trees on site are damaged or removed: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. • Revise the landscape plan to show no more than two mitigation trees per lot. For any trees that cannot be accommodated on site or off site, a payment in-lieu of planting the balance will be assessed (presently at $125 per caliper inch). A bond will be required to cover the cost of the mitigation trees until they have been planted. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has indicated the vision clearance areas on the site plan and has not proposed any structures or vegetation in the vision clearance area. Construction plans for the streets will need to be reviewed and approved that satisfies the visual clearance requirements. Subsequent grading and vegetative removal may be imposed during infrastructure construction to assure that this standard is met. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. C — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF DECISION PAGE 15 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Sattler Street, which is classified as a Neighborhood Route with bike lands 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 is proposing to dedicate additional right-of-way (ROW) to provide 29 feet from centerline. Southwest Sattler Street is currently paved, but not fully Improved to City standards. In order to mitigate the impact from this development, the applicant is proposing to construct a half-street improvement. This project includes an internal public street. The north-south portion is proposed to be called 93`d Avenue and the east-west portion is proposed to be called Home Street. The proposed curb-to-curb width is 28 feet which requires a right-of-way width of 50 feet. The applicant's plan only shows a 46-foot-ROW. Therefore, the applicant will need to change their plan to provide a 50 foot ROW, and show revised lot sizes resulting from this change. A 28-foot-wide street requires a parking limitation to one side only. The applicant's construction plans shall show that they will install "No Parking This Side of Street" along one side of the internal streets. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a future street plan showing that Home Street can extend to the west to vacant Tax Lot 13300 and can eventually tie back into Sattler Street. The property to the north is operated as a public school site, and while a number of schools have closed and been redeveloped, this does not seem likely for this site. Furthermore, the school site has ample frontage to achieve a logical internal street system, should such redevelopment occur in the future. A pedestrian walkway connection will be discussed later in this decision. Therefore, Staff finds the applicant's future street plan to be acceptable. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no proposed cul-de-sacs in this proposal. Street Alignment and Connections: Section 18.810.030(H)(3) requires proposed street or street extensions to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas, and parks. NOTICE OF DECISION PAGE 16 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Staff notes that Templeton Elementary School is located on the north boundary of the subject site. The applicant has not proposed a street extension to this site. Staff finds that the existing development pattern of the school grounds make it illogical to extend a full street connection to the northern boundary. However, a pedestrian connection to the site is reasonable to provide direct alternate routes for school attendees, and reduce excess pedestrian travel on SW Sattler Street. The location of this pedestrian way should align roughly with the north-south axis of the proposed internal public street to facilitate monitoring the area from SW Sattler. Staff has contacted the applicant's engineer about this requirement who noted that the tight lot sizes may make such a connection problematic without losing a lot, but that there may be surplus space on the parcel to the west which will be a forthcoming subdivision application. To provide for this opportunity, staff would accept a 10-foot-wide easement that crossed over the western parcel to the school site from the street stub. This easement could then be realigned within the subsequent subdivision where space was more available. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The proposed new streets have grades less than 5%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. SW Sattler Street is classified in the City's Transportation System Plan as a Neighborhood Route. Nevertheless, traffic conflicts are minimized since most access will be restricted to the internal street system. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. There are no proposed private streets in this development; therefore this standard does not apply. FINDING: The provisions for streets have not been fully ensured. CONDITION:The applicant shall revise the plans to show a minimum 10-foot-wide pedestrian access surfaced with a minimum 4-foot-wide concrete walkway serving the school site to the north. The pedestrian access should be generally along the north-south axis of the proposed internal street or may cross onto the property to the west and connect to the school parcel for future realignment within the future subdivision. NOTICE OF DECISION PAGE 17 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The block formed by SW Sattler and the new proposed internal street will measure 1 ,300 feet, in compliance with this requirement. Therefore, this standard has been satisfied. Section 18.810.040.B.2 states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The applicant has not proposed a pedestrian connection; however, as was previously addressed, a pedestrian connection will be required to access the school site to the north. Lots - Size and Shape: Section 18.810.060(A) rohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-4.5 zoning district is 7,500 square feet . None of the lots is greater than 1.5 times (11,250 s.f.) the minimum lot size. Therefore, this standard is not applicable. 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. All lots in the proposed development have at least 25 feet of frontage on a public street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The applicant 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public line in Sattler Street at the intersection with Alderbrook Drive. The applicant is proposing to extend an 8-inch sewer line to the west boundary of their development. They will also extend an 8-inch line in the internal streets and will stub that line out to the west boundary. NOTICE OF DECISION PAGE 18 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION • Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainage ways that affect 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 the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The site slopes to the south east towards Sattler Street. There is an existing 12-inch storm drainage line in Sattler Street that flows east from the east property line. There is an existing 10-inch storm drainage line in Sattler Street that terminates at the west property line of Tax Lot 13300. The applicant is proposing to construct a 12-inch storm line to provide a continuous pipe system between the two existing storm lines. The applicant is proposing to provide on-site detention by way of a 48-inch CMP. The City does not allow CMP, but would allow aluminized CSP, concrete or ADS. The location of the detention pipe would be across a public easement along the north ROW line of Sattler Street. This easement should be restricted such that no fences can be placed along the south property lines of Lots 12, 13 and 14. The reason for this is to ensure that City crews have unrestricted access for maintenance. As a part of the construction plan review process the applicant's engineer will need to coordinate with the City with respect to manhole access and other detail design issues. The applicant is not currently showing a public storm line in the new internal streets. It is staffs opinion that a main line should be installed in the public streets to facilitate adequate street and lot drainage. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Southwest Sattler Street is designated 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. NOTICE OF DECISION PAGE 19 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION • It would not be practical to require the developer to stripe the bike lane at this time. However, it would be appropriate for the applicant to contribute funds to the City to cover the cost of the bike lane striping. The amount of the striping would be as follows: • 377 feet of 8-inch white stripe, at $2.50/If $875.00 • 10 Mono-directional reflective markers @ $4.00/ea $ 40.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $1,190.00 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 future bike lane will be at least 5 feet wide. 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 Sattler Street. 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 377 lineal feet; therefore the fee would be $10,367.50. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located in the City's water service area and can be served from the existing main line in Sattler Street. The applicants plans show they will extend a new 8-inch main in the internal street. This line will eventually be extended to loop back to SW Sattler with future development. NOTICE OF DECISION PAGE 20 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant is proposing to install a Stormwater Management Storm Filter Vault. These facilities have proven to achieve the phosphorous removal requirements per the CWS standards. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to ensure 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. Since this site is over one acre in size, a NPDES permit will be required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. The applicant has proposed 14 lots plus one additional tract which will be later converted to a lot once the turnaround is no longer needed. This Tract also requires an address for future development. For this project, the addressing fee will be $450.00 (15 lots X $30/address = $450.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). NOTICE OF DECISION PAGE 21 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION E. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for a detached, single-family dwelling is $2,260. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for these streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. The applicant is proposing to dedicate approximately 9 feet of right-of-way along SW Sattler Street and to make half-street improvements. The estimated cost of half-street improvements along SW Sattler Street is $48,315 (377 feet x $125 a linear foot + $1,190 for bike lane improvements) and the estimated value of the 9-foot dedication is $10,179 (3,393 square feet x $3 per square foot). Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $33,900 ($2,260 x 15 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $105,937.50 ($33,900 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $33,900, the unmitigated impact can be valued at $72,037.50. Given that the estimated cost of the dedication and half-street improvements is $57,304, the requirement to make these improvements is clearly proportional to the impact of the development. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Water Department has reviewed the proposal and notes that the placement of the water line does not meet City Design Standards. Revise to meet standards. The City of Tigard Forester has reviewed the proposal and offers the following comments: • Street trees in planter areas that are less than 5 feet in width shall be small stature trees such as Dogwood, Serviceberry, or Redbud shall be used. • The mitigation trees should not exceed two trees per lot. The City of Tigard Operations Department has reviewed the proposal and has no objections to it. The City of Tigard Police Department has reviewed the proposal and has no objections to it. NOTICE OF DECISION PAGE 22 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION • SECTION VIII. AGENCY COMMENTS No agency Comments were received. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 17, 2003 AND EFFECTIVE ON JULY 2, 2003 UNLESS AN APPEAL IS FILED. Apkeali The Director's Decision is final 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.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 1, 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. June 17, 2003 PREPARED :Y: Morgan Tra y DATE Associate Planner June 17, 2003 APPROVED BY: Richard Bewers orff DATE Planning Manager i:lcurpinlmorganlworkspacelsub and pd\sub2003-00006 (kessler estates)1sub2003-00006 decision.doc NOTICE OF DECISION PAGE 23 OF 23 SUB2003-00006—KESSLER ESTATES SUBDIVISION I PINEBROOK CITY of ric;ARD GEOGRAPHIC IN FORMATION SYSTEM I!' VICINITY MAP ■ ST . , SUB2003-00006 : 111� k -, ARILYN CT Si .■ k :D II KESSLER ESTATES Da. 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I I I 1 I 11 I I r— I——— -, -- I - -—T———-� I I---- -----� I I- - -- 7- --+-1.----------- I I 1 q � ! I I I I I I I 1 r I I I 1�I I 1 I I I i i , I „OOF 1'IOARD CITY OF T1GARD T SUB2003.00006 CITY srrB PLAN . N KESSLER ESTATES SUBDIVISION (Map is not to scale) REQUEST FOR COMMENTS 05/08/03 10:09 FAX 5038463525 -- — CLEAN WATER SERVICES — — — — . O3 001 _—. Post-It"'brand fax transmittal memo 7671 #or pages REQUEST FD My). - �. -r• - From) wA LICL-(L nu, 'Tr G w) ►.. co- w 5 - — Dept. Phone : 6 j • Fax# Fax# DATE May 1,2003 P .o I-) lee Walker,CleanWater Semites/SWM Program liii' in?' 0 1 2003 fiJi f " 7.6 Cityof Tigard Planning Division g LJ Y STAFF CONTACT: Morgan Tracy,Associate Planner[x24281 Phone: 1503J 639-4111/Fax: 15031684-1291 SUBDIVISION(SUM 2003-00006 r KESSLER ESTATES SUBDIVISION < REQUEST: The applicant is requesting Subdivision approval to create 14 single-family lots rangin in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. LOCATION: 9 35 SW Sather Street; WCTM 2S111 DB, Tax Lot 13400. ZONE: R-4.5: Low-Density Residential Dist ict. The R-4.5 zoning district is designed to accommodate detached single-'''amity homes with or wi l Dut accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attac ted single-family units are permitted conditionally. Some civic and institutional uses are also perm ted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18, 70, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review, From information suppli ;d by various departments and agencies and from other information available to our staff, a report and recommendalii n will be prepared and a decision will be rendered on the proposal in the near future- If you wish to comment c ► this application, ;�I'l w "'i�'a�; :;)1' 'm�� � �if•d,� '� Ic,��4i9111 ;W'arll 466D ',� You may use the space provided be Au or attach a separate letter to return your comments, If you are unable to respond by the above date, please hone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. f you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PCig, $ �1 0,KT1I. lF *.($0.�LTE�IV�S,i �H'gl?�A�P'PLY�:;i' L i � h,�', I LI •I(, i it I�, iJi i i 'hh We have reviewed the proposal and have no objections to it. Please contact of our Dffice. Please refer to the enclosed letter. Written comments provided below: • Name&Phone Number of Person Commenting: -53 MEMORANDUM CITY OF TIGARD, OREGON DATE: 6-12-03 TO: Morgan Tracy, Associate Planner FROM: Kim McMillan, Development Review Enginee RE: SUB 2003-00006, Kessler Estates 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 AAS HTO. The applicant's engineer indicates that site distance will be met. Staff recommends that the applicant's engineer provide a post-construction site 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. The proposed new intersection is not within the influence area of the Hall Boulevard/Sattler Street intersection. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 1 The proposed intersection is over 300 feet to the west of 92nd Avenue, which thereby meets this criterion. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 58 feet right-of-way width and 36-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Sattler Street, which is classified as a Neighborhood Route with bike lands 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 is proposing to dedicate additional right-of-way (ROW) to provide 29 feet from centerline. SW Sattler Street is currently paved, but not fully Improved to City standards. In order to mitigate the impact from this development, the applicant is proposing to construct a half-street improvement. This project includes an internal public street. The north-south portion is proposed to be called 93rd Avenue and the east-west portion is proposed to be called Home Street. The proposed curb-to-curb width is 28 feet which requires a right-of-way width of 50 feet. The applicant's plan only shows a 46 foot ROW. Therefore, the applicant will need to change their plan to provide a 50 foot ROW. A 28 foot wide street requires a parking limitation to one side only. The applicant's construction plans shall show that they will install "No Parking This Side of Street" along one side of the internal streets. ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 2 Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a future street plan showing that Home Street can extend to the west to vacant Tax Lot 13300 and can eventually tie back into Sattler Street. Staff concurs with the applicant's future street plan. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant is proposing to stub Home Street to the Tax Lot 13300 to serve future development. Therefore, this criterion is met. ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 3 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 5%, thereby meeting this criterion. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 4 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 in Sattler Street at the intersection with Alderbrook Drive. The applicant is proposing to extend an 8-inch sewer line to the west boundary of their development. They will also extend an 8-inch line in the internal streets and will stub that line out to the west boundary. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 5 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 south east towards Sattler Street. There is an existing 12- inch storm drainage line in Sattler Street that flows east from the east property line. There is an existing 10-inch storm drainage line in Sattler Street that terminates at the west property line of Tax Lot 13300. The applicant is proposing to construct a 12-inch storm line to provide a continuous pipe system between the two existing storm lines. The applicant is proposing to provide on-site detention by way of a 48-inch CMP. The City does not allow CMP, but would allow aluminized CSP, concrete or ADS. The location of the detention pipe would be across a public easement along the north ROW line of Sattler Street. This easement should be restricted such that no fences can be placed along the south property lines of Lots 12, 13 and 14. The reason for this is to ensure that City crews have unrestricted access for maintenance. As a part of the construction plan review process the applicant's engineer will need to coordinate with the City with respect to manhole access and other detail design issues. The applicant is not currently showing a public storm line in the new internal streets. It is staff's opinion that a main line should be installed in the public streets to facilitate adequate street and lot drainage. Bikeways and Pedestrian Pathways: ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 6 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 Sattler Street 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. It would not be practical to require the developer to stripe the bike lane at this time. However, it would be appropriate for the applicant to contribute funds to the City to cover the cost of the bike lane striping. The amount of the striping would be as follows: • 377 feet of 8-inch white stripe, at $2.50/If $875.00 • 10 Mono-directional reflective markers @ $4.00/ea $40.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows @ $100/ea $100.00 $1190.00 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 future bike lane will be at least 5 feet wide. 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 SUB 2003-00006 Kessler Estates 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 Sattler Street. 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 377 lineal feet; therefore the fee would be $ 10,367.50. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing public water main in SW Sattler Street. The applicant will extend an 8-inch water main within the internal 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 ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 8 frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant is proposing to install a Stormwater Management Storm Filter Vault. These facilities have proven to achieve the phosphorous removal requirements per the CWS standards. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to ensure 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. Since this site is over 1 acre in size a NPDES permit will be required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 9 For this project, the addressing fee will be $450.00 (15 lots and/or tracts X $30/address = $450.00). 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: 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 ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 10 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 Sattler Street. The improvements adjacent to this site shall include: A. City standard pavement section for a neighborhood route with bike lanes from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Sattler Street in a safe manner, as approved by the Engineering Department. ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 11 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 Satt ler Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant's construction plans shall show "No Parking This Side of Street" signs along one side of the internal streets. The applicant's construction plans shall show a public storm main line extended in 93rd Avenue and Home Street. The proposed storm detention line shall not be constructed of CMP. Aluminized CSP, concrete or ADS pipe material is acceptable. 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. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to construction. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 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 ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 12 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: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$450.00. (STAFF CONTACT: Shirley Treat, Engineering). The final plat shall show a ROW dedication on Sattler Street to provide 29 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 $1190.00 to the City for the striping of the bike lane along the frontage of Sattler Street. The applicant shall either place the existing overhead utility lines along SW Sattler Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 10367.50 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: ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 13 A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 426). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Sattler Street shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permit the applicant's engineer shall provide a post-construction site distance certification. 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 ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 14 substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 15 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: ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 16 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 17 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. ENGINEERING COMMENTS SUB 2003-00006 Kessler Estates PAGE 18 5u0)3'-oC RECEIVED PLANNING May 3, 2003 MAY 0 5 2003 Subject: Kessler Estates Subdivision — Written Comment CITY OF TIGARD My concern is specifically the increase in traffic on SW Sattler. We are looking at two events that will substantially increase the traffic on SW Sattler from SW 98th to SW Hall Boulevard. The first is the above mentioned subdivision. The second is the stop light currently being installed at the SW Durham/SW 98th intersection. What does the City of Tigard plan to do about the traffic increase? In Sattler has become a "speed" street also — which just adds to the traffic problem. There have been two accidents at the intersection of SW Sattler and SW Alderbrook Drive in less than a year. Excess speed and traffic caused both. SW Sattler has become a "drag strip". The new light and the subdivision are just going to make matters worse. Bert R. Astrup 9105 SW Summerfield Court, Tigard 97224 (503) 624-5426 /n / REQUEST FOR COMMENTS CITY OF IIGARD Community Development Shaping Better Community DATE: May 1,2003 TO: Dennis Koellermeier,Operations Manager/Water Department FROM: City of Tigard Planning Division VED 0 PLAN5 2003 NING STAFF CONTACT: Morgan Tracy,Associate Planner(x2428) �IqY Phone: (5031639-4171/Fax: [503)684-1297 RECE1 SUBDIVISION MB)2003-00006 CITY OF TIGARD KESSLER ESTATES SUBDIVISION REQUEST: The applicant is requesting Subdivision approval to create 14 single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. LOCATION: 9335 SW Sattler Street; WCTM 2S111DB, Tax Lot 13400. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MAY 15, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Cl(L(1, ✓t k- -tx 1 it d de-J n.-A- o c(.04 ∎--. 5'1/47,--.042-c"CQ/J Svc 4> o E Ofo- u.c I (1(n-4-1. t 1?) d1Lo.5 h S ekr,a4 - Set_ s waif 3 Plci_Le (- Name & Phone Number of Person Commenting: cr(0� cosi -at.' t f' '"\-... . , - 8 / JA rekigL-6 --...._ h PJ=A'i ' 1 JAMES - / ..- • L 00 - / T „.(1.4., - t . .-I. 'Is. -;;/ 5,-, 00- ,5 356 ■■■ / - I \ _ ,, '2. / . - N89°42'09E 377.31 COT:W.4i . , 1 / 7 . , ro2 yi I .' ----- ;.---. k TRACT 'A' 7 6 5 /- ...__ t \ ,' ---- , 6 1, , 4 ' — ' ,-__ 55. , ' . 0A " I ) 1.. , , . ' , . FIRE 1AUCK / LAIJI‘IA , , , TURNAROUND Eli ' ., .., 0 4 I . t• .-- -----; , ' / III,,,, i 'eii‘ _,_IPAitat 1--;--- ....\ Ai* 4 / OME ST. PROP CURB il- ....-.N\ / ' 41 /7 •.- ' P N Ma/Sr " ill a..ao I I A 1 P..., .4" „,4I -'1,,--- '--4'-7--,,,,4-`------5.e°I• '''' ---'---- '4"h-M---.• SAN. `k.,.:-... Min- / N. I ,' r-. i • / ...."■ 0; t •,* i; IC- 1--."i""---- -- i ■ to ".../ ' 3 7 i ),"' / / .- 1 0 "‘ t 1---"- 1 I . 24°- , 1 ,., ., -- . .- 'EV 8 9 .--' - --r1 i - • ,„--' 4.---- . --i- , z ---)‘ .1---- /,..// I ---: , b , b . .. , 1 0 \ 1 TAX LOT WOO' 0 cn I 0 Zr 2 --......., ''-gSLE17 - 11 i . I ..Yilk . a IL1 bCAS , 1 ..,... , I I ...I,, . •30 ---ir8 ' VISION CLEARANCE , o ,1.0f4D / 't 8 i , ----1,.., .4 ....- NO STRUCTURES OR , ;col •. E',' TA LOT 13500. 2 , ,- LANDSCAPE VEGETATION SHALL , 1 4 I 1 13 ) .- '1,' 10/ i _ BE PERMITTED WITHIN THE 1 I _ , . / - _ ...1r--1.-, ' ' , I :1 1 , ,i VISION CLEARANCE TRIANGLE r- AS SHOWN ON THE PLAN Kr I__ _-- -i-I 12 ,' .1,' „, 1 , THE RANGE OF 3' TO 8' FRou - ...,0-,,,ii 2 ..._ htil 23' ,.... • FINAL GROUND ELEVATION. .:59'1-/cosT i ----- i PROP.STORM WATER • MANAGEMENT ,...tig.,t ;..:"/: ....: iiplaS\y7E9; 1:RirWMOBEVED I'l 12' DEMEB; I / f /1 I A--7-- , ... ..4- -1---4 .- --.-se-10_,. C-5.N.%tit:PITI('1-7:04-5/3-Toi...•:', ..,, • ..-- EASEMENT - 1,,a k N,--,--Rowcfe MAU DRAIN k, .IRS UCTURE 1. t ' dr MOW nj AP-.- _234 ...o.- • ' / .11 . •a illit.4/M.1.10_ . mr:'o i '_('Nli.....-.,.-,-..)-,_,',-01—/IZ E_T'---_-1_P-----'-'-—' -- - -E,x--i.s-z-,--i-7 g 2.„u,-rp.1--'1"1y,5-A-1p--i C Oe,--x-/'s-7,..-1 m-1i1 nJ--9-_---_- "4..--.----7.'8r--'!—A-i.s..r----_P 2i.c1_-.r.s."_t.■a4 e_f-r7--i--,7‘2—i rLg-i7-E li f7-'5_g4.._.c_.-,r• _ __fPMAM IS._Z M_.I l0e 7-7 ' g .."-'4'1,-'.,,7-_--421 14.1.-- - -',i '1 „ — _ . _ -• - - 7 •- 1 la . 377-M ,- --.1. 1Z°° — ... -_ - 7* - - " ' - - f - - i-•I 1_P R-C P-_ - / .- y INV 7 I c — - - - --7, , -.- IWK 2.14.T., ----(L- --- .-'---7—--ex-rsr.•a Pe _ . __- — --j1 ( s•alv.-'L. ,,• , ,, —,.- 8- -----IFF:--.4 ---41"-' DI ..■-. 49.....—=•- - - . ,r- -f-r--- ■ PL' 10' PUE 5.te 5' 1 I 0.5' ..1 • REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: May 1,2003 RECEIVED PLANNING TO: Jim Wolf,Tigard Police Department Crime Prevention Officer MAY 0 2 2003 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Morgan Tracy,Associate Planner 1x24281 Phone: [5031639-4111/Fax: [5031684-1291 SUBDIVISION[SUM 2003-00006 KESSLER ESTATES SUBDIVISION _ REQUEST: The applicant is requesting Subdivision approval to create 14 single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. LOCATION: 9335 SW Sattler Street; WCTM 25111 DB, Tax Lot 13400. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MAY 15, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PL7ASE 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: (IC o\ yzSToI REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping A Better Community DATE: May 1,2003 TO: l ',( lgbn Roy,Property Manager/Public Works Annex RECEIVED PLANNING FROM: City of Tigard Planning Division MAY 0 2 2003 STAFF CONTACT: Morgan Tracy,Associate Planner(x2428) CITY OF TIGARD Phone: [5031639-4171/Fax: 15031684-7297 SUBDIVISION(SUB)2003-00006 KESSLER ESTATES SUBDIVISION REQUEST: The applicant is requesting Subdivision approval to create 14 single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. LOCATION: 9335 SW Sattler Street; WCTM 2S111 DB, Tax Lot 13400. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MAY 15, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ✓' We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Phone Number of Person Commenting: • • REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: May 1,2003 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner(x24281 Phone: [5031639-4171/Fax: [5031684-7291 SUBDIVISION(SUB)2003-00006 KESSLER ESTATES SUBDIVISION REQUEST: The applicant is requesting Subdivision approval to create 14 single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. LOCATION: 9335 SW Sattler Street; WCTM 25111 DB, Tax Lot 13400. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MAY 15, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name& Phone Number of Person Commenting: CITY TIGARD REQUEST FOR CO Q :NTS C_- NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: SI'8 leer, • D(�6 FILE NAME: KG5 Sit/' CS*l�-S CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ['Central ['East MSouth ['West LProposal Descrip.in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr OMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. OLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official XNGINEERING DEPT./Brian Rager,Dvlpmnl.Review Engineer_WATER DEPT./Dennis Koellermeier,Operations Mgr. CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager VPUBLIC WORKS/Matt Stine,Urban Forester 1/PLANNER—POST PROJECT SITE IF A PUBLIC HEARING EM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.DJSherman Casper,Permit Coord.(sDR/CUP re:TIF) SPECIAL DISTRICTS /� _ TUAL.HILLS PARK&REC.DIST.*1 TUALATIN VALLEY FIRE&RESCUE • _ TUALATIN VALLEY WATER DISTRICT* Y CLEANWATER SERVICES* Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,Development Services 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris _ Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comp.Plan Amendments Only) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,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(Powenines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue CITY OF LAKE OSWEGO * Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * Anne LaMountain(lGA<uR6) CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator Phil Healy(IcuuRS) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section(vacations) Steve Conway(General Apps) 1900 SW 41h Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer(cerozcA)MS■a Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)MS is 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 RJR,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe RJR Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 ., _SOUTHERN PACIFIC TRANS.CO.RJR METRO AREA COMMUNICATIONS ''AT&T CABLE _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Protect is Within'.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street eaverton,OR 97006-4886 portland,OR 97232 /PORTLAND GENERAL ELECTRIC y NW NATURAL GAS COMPANY /VERIZON 1V 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 , Isonville,OR 97070 Portland,OR 97209-3991 �eaverton,OR 97075-1100 Portland,OR 97219 I�TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 COMCAST CABLE CORP. _AT&T CABLE(upp.E•fHAN0,99W) 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 e , 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.: SUB2003-00006 Land Use File Name: KESSLER ESTATES SUBDIVISION I, Morgan Tracy, 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) 3 'it/ ,,_ r 7 " , 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 day of frik.i , 2003. -Z/A—"-V------- Signature o Person 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 j day of (A- it1.,--- , 20 %. c? ..., OF 1 JBENGTSON FICIAL SEAL 1 NOTARY PUBLIC•OREGON 7//� COMMISSION NO.368086 l MY COMMISSION EXPIRES APR.27,2007 2`-�-ti- -`-`-ti-•.- �-.�� NOTARY PUBLI OF OREGON My Commission Expires: `y/a7/07 h:\login\patty\masters\affidavit of posting for staff to post a site.doc KESSLER ESTATES SUDDMSION SUBDIVISION (SUB) 2003-00006 REQUEST: The applicant is requesting Subdivision approval to create 14 single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3. 19 acre site. LOCATION : 9335 SW Sattler street; WCTM 2S111 DB, Tax Lot 13400. 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 18.370, 8.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Morgan Tracy) 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. - iik, AFFIDAVIT OF MAILING CIriOFTIOARD Community(Development Shaping Better Community I, Patricia L. Lunsforcd 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 Appr,pnale Bux(s)Below) © NOTICE OF DECISION FOR: SUB2003-00006/KESSLER ESTATES 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 June 11,2003, and deposited in the United States Mail on lune 17,2003, postage prepaid. i / / / ‘/tle:l: ' - /(-= .• th. •r-..red N.tice)/ STATE OF oEGoN ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the !!?� day of • , 2003. 1 �i+-+ OFFICIAL SEAL / / / 1 ��•> NOTARYBPUBL RN N 1 ARY PUBtI I F OREGON COMMISSION NO. RES APR. /-7/,3 /� �f MY COMMISSION EXPIRES APR.27,2007 My Commission Expires: / [// EXHIBIT, 4 NOTICE OF TYPE II DECISION A SUBDIVISION (SUB) 2003-00006 cm IG OF noARo Community cDeve(opment KESSLER ESTATES SUBDIVISION Sfiapii (Better Community 120 DAYS = 8/26/2003 SECTION I. APPLICATION SUMMARY FILE NAME: KESSLER ESTATES SUBDIVISION CASE NO.: Subdivision (SUB) SUB2003-00006 REQUEST: A request for Subdivision approval to create 14, single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. APPLICANT: Beacon Homes Northwest OWNER: Julius B. Kessler, Trustee Attn: Peter Kusyk 9425 SW Sattler PO Box 407 Tigard, OR 97224 Wilsonville, OR 97070 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5; 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: 9335 SW Sattler Street; WCTM 2S111 DB, Tax Lot 13400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 23 SUB2003-00006—KESSLER ESTATES SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING CLEARING, GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Department (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 1 . Submit a revised street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees per the City Forester's recommendations. 2. Submit construction drawings that indicate the trees to be retained and the proposed location of tree protection fencing. Generally this fencing shall be established at the trees' driplines, unless specific circumstances warrant deviation from this standard. Any deviation must be approved by the City Forester. Prior to commencing any site work, the applicant shall install tree protection fencing around the trees to be retained as shown on the approved construction drawings. The City Forester shall verify that measures have been properly installed before any construction activity occurs. 3. Submit a revised landscape plan that shows no more than two mitigation trees per lot for a total mitigation value of 24 caliper inches. For any trees that cannot be accommodated on site or off site, a payment in-lieu of planting the balance will be assessed (presently at $125 per caliper inch). A bond will be required to cover the cost of the mitigation trees until they have been planted. 4. The applicant shall acknowledge his acceptance of the following conditions with regard to trees: A. Prior to and during construction, if any trees currently proposed to be retained are removed, approval must be granted by the City Forester PRIOR to any tree removal. Any tree removed from a lot prior to the issuance of final occupancy on the house will be required to be mitigated at 100% of the caliper inches removed. B. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 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. 5. The applicant shall revise the plans to show a minimum 10-foot-wide pedestrian access surfaced with a minimum 4-foot-wide concrete walkway serving the school site to the north. The pedestrian access should be generally in line with the north-south axis of the proposed internal street or may cross onto the property to the west and connect to the school parcel for future realignment within the future subdivision. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 6. 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). NOTICE OF DECISION PAGE 2 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION 7. 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. 8. 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. 9. 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 Sattler Street. The improvements adjacent to this site shall include: A. City standard pavement section for a neighborhood route with bike lanes from curb to centerline equal to 18 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Sattler Street in a safe manner, as approved by the Engineering Department. 10. The applicant's Public Facility Improvement permit construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 11. A profile of Sattler Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 12. The applicant's construction plans shall show "No Parking This Side of Street" signs along one side of the internal streets. 13. The applicant's construction plans shall show a public storm main line extended in 93rd Avenue and Home Street. 14. The proposed storm detention line shall not be constructed of CMP. Aluminized CSP, concrete or ADS pipe material is acceptable. 15. 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. NOTICE OF DECISION PAGE 3 OF 23 SUB2003-00006—KESSLER ESTATES SUBDIVISION 16. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to construction. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 17. 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." 18. 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. 19. 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. PRIOR TO APPROVAL OF THE FINAL PLAT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 20. The applicant must provide evidence that Washington County has approved the plat name reservation. 21. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $450.00. (STAFF CONTACT: Shirley Treat, Engineering). 22. The applicant shall cause a statement to be placed on the final plat indicating that no direct vehicular will be permitted to SW Sattler from lots 1 or 12. 23. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 24. The final plat shall show a right-of-way (ROW) dedication on Sattler Street to provide 29 feet from the centerline. It shall also show that the internal streets will have ROW widths of 50 feet minimum. 25. Prior to approval of the final plat, the applicant shall pay $1190.00 to the City for the striping of the bike lane along the frontage of Sattler Street. 26. The applicant shall either place the existing overhead utility lines along SW Sattler Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $10,367.50 and it shall be paid prior to approval of the final plat. 27. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. NOTICE OF DECISION PAGE 4 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION 28. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Sattler Street shall be made on the final plat . E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 29. The applicant shall submit a bond for the mitigation trees that have not been planted, and were not part of the payment in-lieu option. The bond shall reflect the amount of caliper inches to be planted, assessed at $125 per caliper inch. 30. The applicant/owner shall complete and submit a sign compliance agreement regarding the placement of promotional signage. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 31 . Prior to issuance of building permit the applicant's engineer shall provide a post-construction site distance certification. 32. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 33. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 34. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: NOTICE OF DECISION PAGE 5 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 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. NOTICE OF DECISION PAGE 6 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION • 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: City records do not indicate any previous development approvals have been granted for this property. Site Information and Proposal Description: The applicant is requesting Subdivision approval to create 14, single-family lots on an approximately 3.19 acre site. The existing single-family home will be demolished in order to accommodate the proposed lot layout. There is one public street proposed, which will eventually loop back to SW Sattler Road in a future subdivision. As proposed, the street will terminate with a temporary turnaround. Vicinity Information: The proposed development is on the north side of SW Sattler Street, and just south of Templeton Elementary School. The surrounding parcels are all zoned R-4.5, with the exception of the properties to the south which are zoned R-7. NOTICE OF DECISION PAGE 7 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET A letter was received from Bert Astrup regarding the impacts related to the increased traffic from the subdivision, as well as an unrelated traffic signal which was recently constructed at SW 98' and Durham. Mr. Astrup notes that there have been two traffic accidents at SW Sattler and SW Alderbrook in the last year, and feels that the existing traffic speeds are too great along SW Sattler. Staff Response: The proposed subdivision is developing a number of lots within the range permitted by the underlying zone. The applicant will be required to improve the frontage along SW Sattler, in accordance with the standards prescribed by the City's Transportation System Plan. This plan does not call for any specific upgrades in this section of Sattler. Excessive speeds are a matter for police enforcement, and are not directly related to the proposed subdivision request. Speed limits are generally established by state and federal engineering standards. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision 18.430 B. A• •licable Develo•ment Code Sections 1 :. 10 Residential zoning districts) 18.705 Access, Egress and Circulation) 18.715 Density) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.790 Tree removal) 18.795 Vision clearance) C. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) D. Decision Making Procedures 18.390 (Impact Study) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), 18.797 (Water Resources Overlay District), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The largest lot in the subdivision is 10,924 square feet, and is not large enough to divide in the future; therefore, this standard does not apply. FINDING: Because none of the lots are large enough to be re-divided, this standard does not apply. NOTICE OF DECISION PAGE 8 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has proposed to use the lot averaging option. The average of all lots is 7,578 square feet without including Tract A (future lot), and 7,601 when Tract A is no longer needed for a turnaround and is converted to a lot. The smallest lot is 6,605 square feet, which exceeds 80% of the 7,500 square foot minimum lot size. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development; therefore, this standard does not apply. Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has not provided evidence that the proposed subdivision name has been reserved with Washington County; this will be required prior to final plat approval. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail, and conditioned if necessary, under the Street and Utility Improvement Standards section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the proposal meets, or will be conditioned to meet further in this decision, the preliminary plat approval standards for subdivisions. The applicant has not demonstrated that the proposed subdivision name is not duplicative. NOTICE OF DECISION PAGE 9 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION • CONDITION: The applicant must provide evidence that Washington County has approved the plat name reservation. B—APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-4.5: Low-Density residential zoning district. The R-4.5 zoning district has the following dimensional requirements: STANDARD R-4.5 Minimum Lot Size Detached unit 7,500 sq. ft. Duplexes -Attached unit[1] 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots - Attached unit lots 90 ft. Maximum Lot Coverage Minimum Setbacks Front yard 20 ft. Side facing street on corner & through lots 15 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 30ft. Minimum Landscape Requirement _ [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lots range in size from 6,605 square feet to 10,924 square feet. Based on the lot averaging standards of Section 18.430.020.D, lot sizes can be reduced to a minimum of 6,000 square feet as long as the average lot size for the entire subdivision is at least 7,500 square feet. The average lot size for the 14 lots proposed for this subdivision is 7,578 square feet. All of the proposed lots meet the minimum lot size and averaging requirements of the code. All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. The applicant will be required to comply with the setbacks, height and lot coverage/landscape requirements during the building permit review Pprocess for the homes on individual lots. There is one lot with adequate area for a duplex, however, the ot width provided for this lot does not meet the 90 feet required for a duplex lot. Therefore, all lots within this subdivision will be for single-family units. This is not a planned development, therefore, the setbacks are as prescribed by the base zone. One lot is considered a flag lot, and is subject to the building height standard, as well as ten-foot side yard setbacks. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under the Street and Utility Improvements Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. NOTICE OF DECISION PAGE 10 OF 23 SUB2003-00006—KESSLER ESTATES SUBDIVISION • Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. No joint access is required or proposed. There are no proposed shared driveways. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots have frontage on a public street. Due to the classification of SW Sattler, driveways should be discouraged. Therefore, lots 1 and 12 will be required to place their driveways onto the local street. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in this decision. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Public sidewalks are proposed on both sides of the proposed public street and along the site's SW Sattler Street frontage. Sidewalks shall be constructed per city standards. There are no other walkways proposed with this development. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. NOTICE OF DECISION PAGE 11 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Based on the preliminary plan submitted by the applicant, the intersection of SW Sattler and the proposed new public street does not appear to have any hazardous attributes. Sight distance certification will be required from a licensed engineer. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. SW Sattler is a neighborhood route which does not preclude direct vehicular access, although driveways should be discouraged. Therefore, the lots that have frontage on both Sattler and the new local street will be conditioned to access from the new local street. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. This criterion does not apply. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant's engineer indicates that site distance will be met. Staff recommends that the applicant's engineer provide a post-construction site 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. The proposed new intersection is not within the influence area of the SW Hall Boulevard/Sattler Street intersection. 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 intersection is over 300 feet to the west of SW 92nd Avenue, which thereby, meets this criterion. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; According to the plans submitted, no access will be less than 20 feet in width, in accordance with Table 18.705.1. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. NOTICE OF DECISION PAGE 12 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; There are no residential access drives apart from typical driveways proposed with this project. Section 18.705.030.H.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. There are no access drives that exceed 150 feet. This criterion does not apply. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. If the applicant complies with the condition listed below, the standards will be met. CONDITION The final plat shall reflect that no direct vehicular access will be permitted to SW Sattler Street from lots 1 or 12. Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site are based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land for private streets from the total site area. Of the total site area (138,956 square feet), 20,843 square feet will be dedicated to public street right-of-way; there are no sensitive lands or land dedicated to the public for parks. This results in a net developable area of 118,113 square feet. The maximum number of lots permitted on this site, therefore, is 15 and the minimum number of lots is 12. The applicant's proposal to build 14 lots for single-family detached homes (and one Tract that may be converted to a lot in the future) meets the maximum and minimum density requirements of the R-4.5 zone. FINDING: Because the applicant has proposed 14 lots plus potential for one more lot, for a total of 15 lots, and 15 lots is the maximum permitted based on the net acreage of the site; this standard has been satisfied. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.030.E states that existing vegetation on a site shall be protected as much as possible (for example, areas not to be disturbed can be fenced as in snow fencing which can be around individual trees). The applicant has proposed Red Maples, Little Leaf Lindens, and English Oak for street trees. The City Forester has reviewed this plan and has recommended that alternate species of trees be used. For large trees, he suggests Northern Red Oak, Oregon White Oak, or European Beech. For Medium trees, Paperbark Maple, Honeylocust or Hackberry make suitable choices. For planter strips less than 5 feet wide, only small trees Dogwood, Serviceberry, or Redbud should be used. NOTICE OF DECISION PAGE 13 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant has provided a street tree plan that will require minor modifications to address the City Forester's comments. However, the preliminary plan follows these standards. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. The Kessler Estates Subdivision site is surrounded by detached single-family homes and undeveloped parcels with R-4.5 and R-7 zoning. Therefore, this section does not apply. FINDING: Based on the analysis above, the applicant's street tree plan requires minor changes in the species selections. If the applicant complies with the condition listed below, the standards will be met. CONDITION:Submit a revised street utility plan that shows the location, species, and size (minimum 2-inch caliper) of required street trees per the City Forester's recommendations. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Tree Removal: Chapter 18.790 requires mitigation of trees over 12-inch diameter at breast height (dbh) removed as part of the development of the site. The applicant has submitted a tree inventory prepared by a certified arborist. The tree inventory indicates that there are 4 trees over 12 inches in caliper. Of these, 2 (a 14-inch Cherry and a 34-inch Cedar) are proposed for removal. This represents a 50% retention of trees, which requires that 50% of the caliper inches being removed are required to be replanted. The applicant has provided a mitigation plan that accounts for the required 24-inch caliper inches to be replanted on site. The City Forester has noted that only two trees should be planted in the backyards of each lot. This will provide a better overall canopy and prevent future hassle for subsequent homeowners who would otherwise have to contend with thinning the trees out as they mature. A tree protection plan will need to be submitted for the two trees that will be retained. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: Prior to and during construction, if any trees currently proposed to be retained are removed, approval must be granted by the City Forester PRIOR to any tree removal. NOTICE OF DECISION PAGE 14 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION • Prior to ANY site work, a tree protection plan, prepared by a certified arborist shall be prepared and submitted to the City Forester for review and approval. Once approved, tree protection measures must be installed for all trees to be retained. Once installed, the City Forester must inspect the tree protection measures. • The applicant shall acknowledge in writing that the development code provides for the following penalties if the trees on site are damaged or removed: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. • Revise the landscape plan to show no more than two mitigation trees per lot. For any trees that cannot be accommodated on site or off site, a payment in-lieu of planting the balance will be assessed (presently at $125 per caliper inch). A bond will be required to cover the cost of the mitigation trees until they have been planted. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has indicated the vision clearance areas on the site plan and has not proposed any structures or vegetation in the vision clearance area. Construction plans for the streets will need to be reviewed and approved that satisfies the visual clearance requirements. Subsequent grading and vegetative removal may be imposed during infrastructure construction to assure that this standard is met. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. C — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF DECISION PAGE 15 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Sattler Street, which is classified as a Neighborhood Route with bike lands 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 is proposing to dedicate additional right-of-way (ROW) to provide 29 feet from centerline. Southwest Sattler Street is currently paved, but not fully Improved to City standards. In order to mitigate the impact from this development, the applicant is proposing to construct a half-street improvement. This project includes an internal public street. The north-south portion is proposed to be called 93rd Avenue and the east-west portion is proposed to be called Home Street. The proposed curb-to-curb width is 28 feet which requires a right-of-way width of 50 feet. The applicant's plan only shows a 46-foot-ROW. Therefore, the applicant will need to change their plan to provide a 50 foot ROW, and show revised lot sizes resulting from this change. A 28-foot-wide street requires a parking limitation to one side only. The applicant's construction plans shall show that they will install "No Parking This Side of Street" along one side of the internal streets. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant has provided a future street plan showing that Home Street can extend to the west to vacant Tax Lot 13300 and can eventually tie back into Sattler Street. The property to the north is operated as a public school site, and while a number of schools have closed and been redeveloped, this does not seem likely for this site. Furthermore, the school site has ample frontage to achieve a logical internal street system, should such redevelopment occur in the future. A pedestrian walkway connection will be discussed later in this decision. Therefore, Staff finds the applicant's future street plan to be acceptable. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no proposed cul-de-sacs in this proposal. Street Alignment and Connections: Section 18.810.030(H)(3) requires proposed street or street extensions to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas, and parks. NOTICE OF DECISION PAGE 16 OF 23 SUB2003-00006—KESSLER ESTATES SUBDIVISION Staff notes that Templeton Elementary School is located on the north boundary of the subject site. The applicant has not proposed a street extension to this site. Staff finds that the existing development pattern of the school grounds make it illogical to extend a full street connection to the northern boundary. However, a pedestrian connection to the site is reasonable to provide direct alternate routes for school attendees, and reduce excess pedestrian travel on SW Sattler Street. The location of this pedestrian way should align roughly with the north-south axis of the proposed internal public street to facilitate monitoring the area from SW Sattler. Staff has contacted the applicant's engineer about this requirement who noted that the tight lot sizes may make such a connection problematic without losing a lot, but that there may be surplus space on the parcel to the west which will be a forthcoming subdivision application. To provide for this opportunity, staff would accept a 10-foot-wide easement that crossed over the western parcel to the school site from the street stub. This easement could then be realigned within the subsequent subdivision where space was more available. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The proposed new streets have grades less than 5%, thereby meeting this criterion. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. SW Sattler Street is classified in the City's Transportation System Plan as a Neighborhood Route. Nevertheless, traffic conflicts are minimized since most access will be restricted to the internal street system. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. There are no proposed private streets in this development; therefore this standard does not apply. FINDING: The provisions for streets have not been fully ensured. CONDITION:The applicant shall revise the plans to show a minimum 10-foot-wide pedestrian access surfaced with a minimum 4-foot-wide concrete walkway serving the school site to the north. The pedestrian access should be generally along the north-south axis of the proposed internal street or may cross onto the property to the west and connect to the school parcel for future realignment within the future subdivision. NOTICE OF DECISION PAGE 17 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The block formed by SW Sattler and the new proposed internal street will measure 1,300 feet, in compliance with this requirement. Therefore, this standard has been satisfied. Section 18.810.040.B.2 states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The applicant has not proposed a pedestrian connection; however, as was previously addressed, a pedestrian connection will be required to access the school site to the north. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-4.5 zoning district is 7,500 square feet . None of the lots is greater than 1 .5 times (11,250 s.f.) the minimum lot size. Therefore, this standard is not applicable. 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. All lots in the proposed development have at least 25 feet of frontage on a public street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The applicant 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public line in Sattler Street at the intersection with Alderbrook Drive. The applicant is proposing to extend an 8-inch sewer line to the west boundary of their development. They will also extend an 8-inch line in the internal streets and will stub that line out to the west boundary. NOTICE OF DECISION PAGE 18 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). There are no upstream drainage ways that affect 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 the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The site slopes to the south east towards Sattler Street. There is an existing 12-inch storm drainage line in Sattler Street that flows east from the east property line. There is an existing 10-inch storm drainage line in Sattler Street that terminates at the west property line of Tax Lot 13300. The applicant is proposing to construct a 12-inch storm line to provide a continuous pipe system between the two existing storm lines. The applicant is proposing to provide on-site detention by way of a 48-inch CMP. The City does not allow CMP, but would allow aluminized CSP, concrete or ADS. The location of the detention pipe would be across a public easement along the north ROW line of Sattler Street. This easement should be restricted such that no fences can be placed along the south property lines of Lots 12, 13 and 14. The reason for this is to ensure that City crews have unrestricted access for maintenance. As a part of the construction plan review process the applicant's engineer will need to coordinate with the City with respect to manhole access and other detail design issues. The applicant is not currently showing a public storm line in the new internal streets. It is staffs opinion that a main line should be installed in the public streets to facilitate adequate street and lot drainage. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Southwest Sattler Street is designated 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. NOTICE OF DECISION PAGE 19 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION It would not be practical to require the developer to stripe the bike lane at this time. However, it would be appropriate for the applicant to contribute funds to the City to cover the cost of the bike lane striping. The amount of the striping would be as follows: • 377 feet of 8-inch white stripe, at $2.50/If $875.00 • 10 Mono-directional reflective markers @ $4.00/ea $ 40.00 • 1 Bike lane legends @ $175/ea $175.00 • 1 Directional mini-arrows (I $100/ea $100.00 $1,190.00 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 future bike lane will be at least 5 feet wide. 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 Sattler Street. 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 377 lineal feet; therefore the fee would be $10,367.50. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located in the City's water service area and can be served from the existing main line in Sattler Street. The applicants plans show they will extend a new 8-inch main in the internal street. This line will eventually be extended to loop back to SW Sattler with future development. NOTICE OF DECISION PAGE 20 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant is proposing to install a Stormwater Management Storm Filter Vault. These facilities have proven to achieve the phosphorous removal requirements per the CWS standards. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations., the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to ensure 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. Since this site is over one acre in size, a NPDES permit will be required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. The applicant has proposed 14 lots plus one additional tract which will be later converted to a lot once the turnaround is no longer needed. This Tract also requires an address for future development. For this project, the addressing fee will be $450.00 (15 lots X $30/address = $450.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). NOTICE OF DECISION PAGE 21 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION E. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for a detached, single-family dwelling is $2,260. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for these streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. The applicant is proposing to dedicate approximately 9 feet of right-of-way along SW Sattler Street and to make half-street improvements. The estimated cost of half-street improvements along SW Sattler Street is $48,315 (377 feet x $125 a linear foot + $1,190 for bike lane improvements) and the estimated value of the 9-foot dedication is $10,179 (3,393 square feet x $3 per square foot). Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately $33,900 ($2,260 x 15 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $105,937.50 ($33,900 divided by .32). The difference between the TIF paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $33,900, the unmitigated impact can be valued at $72,037.50. Given that the estimated cost of the dedication and half-street improvements is $57,304, the requirement to make these improvements is clearly proportional to the impact of the development. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Water Department has reviewed the proposal and notes that the placement of the water line does not meet City Design Standards. Revise to meet standards. The City of Tigard Forester has reviewed the proposal and offers the following comments: Street trees in planter areas that are less than 5 feet in width shall be small stature trees such as Dogwood, Serviceberry, or Redbud shall be used. The mitigation trees should not exceed two trees per lot. The City of Tigard Operations Department has reviewed the proposal and has no objections to it. The City of Tigard Police Department has reviewed the proposal and has no objections to it. NOTICE OF DECISION PAGE 22 OF 23 SUB2003-00006-KESSLER ESTATES SUBDIVISION SECTION VIII. AGENCY COMMENTS No agency Comments were received. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 17, 2003 AND EFFECTIVE ON JULY 2, 2003 UNLESS AN APPEAL IS FILED. A eal: The Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 1, 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. / �• June 17, 2003 PREPARED :Y: Morgan Tra y DATE Associate Planner June 17, 2003 APPROVED BY: Richard Bewersdorff DATE Planning Manager i:\curpin\morgan\workspace\sub and pd\sub2003-00006 (kessler estates)\sub2003-00006 decision.doc NOTICE OF DECISION PAGE 23 OF 23 SUB2003-00006—KESSLER ESTATES SUBDIVISION ....................PINEBROOK CITY of TIGARD J a, GEOGRAPHIC INFORMATION SYSTEM- .\. 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T..k.. ,■.-- — — .'. —04- " I I ., wmarSII!„datila i , -4- 1 -,.., aligirrMt .„.— ..:— SATI1ER STREET -".:=, - di*" .-..--....r. ,...........712,0--nart__ Alt; • _._.,___________. __ __. _ , ....__... .. , ----, --- . ... _ ..... Jr 7 -LI-- ...--t— ;40,A .,..., „mow ieT .... 1 I t I I ° I 1 1 1 MI 60 St. -11P0 .00 n 41, I I ,,,, I I I 5m 4'I I 0 8 I *f 1 4,1 I 4.19 I 11,1 I f I I 6.6 I ! I I 643 I I 1/4. I .01 I 00 1 k' I 0., l I I I I— i it47 I WI I I Alt Is,1 I I I I I —.) 41 'it ' 511111117165110 CT- I- ---I I I—— T- -1 i I--T- --7 i r— -i-— — -H--------- --- .. . CITY OF TIGARD t SUB2003-00006 CITY OF TIGARD snle PLAN • N KESSLER ESTATES SUBDIVISION (Map is not to scale) EXHIBIT. A Beacon Homes Northwest, Inc. Attn: Peter Kusyk SUB2003-00006 PO Box 407 KESSLER ESTATES SUBDIVISION Wilsonville, OR 97070 Multi-Tech Engineering Services, Inc. Attn: Jeff Bolton 1155 13th Street, S.E. Salem, OR 97302 Tillie A. Kessler, Trustee 9335 SW Sattler Street Tigard, OR 97224 Tillie A. Kessler, Trustee 7910 SW Elmwood Street Portland, OR 97223-1041 Julius B. Kessler, Trustee 9425 SW Sattler Street Tigard, OR 97224 Bert R. Astrup 9105 SW Summerfield Court Tigard, OR 97224 SUB2003-00006 KESSLER ESTATES SUBDIVISION RE: "NOTICE OF DECISION" (Return mail received 6/23/03, and re-mailed 6/23/03 to the forwarding address indicated on the envelope) RECEIVED PLANNING --I -- C7 n Div 1 � JUN 2 3 2003 o � m0 z CITY OF TIGARD ° = o 0 (Dr . ' .-4 rz5 Wco z moo w ' co N p.. co m y 1•.:. p O O f 1 X cD CT Ch (p U) c �.rY N c) a D Z C , w. 0 m 0 D I fir I-0110 TVD0:0 - rn`b1...o1 71mMEP] - 0 07JF- O020 J o - ?3- �� -1 al O1 H N —t :Dm 3.0 IV n fi-4 2 .-4 nrJ `' 0 rb Y.. H -H 0 U O 0C) 0 8 0 xi Cf J 7J u1 - RI D r -i -.J _ 2 rz Zr • 0 Q, Cr PI HO a xi ON r , _ S n _ rain 2 i �7�7 dU F ✓ g i o rr 11 kr *. w 4 1P t AFFIDAVIT OF MAILING CITY OF TIOARD Community Development Shaping Better Community I, cPatric a G. Gunsforcf, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of TIigar , 'Washington County, Oregon and that I served the following: (Check AVVwnate Box(s)Below) © NOTICE OF DECISION FOR: SUB2003-00006/KESSLER ESTATES SUBDIVISION El AMENDED NOTICE (File No/Name Reference) Z City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B",and by reference made a part hereof, on lune 17,2003, and deposited in the United States Mail on lune 11,2003, postage prepaid. / • (Person thr ..red otl e) �/ StAqe OF OEGON ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the day of J (all, , 2003. OFFICIAL SEAL (iiJ BENGL.. ) NOTARY PUBLIC-OREGON () COMMISSION NO.368086 / / ( MY COMMISSION EXPIRES APR 27,2007 /...(--c4--v NOTA.Y PUBLIC I OREGON My Commission Expires: `4 �a 7(0 7 EXHIBIT ,- NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2003-00006 4' CITY OF TIGARD Community(Development KESSLER ESTATES SUBDIVISION Shaping Better Community 120 DAYS = 8/26/2003 SECTION I. APPLICATION SUMMARY FILE NAME: KESSLER ESTATES SUBDIVISION CASE NO.: Subdivision (SUB) SUB2003-00006 REQUEST: A request for Subdivision approval to create 14, single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. APPLICANT: Beacon Homes Northwest OWNER: Julius B. Kessler, Trustee Attn: Peter Kusyk 9425 SW Sattler Street PO Box 407 Tigard, OR 97224 Wilsonville, OR 97070 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5; 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: 9335 SW Sattler Street; WCTM 2S111DB, Tax Lot 13400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision and Adjustment approvals. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 17, 2003 AND BECOMES EFFECTIVE ON JULY 2, 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. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 1, 2003. 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I I i I I i I I F '--) I Fa,- CITY OF TIGARD I SUB2003.00006 riaN N KESSLER ESTATES SUBDIVISION (Map is not to scale) 2 111CA-0120 2S111AC-05400 Q AL B OK FARMS BARTLETT JAMES E&LISA A EXHIBIT, �1 OW OF ALL LOTS 14880 SW 92ND , 7223 TIGARD,OR 97224 2S 111 DB-12801 2S 111 DB-13100 ALLEN MARJORIE E TRUSTEE& BEGAN KENNETH R&SHEILA ALLEN MARJORIE E 9495 SW SATTLER 9400 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-12300 2S 111 DB-10900 ALSMAN RAMONA M TRUSTEE BEROUD E JOAN TRUSTEE 15265 SW 94TH AVE 15365 SW OAKTREE LN TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-14000 2S 111 CA-00103 ALZGAL JAMAL M& BISSETT JANET E TRUSTEE NISREEN M 9449 SW LAKESIDE DR 15065 SW DAWN CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-14300 2S 111 DB-13700 ARNETT JOAN L&MICHAEL G TRS BLOOM KRISTAL F 16995 SW ARBUTUS DR 15015 SW DAWN CT BEAVERTON,OR 97007 TIGARD,OR 97224 2S 111 D B-04200 2S 111 DB-12200 ASTRUP BERT R&JOYCE F BLUMENTHAL EDGAR 9105 SW SUMMERFIELD COURT 15255 SW 94TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 DB-04600 2S1 11 AC-04500 AUGER FREDRICK V&FRANCES J BORJA DIONISIO C& 15244 SW ALDERBROOK PL FLORES DELIA M TIGARD,OR 97224 14885 SW HEIDI CT TIGARD,OR 97224 261110B-0040o 2S 111 D B-00100 AUNGIER ROBERT B&LOIS M TRS BRENNAN THOMAS W&PATRICIA A 15260 SW ALDERBROOK DR 15200 SW ALDERBROOK DR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-13000 261110B-06400 AVERSANO CHERYL BROWN GERALD RICHARD& 15134 SW 96TH AVE LISA JOANNE TIGARD,OR 97224 15265 SW ALDERBROOK CT TIGARD,OR 97224 26 111 AC-04400 2S 111 AC-04000 BARKER WILMA G& BRUCE GEORGE W&VIRGINIA D BARKER JOAN D 17600 NE 230TH ST 14895 SW HEIDI CT BATTLE GROUND,WA 98604 TIGARD,OR 97224 2S 111 D B-12700 2S 111 D B-05400 BURGESS MARY B TRUSTEE CORNELL VESTA R TR 9420 SW LAKESIDE DR BY US BANK TRUST DEPT TIGARD,OR 97224 PO BOX 2840 SALEM,OR 97308 2S 111 DB-11000 2S 111 AC-05500 BURKLAND DORIS M TR CORNETT JOSEPH E JR&TAMMY L 15345 SW OAKTREE LN 14900 SW 92ND AVE TIGARD, OR 97224 TIGARD,OR 97224 2S111AD-13500 2S111DB-11800 CAMERON DUNCAN D&DEBORAH K DANFORTH WILLIAM H& 17984 FREDERICK LN DANFORTH KATHY E SHERWOOD,OR 97140 15205 SW 94TH AVE TIGARD,OR 97224 2S1 11 D B-03700 2S 111 D B-05900 CAMPBELL VIRGINIA UDAVID DARCY MARIE ANNE 9160 SW SUMMERFIELD CT 15220 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 D B-11400 2S 111 AC-05600 CARLSON BEULAH M DEBERNARDIS AMO TR&JESSIE G 15260 SW 94TH AVE 14930 SW 92ND AVE TIGARD,OR 97224 TIGARD,OR 97224 25 111 CA-11300 2S 111 D B-14200 CAVAGNARO MARY ALICE TRUSTEE DIAZ GUADALUPE AND 9521 SW LAKESIDE DR BARBARA H TIGARD,OR 97224 65-1692 KOHALA MTN RD KAMUELA,HI 96743 2S111AD-14400 2S111AC-03800 CHIAPUZIO DOUGLAS S/BARBARA A DRAKE KATHLEEN A 14921 SW 91ST AVE 15005 SW LESLIE CT TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 DB-03500 2S 111 DB-00200 CHORD BETTY S TRUSTEE DRUMM VIRGINIA K C0-TRS& 9100 SUMMERFIELD CT WEBBER CARLA CO-TRS TIGARD,OR 97224 15220 SW ALDERBROOK DR TIGARD,OR 97224 2S 111 DB-13900 2S 111 DB-04500 COCKS KEVIN M& FLAHERTY JOHN T& BRIDGMAN JAMIE G DOROTHY I TRUSTEES 15075 SW DAWN CT 15266 SW ALDERBROOK PL TIGARD,OR 97223 TIGARD,OR 97224 2S 111 D B-05800 2S 111 CA-11200 CONNER HELEN M TR FREAD JAMES R&DEBORAH J 15240 SW ALDERBROOK CT 9532 SW SATTLER ST TIGARD,OR 97224 TIGARD,OR 97223 2S 111 AD-14100 2S 111 CA-13200 FRIDAY ROBERT LYLE JR&SCHELLE HAMMER LEON C&KARIN 14957 SW 91ST AVE 9565 SW SATTLER TIGARD,OR 97223 TIGARD,OR 97224 2S 1 11 DA-10600 2S 111 AD-14300 GAILEY ALICE V HARBURY HENRY K& 15255 SW REGENT TERR SUSAN F PORTLAND,OR 97224 14933 SW 91ST AVE TIGARD,OR 97224 2S111DB-03400 2S111AD-13800 GARDNER KAREN G HARRIS ROBERT RAY 15315 SW ALDERBROOK DR 15061 SW 91ST AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 D B-04000 2S 111 CA-00100 GEORGE RUTH M TR HEISERMAN HAROLD H/ROBERTA TRS 9165 SW SUMMERFIELD CT 9457 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DA-10500 2S 111 DB-04900 GILLETTE SUSAN D HENKELMAN NORMAN B 15233 SW REGENT TERR 15207 SW ALDERBROOK PL TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 DB-12800 2S 111 AC-05800 GRAHAM HOWARD EJEVELYN E HESTON DIANNA NOEL BY LANI SAUNDERS 15010 SW 92ND AVE 16530 SE LADD CT TIGARD,OR 97223 MILWAUKIE,OR 97267 2S1 11 D B-05500 2S1 11 D B-08400 GRAN JAMES E&MARIE A HILL MARION E 15390 SW ALDERBROOK CT 15370 SW OAKTREE LN TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-00500 2S111DB-03300 GRAY FRANCES D HILLMAN WENDY& 16280 SW ALDERBROOK DR PFEIFER RICHARD TIGARD,OR 97224 15335 SW ALDERBROOK DR TIGARD,OR 97224 2S 111 D B-12000 2S 111 D B-06500 GREENWOOD JO ANNE HODGES ANNE E 15225 SW 94TH 15285 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AC-04600 2S 11106-06600 GRIFFITHS LARRY T&KATHY T HOLDEN EDWARD L&JACQUELIN J 14875 SW HEIDI CT 15295 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AD-13600 2S 111 D B-11300 HOUGHTON FAMILY LLC KLEEN HOWARD E&IVERNE TRS BY HOUGHTON RAYMOND C II & 15280 SW 94TH AVE CAROLYN B TIGARD,OR 97224 322 8TH ST LAKE OSWEGO,OR 97034 2S1 1 1 AD-13700 2S1 11 DB-06300 HUBBELL KIMBERLY A REVOC TRUST KRAMER RUSSELL R/KATHERINE R BY HUBBELL KIMBERLY A TR 15245 SW ALDERBROOK CT 15073 SW 91ST AVE PORTLAND,OR 97224 TIGARD,OR 97224 2S 1 11 DB-12900 2S 111 CA-13000 (FORD JOHN REID& KRETZINGER MARK L AND SHIRLEY TAKKO MARY A 15070 SW 96TH AVE 15136 SW 96TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S1 11 D B-05300 2S 111 D B-13800 JONES JOSEPH LYNN TRUSTEE KRIBS GORDAN J AND LINDA J 15293 SW ALDERBROOK PL 15085 SW DAWN CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 D B-11900 2S 111 DA-10400 JONES RICHARD NEWTON JR KRUMMANN DAVID C& 15215 SW 94TH AVE SYLVIA TIGARD,OR 97224 15211 SW REGENT TER TIGARD,OR 97223 2S1 11 DB-04700 2S1 11 DB-05600 KAUFMAN ELVIRA B KUBACK STANLEY A ETHEL L 15222 SW ALDERBROOK PLACE 15280 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 D B-05200 2S 111 D B-14100 KEENAN LYLE T& LACEY THOMAS R KEENON MARY ANN LACEY KARI 15271 SW ALDERBROOK PL 15070 SW 92ND AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AC-02802 2S1 11 AC-05700 KELLEHER PHILLIP M/BARABARAJ LAMMERS WAYNE P&CHERYL PO BOX 23023 14960 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97224 2S 111 DB-13300 2S 111 DB-06200 KESSLER JULIUS B TRUSTEE LANGE CONRAD PHILLIP& 9425 SW SATTLER ST LEOLA PEARL TIGARD,OR 97224 15225 SW ALDERBROOK CT TIGARD,OR 97224 2S 111 D B-13400 2S 111 DB-00600 KESSLER TILLIE A TRUSTEE LASSWELL JOHN E&SANDRA 9335 SW SATTLER ST 15300 SW ALDERBROOK DR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AC-04200 2S 111 CA-00104 LEWIS JAMES D/PAMELA L MCQUILKIN ROGER WARREN 14965 SW LESLIE CT 12160 SW HALLOW LN TIGARD,OR 97224 TIGARD,OR 97223 2S111DB-11700 2S111DA-10900 LINNE CARL A AND ELIANE L MERCHANT JOHN J&JAN M 15200 SW 94TH AVE 15309 SW REGENT TER TIGARD,OR 97224 TIGARD,OR 97223 2S 111 DB-04100 2S 111 AD-14000 LUCAS MARGARET C TRUST MILLER BOB M&CONNIE M 9135 SW SUMMERFIELD CT 15035 SW 91ST AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-13500 2S111DB-00300 LUCAS STEPHEN G MILLER GERALD W 9185 SW SATTLER ST 15240 SW ALDERBROOK TIGARD,OR 97224 TIGARD,OR 97224 2S111DA-10700 2S111DB-05700 LUDES SUZANNE MOEN MYRTLE E 15277 SW REGENT TER 15260 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-11200 2S111DB-11500 LUSCHER BENJAMIN W AND MOON MARY A&BRETT A TRS MARJORIE R 15240 SW 94TH AVE 9385 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97223 2S 111 DB-13200 2S 111 DB-03900 MARTIN TED E&SHARON L MOORE HENRY V TR& 9485 SW SATTLER ST PAULSON-MOORE PATRICIA C TR TIGARD,OR 97224 9195 SW SUMMERFIELD CT TIGARD,OR 97224 2S111CA-11100 2S111DB-11600 MATHEWS STEPHEN F/JANET C MORRIS ROBERT D AND 9564 SW SATTLER ST BERNICE K TIGARD,OR 97224 15220 SW 94TH TIGARD,OR 97224 2S 111 DB-05100 2S 111 D B-12600 MATTHES ALBERT J JR AND MORRISON ROY E&SUSAN MARY L PO BOX 771 15249 SW ALDERBROOK PL LA CENTER,WA 98629 TIGARD,OR 97224 25111AD-13900 2S111DA-10800 MCELDOWNEY DAVID E&TAMARA F MULLEN ELIZABETH MOORE& 15049 SW 91ST AVE MULLEN DAVID E TIGARD,OR 97224 15299 SW REGENT TER TIGARD,OR 97223 2S111DB-05000 2S111DB-06100 NICHOLS DORIS L REQUA DOROTHY F 15227 SW ALDERBROOK PL 15205 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 DB-00700 2S1 11 DB-13600 NIELSEN MELVIN S&BETTY J REYNOLDS WILLIAM T 15320 SW ALDERBROOK DR 15025 SW 92ND AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111DA-10300 2S111DB-03600 OLIVARES EMMANUEL M&RHEA A RICHEN SYLIVA M 9025 SW CORTLAND LN 9130 SW SUMMERFIELD CT TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AC-05300 2S1 11 CA-00106 OLSEN RICHARD B&LINDA K RISCOE ROSETTA A REV LIV TRUST 14850 SW 92ND AVE BY RISCOE ROSETTA A TRUSTEE TIGARD,OR 97224 9467 SW LAKESIDE DR TIGARD,OR 97224 2S111BD-00700 2S111DB-06000 PALMER CHARLES H AND ROBERSON MILDRED D TRUSTEE MARJORIE F BY KAREN DUDLEY 14980 SW 96TH 3113 GLEN AYRE LN NW TIGARD,OR 97224 OLYMPIA,WA 98502 2S111AC-04100 2S111BD-00403 PECK JANE ANN RODGERS KENNETH A AND 14975 SW LESLIE CT WANDA M TIGARD,OR 97224 14900 SW 96TH TIGARD,OR 97223 2S 111 CA-05500 2S 111 CA-05600 PHELPS KEITH D/PHYLLIS E ROOKSTOOL GEORGE L AND 9450 SW LAKESIDE DR HELEN B TIGARD,OR 97223 9440 SW LAKESIDE DRIVE TIGARD,OR 97224 2S 111 DB-03000 2S 111 DB-03100 PINKERTON DONALD H SCHIERMAN DANIEL D& VIRGINIA FRY SCHIERMAN ELDON C TRS 15355 SW ALDERBROOK CIRCLE 15335 SW ALDERBROOK CIR TIGARD,OR 97224 TIGARD,OR 97224 2S111BD-00407 2:'11AC-02°:1 POEHLER EDWARD CARL SC 0 I •!STRICT NO.23 MYRTLE J , 14940 SW 96TH AVE TIGARD,OR 97223 2S111AD-14200 2S111AC-05900 QUAYLE MICHAEL M&WENDY S SIMON JULIE HOPE 14945 SW 91ST AVE PO BOX 23654 TIGARD,OR 97224 TIGARD,OR 97281 2S 111 D8-08300 2S111 DB-04800 SIMS CECIL C&BILLIE J TAYLOR C JAMES&CLARICE L 15350 OAKTREE LN 15202 SW ALDERBROOK PL TIGARD,OR 97224 TIGARD,OR 97224 2S111 DB-12100 25111 DB12500 SMITS DORIS G THOMPSON CAMILLE 15235 SW 94TH AVE 15285 SW 94TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 CA-13100 2S 111 CA-00102 SOUTHARD NOEL D&TERESA M TICHENOR ELDON A&SHARON 15168 SW 96TH AVE 9471 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AC-04800 111 AC-06500 STOCKMAN RESI Y TI D Y OF 14855 SW 92ND AVE 1312 HALL TIGARD,OR 97224 T ARD,0 97223 2S1 11 D B-04300 2S1 11 AC-04700 STREJC JUDY A& TREADWAY ROBERT B JR LIANG TANYA L 14865 SW HEIDI CT 15292 SW ALDERBROOK PL TIGARD,OR 97224 TIGARD,OR 97224 2 111 DB-1110 2S111DB-12400 SU E LD NO 10 VANKLEEK JAMES A&LANORE J OW F ALL LOTS 15275 SW 94TH AVE TIGARD,OR 97224 111 DB-0670 2S111 BD-00800 SU ER LD NO 7 VERGARA JOSE& OW S OF ALL LOTS REYNOSO GREGORIO 15030 SW 96TH AVE TIGARD,OR 97224 2S 111 AC-04300 2S1 11 CA-00105 SWAFFORD ANNE A&DENNIS R WAARVICK TILVEN M&PATRICIA 17625 SW FREDERICK LN FAMILY TRUST SHERWOOD,OR 97140 9463 SW LAKESIDE DR TIGARD,OR 97224 2S1 11 D B-03800 2S1 11 AC-03900 SWANK BEN I AND HELEN A WALKER CHARLES A JR AND 9190 SW SUMMERFIELD CT LINDA C TIGARD,OR 97224 14995 SW LESLIE COURT TIGARD,OR 97223 2S 111 CA-00101 2S 111 DB-03200 SYNOGROUND DARL L WINKLE ORVILLE B&CAROL T PO BOX 529 15345 SW ALDERBROOK DR LAKE OSWEGO,OR 97034 TIGARD,OR 97224 2S11TpB' WRAY CHARLES �N�Tq N 15288 D 22 R p �TIG RQ pR 4 • Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH (IT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: November 27, 2002 AFFIDAVIT OF MAILING CITY OF TIOARD Community Development Shaping A Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of'ligar Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2003-00006/KESSLER ESTATES SUBDIVISION AMENDED NOTICE (Fi(e No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on May 1,2003, and deposited in the United States Mail on May 1,2003, postage prepaid. (Person thatPrepar-: '• ice) Sc4'1tE OF oXEGoN ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affir ed before me on the 1 ,/ day off llC� , 2003. OFFICIAL SEAL _ J BENGTSON s m2115:f NOTARY PUBLIC-OREGON COMMISSION NO.368086 NOTARY PUBLIC I F OREGON 1�-. MY COMMISSION EXPIRES ?`ti�1��� �- - - My Commission Expires: 0"7 Q 7 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.,d‘ ■ NOTICE OF PENDING LAND USE APPLICATION CITY OF TIGARD SUBDIVISION community(Development Shaping f7 Better Community DATE OF NOTICE: May 1, 2003 FILE NUMBER: SUBDIVISION (SUB) 2003-00006 FILE NAME: KESSLER ESTATES SUBDIVISION PROPOSAL: The applicant is requesting Subdivision approval to create 14 single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 9335 SW Sattler Street; WCTM 2S111DB, Tax Lot 13400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON MAY 15, 2003. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. 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 JUNE 13, 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." - PINEB CITY of TIGARD ■lik gr ,�p VICINITY MAP ■,-KST Alal IN milill - H .� SUB2003 00006 1._ IL t OA 11` ,111, KESSLER ESTATES ■w/ ,LE E > REILIN• SUBDIVISION I Nall LL1■ BAR T= `\\ \��s DA N Plibili .10111111 . \\\IIII TTIF-ST ■ R \\ ,,, � BATTLER WI IIKS I I INFINIIII 1 - - Y RFIEL��� k'I � aim 2_ Mil 1::::iii�,li ��***Stilling'''. .:L:i� OID i II !iI N' -"-- SW PIPPEN N ,,• r•„ = ME n N I» .-'‘9,,- = -- s s w . . W. lz 1 City of Tigard -- ]i'--- -1111;Kli ," 111 $411% 111110 , \\ Iwo,6394171 121 1C o12 AL B OK FARMS BARTLETT JAMES E&LISA A OW OF ALL LOTS 14880 SW 92ND EXHIBIT 7223 TIGARD,OR 97224 2S111DB-12801 2S111DB-13100 ALLEN MARJORIE E TRUSTEE& BEGAN KENNETH R&SHEILA ALLEN MARJORIE E 9495 SW SATTLER 9400 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-12300 2S111DB-10900 ALSMAN RAMONA M TRUSTEE BEROUD E JOAN TRUSTEE 15265 SW 94TH AVE 15365 SW OAKTREE LN TIGARD,OR 97224 TIGARD,OR 97224 2S 111 D B-14000 2S 111 CA-00103 ALZGAL JAMAL M& BISSETT JANET E TRUSTEE NISREEN M 9449 SW LAKESIDE DR 15065 SW DAWN CT TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-14300 2S111DB-13700 ARNETT JOAN L&MICHAEL G TRS BLOOM KRISTAL F 16995 SW ARBUTUS DR 15015 SW DAWN CT BEAVERTON,OR 97007 TIGARD,OR 97224 2S 111 D B-04200 2S1 11 D B-12200 ASTRUP BERT R&JOYCE F BLUMENTHAL EDGAR 9105 SW SUMMERFIELD COURT 15255 SW 94TH AVE TIGARD, OR 97224 TIGARD,OR 97224 2S11 1 D B-04600 2S1 11 AC-04500 AUGER FREDRICK V&FRANCES J BORJA DIONISIO C& 15244 SW ALDERBROOK PL FLORES DELIA M TIGARD,OR 97224 14885 SW HEIDI CT TIGARD,OR 97224 2S 111 DB-00400 2S 111 DB-00100 AUNGIER ROBERT B&LOIS M TRS BRENNAN THOMAS W&PATRICIA A 15260 SW ALDERBROOK DR 15200 SW ALDERBROOK DR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-13000 2S 111 D B-06400 AVERSANO CHERYL BROWN GERALD RICHARD& 15134 SW 96TH AVE LISA JOANNE TIGARD,OR 97224 15265 SW ALDERBROOK CT TIGARD,OR 97224 2S1 11 AC-04400 2511 1 AC-04000 BARKER WILMA G& BRUCE GEORGE W&VIRGINIA D BARKER JOAN D 17600 NE 230TH ST 14895 SW HEIDI CT BATTLE GROUND,WA 98604 TIGARD,OR 97224 • 2S1 11 D B-12700 2S1 11 DB-05400 BURGESS MARY B TRUSTEE CORNELL VESTA R TR 9420 SW LAKESIDE DR BY US BANK TRUST DEPT TIGARD,OR 97224 PO BOX 2840 SALEM,OR 97308 2S 111 D B-11000 2S 111 AC-05500 BURKLAND DORIS M TR CORNETT JOSEPH E JR&TAMMY L 15345 SW OAKTREE LN 14900 SW 92ND AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AD-13500 2S 111 D B-11800 CAMERON DUNCAN D&DEBORAH K DANFORTH WILLIAM H& 17984 FREDERICK LN DANFORTH KATHY E SHERWOOD,OR 97140 15205 SW 94TH AVE TIGARD,OR 97224 2S1 11 D B-03700 2S 111 D B-05900 CAMPBELL VIRGINIA LJDAVID DARCY MARIE ANNE 9160 SW SUMMERFIELD CT 15220 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-11400 2S 111 AC-05600 CARLSON BEULAH M DEBERNARDIS AMO TR&JESSIE G 15260 SW 94TH AVE 14930 SW 92ND AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 11 1 CA-11300 28 1 1 1 DB-14200 CAVAGNARO MARY ALICE TRUSTEE DIAZ GUADALUPE AND 9521 SW LAKESIDE DR BARBARA H TIGARD,OR 97224 65-1692 KOHALA MTN RD KAMUELA,HI 96743 25111 AD-14400 2S 111 AC-03800 CHIAPUZIO DOUGLAS S/BARBARA A DRAKE KATHLEEN A 14921 SW 91ST AVE 15005 SW LESLIE CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-03500 2S 111 DB-00200 CHORD BETTY S TRUSTEE DRUMM VIRGINIA K CO-TRS& 9100 SUMMERFIELD CT WEBBER CARLA CO-TRS TIGARD,OR 97224 15220 SW ALDERBROOK DR TIGARD,OR 97224 2S 111 D B-13900 2S 111 DB-04500 COCKS KEVIN M& FLAHERTY JOHN T& BRIDGMAN JAMIE G DOROTHY I TRUSTEES 15075 SW DAWN CT 15266 SW ALDERBROOK PL TIGARD,OR 97223 TIGARD,OR 97224 2S 111 DB-05800 2S 111 CA-11200 CONNER HELEN M TR FREAD JAMES R&DEBORAH J 15240 SW ALDERBROOK CT 9532 SW SATTLER ST TIGARD,OR 97224 TIGARD,OR 97223 2S111AD-14100 2S111CA-13200 FRIDAY ROBERT LYLE JR&SCHELLE HAMMER LEON C&KARIN 14957 SW 91ST AVE 9565 SW SATTLER TIGARD,OR 97223 TIGARD,OR 97224 2S111DA-10600 2S111AD-14300 GAILEY ALICE V HARBURY HENRY K& 15255 SW REGENT TERR SUSAN F PORTLAND,OR 97224 14933 SW 91ST AVE TIGARD,OR 97224 2S1 11 D B-03400 2S1 11 AD-13800 GARDNER KAREN G HARRIS ROBERT RAY 15315 SW ALDERBROOK DR 15061 SW 91ST AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 D B-04000 2S 111 CA-00100 GEORGE RUTH M TR HEISERMAN HAROLD H/ROBERTA TRS 9165 SW SUMMERFIELD CT 9457 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DA-10500 2S 111 DB-04900 GILLETTE SUSAN D HENKELMAN NORMAN B 15233 SW REGENT TERR 15207 SW ALDERBROOK PL TIGARD,OR 97224 TIGARD,OR 97224 2S 111 D B-12800 2S 111 AC-05800 GRAHAM HOWARD E/EVELYN E HESTON DIANNA NOEL BY LANI SAUNDERS 15010 SW 92ND AVE 16530 SE LADD CT TIGARD,OR 97223 MILWAUKIE,OR 97267 2S11 1 D B-05500 2S 111 D B-08400 GRAN JAMES E&MARIE A HILL MARION E 15390 SW ALDERBROOK CT 15370 SW OAKTREE LN TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 DB-00500 2S111013-03300 GRAY FRANCES D HILLMAN WENDY& 16280 SW ALDERBROOK DR PFEIFER RICHARD TIGARD,OR 97224 15335 SW ALDERBROOK DR TIGARD,OR 97224 2S 111 DB-12000 2S 111 DB-06500 GREENWOOD JO ANNE HODGES ANNE E 15225 SW 94TH 15285 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AC-04600 2S1 11 DB-06600 GRIFFITHS LARRY T&KATHY T HOLDEN EDWARD L&JACQUELIN J 14875 SW HEIDI CT 15295 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S111AD-13600 2S111DB-11300 HOUGHTON FAMILY LLC KLEEN HOWARD E&IVERNE TRS BY HOUGHTON RAYMOND C II& 15280 SW 94TH AVE CAROLYN B TIGARD,OR 97224 322 8TH ST LAKE OSWEGO,OR 97034 2S1 11 AD-13700 2S 111 DB-06300 HUBBELL KIMBERLY A REVOC TRUST KRAMER RUSSELL R/KATHERINE R BY HUBBELL KIMBERLY A TR 15245 SW ALDERBROOK CT 15073 SW 91ST AVE PORTLAND,OR 97224 TIGARD,OR 97224 2S 111 D B-12900 2S 111 CA-13000 (FORD JOHN REID& KRETZINGER MARK L AND SHIRLEY TAKKO MARY A 15070 SW 96TH AVE 15136 SW 96TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2 S 111 DB-05300 2S 111 D B-13800 JONES JOSEPH LYNN TRUSTEE KRIBS GORDAN J AND LINDA J 15293 SW ALDERBROOK PL 15085 SW DAWN CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 D B-11900 2S 111 DA-10400 JONES RICHARD NEWTON JR KRUMMANN DAVID C& 15215 SW 94TH AVE SYLVIA TIGARD,OR 97224 15211 SW REGENT TER TIGARD,OR 97223 2S 111 DB-04700 2S 11 1 DB-05600 KAUFMAN ELVIRA B KUBACK STANLEY A ETHEL L 15222 SW ALDERBROOK PLACE 15280 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 D B-05200 2S 111 DB-14100 KEENAN LYLE T& LACEY THOMAS R KEENON MARY ANN LACEY KARI 15271 SW ALDERBROOK PL 15070 SW 92ND AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AC-02802 2S1 11 AC-05700 KELLEHER PHILLIP M/BARABARAJ LAMMERS WAYNE P&CHERYL PO BOX 23023 14960 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97224 2S 111 DB-13300 2S 111 DB-06200 KESSLER JULIUS B TRUSTEE LANGE CONRAD PHILLIP& 9425 SW SATTLER ST LEOLA PEARL TIGARD,OR 97224 15225 SW ALDERBROOK CT TIGARD,OR 97224 2S1 11 DB-13400 2S1 11 DB-00600 KESSLER TILLIE A TRUSTEE LASSWELL JOHN E&SANDRA 9335 SW SATTLER ST 15300 SW ALDERBROOK DR TIGARD,OR 97224 TIGARD,OR 97224 • 2S 111 AC-04200 2S 111 CA-00104 LEWIS JAMES D/PAMELA L MCQUILKIN ROGER WARREN 14965 SW LESLIE CT 12160 SW HALLOW LN TIGARD,OR 97224 TIGARD,OR 97223 2S 111 D B-11700 2S 111 DA-10900 LINNE CARL A AND ELIANE L MERCHANT JOHN J&JAN M 15200 SW 94TH AVE 15309 SW REGENT TER TIGARD,OR 97224 TIGARD,OR 97223 2S 111 D B-04100 2S 111 AD-14000 LUCAS MARGARET C TRUST MILLER BOB M&CONNIE M 9135 SW SUMMERFIELD CT 15035 SW 91ST AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-13500 2S 111 DB-00300 LUCAS STEPHEN G MILLER GERALD W 9185 SW SATTLER ST 15240 SW ALDERBROOK TIGARD,OR 97224 TIGARD,OR 97224 25111 DA-10700 25111 DB-05700 LUDES SUZANNE MOEN MYRTLE E 15277 SW REGENT TER 15260 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-11200 2S111DB-11500 LUSCHER BENJAMIN W AND MOON MARY A&BRETT A TRS MARJORIE R 15240 SW 94TH AVE 9385 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97223 25111 DB-13200 2S 111 DB-03900 MARTIN TED E&SHARON L MOORE HENRY V TR& 9485 SW SATTLER ST PAULSON-MOORE PATRICIA C TR TIGARD,OR 97224 9195 SW SUMMERFIELD CT TIGARD,OR 97224 25111 CA-11100 2S 111 DB-11600 MATHEWS STEPHEN F/JANET C MORRIS ROBERT D AND 9564 SW SATTLER ST BERNICE K TIGARD,OR 97224 15220 SW 94TH TIGARD,OR 97224 2S 111 D B-05100 2S 111 D B-12600 MATTHES ALBERT J JR AND MORRISON ROY E&SUSAN MARY L PO BOX 771 15249 SW ALDERBROOK PL LA CENTER,WA 98629 TIGARD,OR 97224 2S 111 AD-13900 2S 111 DA-10800 MCELDOWNEY DAVID E&TAMARA F MULLEN ELIZABETH MOORE& 15049 SW 91ST AVE MULLEN DAVID E TIGARD,OR 97224 15299 SW REGENT TER TIGARD,OR 97223 2S 111 D B-05000 2S 111 DB-06100 NICHOLS DORIS L REQUA DOROTHY F 15227 SW ALDERBROOK PL 15205 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-00700 2S1 11 DB-13600 NIELSEN MELVIN S&BETTY J REYNOLDS WILLIAM T 15320 SW ALDERBROOK DR 15025 SW 92ND AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111DA-10300 2S111DB-03600 OLIVARES EMMANUEL M&RHEA A RICHEN SYLIVA M 9025 SW CORTLAND LN 9130 SW SUMMERFIELD CT TIGARD,OR 97224 TIGARD,OR 97224 2S111AC-05300 2S111CA-00106 OLSEN RICHARD B&LINDA K RISCOE ROSETTA A REV LIV TRUST 14850 SW 92ND AVE BY RISCOE ROSETTA A TRUSTEE TIGARD,OR 97224 9467 SW LAKESIDE DR TIGARD,OR 97224 2S111BD-00700 2S111DB-06000 PALMER CHARLES H AND ROBERSON MILDRED D TRUSTEE MARJORIE F BY KAREN DUDLEY 14980 SW 96TH 3113 GLEN AYRE LN NW TIGARD,OR 97224 OLYMPIA,WA 98502 2S111AC-04100 2S111BD-00403 PECK JANE ANN RODGERS KENNETH A AND 14975 SW LESLIE CT WANDA M TIGARD,OR 97224 14900 SW 96TH TIGARD,OR 97223 2S1 11 CA-05500 2S 111 CA-05600 PHELPS KEITH D/PHYLLIS E ROOKSTOOL GEORGE L AND 9450 SW LAKESIDE DR HELEN B TIGARD,OR 97223 9440 SW LAKESIDE DRIVE TIGARD,OR 97224 2S111DB-03000 2S111 DB-03100 PINKERTON DONALD H SCHIERMAN DANIEL D& VIRGINIA FRY SCHIERMAN ELDON C TRS 15355 SW ALDERBROOK CIRCLE 15335 SW ALDERBROOK CIR TIGARD,OR 97224 TIGARD,OR 97224 2S111BD-00407 2 11AC-02 1 POEHLER EDWARD CARL SC ISTRICT NO.23 MYRTLE J 14940 SW 96TH AVE TIGARD,OR 97223 2S111AD-14200 2S111AC-05900 QUAYLE MICHAEL M&WENDY S SIMON JULIE HOPE 14945 SW 91ST AVE PO BOX 23654 TIGARD,OR 97224 TIGARD,OR 97281 2S1 11 D B-08300 2S1 11 D B-04800 SIMS CECIL C&BILLIE J TAYLOR C JAMES&CLARICE L 15350 OAKTREE LN 15202 SW ALDERBROOK PL TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-12100 2S111DB-12500 SMITS DORIS G THOMPSON CAMILLE 15235 SW 94TH AVE 15285 SW 94TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111CA-13100 2S111CA-00102 SOUTHARD NOEL D&TERESA M TICHENOR ELDON A&SHARON 15168 SW 96TH AVE 9471 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AC-04800 111 AC-06500 STOCKMAN RESI Y TI D Y OF 14855 SW 92ND AVE 1312 HALL TIGARD,OR 97224 T ARD,0 97223 2S 111 DB-04300 2S 111 AC-04700 STREJC JUDY A& TREADWAY ROBERT B JR LIANG TANYA L 14865 SW HEIDI CT 15292 SW ALDERBROOK PL TIGARD,OR 97224 TIGARD,OR 97224 2 111 DB-1110 2S111DB-12400 SU E LD NO 10 VANKLEEK JAMES A&LANORE J OW F ALL LOTS 15275 SW 94TH AVE TIGARD,OR 97224 111 D B-0670 2S1 11 BD-00800 SU ER LD NO 7 VERGARA JOSE& OW S OF ALL LOTS REYNOSO GREGORIO 15030 SW 96TH AVE TIGARD,OR 97224 2S 111 AC-04300 2S 111 CA-00105 SWAFFORD ANNE A&DENNIS R WAARVICK TILVEN M&PATRICIA 17625 SW FREDERICK LN FAMILY TRUST SHERWOOD,OR 97140 9463 SW LAKESIDE DR TIGARD,OR 97224 2S1 11 D B-03800 2S 111 AC-03900 SWANK BEN I AND HELEN A WALKER CHARLES A JR AND 9190 SW SUMMERFIELD CT LINDA C TIGARD,OR 97224 14995 SW LESLIE COURT TIGARD,OR 97223 2S 111 CA-00101 2S 111 DB-03200 SYNOGROUND DARL L WINKLE ORVILLE B&CAROL T PO BOX 529 15345 SW ALDERBROOK DR LAKE OSWEGO,OR 97034 TIGARD,OR 97224 2S111DB-04400 WRAY CHARLES H&JUANITA N 15288 SW ALDERBROOK PL TIGARD,OR 97224 BEACON HOMES NORTHWEST, INC. ATTN: PETER KUSYK PO Box 407 WILSONVILLE, OR 97070 MULTI-TECH ENGINEERING SERVICES, INC. ATTN: JEFF BOLTON 1155 13TH STREET, S.E. SALEM, OR 97302 Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: November 27, 2002 1 PINEBROOK CITY of TIGARD / ... GEOGRAPHIC INFORMATION SYSTEM p A.. AREA NOTIFIED (500') ■ CK ST .11 ■ •\ ' FOR: SUB2003-00006 ■ I. t opp,1111Cr‘c "iimo„. ,A I RE: Updated Mailing Labels .q ARILYN CT �. Sul REILING S .� > co • ■ L iiII \ 1N O � on� rir r. mown .tmsre .mamN , ' iap.�iI�I'WESTI - mw lard s.TTL 1TTLER SATTLER Uw "'"'n 11aI8N8T MI .. � C� a SUMMERFIEL�. ... . ��• ► = O ■ 1 a� � !� 7� GRAVENSTIEN o� pi,„„„„, ALD _-:;•°Oka/ - • . �� ,,,.s�l► ollap s • 11-1 7 NZ 1111111111111111111111111 •• -►1 SW PIPPEN LN ,� 11 ii -�-- 0 100 200 300 400 Feet � .rtrses7Be -- if 1"-322 feet v MIMI a • 11111114144 !- .- City of Tigard•DR • .= _ Information On this map is for general location only and �� . should be verified with the Development Services Division. r- �� '■ ...� 77(503)639-4I7 21 3 N CO . �.� W 4 http:/AvAw.ci.tigard.or.us Plot date:Apr 29,2003;C:MagicWIAG1CO3.APR Community Development 2 111 CA-0120 2S111 AC-05400 AL B OK FARMS BARTLETT JAMES E&LISA A OW OF ALL LOTS 14880 SW 92ND 7223 TIGARD,OR 97224 2S 111 D B-12801 2S 111 DB-13100 ALLEN MARJORIE E TRUSTEE& BEGAN KENNETH R&SHEILA ALLEN MARJORIE E 9495 SW SATTLER 9400 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-12300 2S111DB-10900 ALSMAN RAMONA M TRUSTEE BEROUD E JOAN TRUSTEE 15265 SW 94TH AVE 15365 SW OAKTREE LN TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-14000 2S 111 CA-00103 ALZGAL JAMAL M& BISSETT JANET E TRUSTEE NISREEN M 9449 SW LAKESIDE DR 15065 SW DAWN CT TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-14300 2S111DB-13700 ARNETT JOAN L&MICHAEL G TRS BLOOM KRISTAL F 16995 SW ARBUTUS DR 15015 SW DAWN CT BEAVERTON,OR 97007 TIGARD,OR 97224 2S 111 D B-04200 2S 111 DB-12200 ASTRUP BERT R&JOYCE F BLUMENTHAL EDGAR 9105 SW SUMMERFIELD COURT 15255 SW 94TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-04600 2S 111 AC-04500 AUGER FREDRICK V&FRANCES J BORJA DIONISIO C& 15244 SW ALDERBROOK PL FLORES DELIA M TIGARD,OR 97224 14885 SW HEIDI CT TIGARD,OR 97224 2S 111 DB-00400 2S 111 D B-00100 AUNGIER ROBERT B&LOIS M TRS BRENNAN THOMAS W&PATRICIA A 15260 SW ALDERBROOK DR 15200 SW ALDERBROOK DR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-13000 2S 111 D B-06400 AVERSANO CHERYL BROWN GERALD RICHARD& 15134 SW 96TH AVE LISA JOANNE TIGARD,OR 97224 15265 SW ALDERBROOK CT TIGARD,OR 97224 2S 111 AC-04400 2S 111 AC-04000 BARKER WILMA G& BRUCE GEORGE W&VIRGINIA D BARKER JOAN D 17600 NE 230TH ST 14895 SW HEIDI CT BATTLE GROUND,WA 98604 TIGARD,OR 97224 2S 111 D B-12700 2S 111 D B-05400 BURGESS MARY B TRUSTEE CORNELL VESTA R TR 9420 SW LAKESIDE DR BY US BANK TRUST DEPT TIGARD,OR 97224 PO BOX 2840 SALEM,OR 97308 2S111DB-11000 2S111AC-05500 BURKLAND DORIS M TR CORNETT JOSEPH E JR&TAMMY L 15345 SW OAKTREE LN 14900 SW 92ND AVE TIGARD, OR 97224 TIGARD,OR 97224 2S111AD-13500 2S111DB-11800 CAMERON DUNCAN D&DEBORAH K DANFORTH WILLIAM H& 17984 FREDERICK LN DANFORTH KATHY E SHERWOOD, OR 97140 15205 SW 94TH AVE TIGARD,OR 97224 2S1 11 DB-03700 2S 111 DB-05900 CAMPBELL VIRGINIA L/DAVID DARCY MARIE ANNE 9160 SW SUMMERFIELD CT 15220 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 D B-11400 2S 111 AC-05600 CARLSON BEULAH M DEBERNARDIS AMO TR&JESSIE G 15260 SW 94TH AVE 14930 SW 92ND AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 CA-11300 2S 111 D B-14200 CAVAGNARO MARY ALICE TRUSTEE DIAZ GUADALUPE AND 9521 SW LAKESIDE DR BARBARA H TIGARD,OR 97224 65-1692 KOHALA MTN RD KAMUELA,HI 96743 2S111AD-14400 2S111AC-03800 CHIAPUZIO DOUGLAS S/BARBARA A DRAKE KATHLEEN A 14921 SW 91ST AVE 15005 SW LESLIE CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 DB-03500 2S 111 D B-00200 CHORD BETTY S TRUSTEE DRUMM VIRGINIA K CO-TRS& 9100 SUMMERFIELD CT WEBBER CARLA CO-TRS TIGARD, OR 97224 15220 SW ALDERBROOK DR TIGARD,OR 97224 2S 111 D B-13900 2 S 111 D B-04500 COCKS KEVIN M& FLAHERTY JOHN T& BRIDGMAN JAMIE G DOROTHY I TRUSTEES 15075 SW DAWN CT 15266 SW ALDERBROOK PL TIGARD,OR 97223 TIGARD,OR 97224 2S111DB-05800 25111CA-11200 CONNER HELEN M TR FREAD JAMES R&DEBORAH J 15240 SW ALDERBROOK CT 9532 SW SATTLER ST TIGARD,OR 97224 TIGARD,OR 97223 2S 111 AD-14100 2S 111 CA-13200 FRIDAY ROBERT LYLE JR&SCHELLE HAMMER LEON C&KARIN 14957 SW 91ST AVE 9565 SW SATTLER TIGARD,OR 97223 TIGARD,OR 97224 2S 111 DA-10600 2S 111 AD-14300 GAILEY ALICE V HARBURY HENRY K& 15255 SW REGENT TERR SUSAN F PORTLAND, OR 97224 14933 SW 91ST AVE TIGARD,OR 97224 2S1 11 D B-03400 2S1 11 AD-13800 GARDNER KAREN G HARRIS ROBERT RAY 15315 SW ALDERBROOK DR 15061 SW 91ST AVE TIGARD, OR 97224 TIGARD,OR 97224 2S1 1 1 D B-04000 2S1 11 CA-00100 GEORGE RUTH M TR HEISERMAN HAROLD H/ROBERTA TRS 9165 SW SUMMERFIELD CT 9457 SW LAKESIDE DR TIGARD, OR 97224 TIGARD,OR 97224 2S1 11 DA-10500 2S1 11 D B-04900 GILLETTE SUSAN D HENKELMAN NORMAN B 15233 SW REGENT TERR 15207 SW ALDERBROOK PL TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 DB-12800 2S 111 AC-05800 GRAHAM HOWARD E/EVELYN E HESTON DIANNA NOEL BY LANI SAUNDERS 15010 SW 92ND AVE 16530 SE LADD CT TIGARD,OR 97223 MILWAUKIE, OR 97267 25111 DB-05500 2S1 11 DB-08400 GRAN JAMES E&MARIE A HILL MARION E 15390 SW ALDERBROOK CT 15370 SW OAKTREE LN TIGARD, OR 97224 TIGARD,OR 97224 2S 1 1 1 DB-00500 2S 111 DB-03300 GRAY FRANCES D HILLMAN WENDY& 16280 SW ALDERBROOK DR PFEIFER RICHARD TIGARD, OR 97224 15335 SW ALDERBROOK DR TIGARD,OR 97224 2S1 11 D B-12000 2S 111 D B-06500 GREENWOOD JO ANNE HODGES ANNE E 15225 SW 94TH 15285 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S1 1 1 AC-04600 2S1 11 D B-06600 GRIFFITHS LARRY T&KATHY T HOLDEN EDWARD L&JACQUELIN J 14875 SW HEIDI CT 15295 SW ALDERBROOK CT TIGARD, OR 97224 TIGARD,OR 97224 2S111AD-13600 2S111DB-11300 HOUGHTON FAMILY LLC KLEEN HOWARD E&IVERNE TRS BY HOUGHTON RAYMOND C II & 15280 SW 94TH AVE CAROLYN B TIGARD,OR 97224 322 8TH ST LAKE OSWEGO,OR 97034 2S1 11 AD-13700 2S1 11 DB-06300 HUBBELL KIMBERLY A REVOC TRUST KRAMER RUSSELL R/KATHERINE R BY HUBBELL KIMBERLY A TR 15245 SW ALDERBROOK CT 15073 SW 91ST AVE PORTLAND,OR 97224 TIGARD,OR 97224 2S111DB-12900 2S111CA-13000 IFORD JOHN REID& KRETZINGER MARK L AND SHIRLEY TAKKO MARY A 15070 SW 96TH AVE 15136 SW 96TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S111DB-05300 2S111DB-13800 JONES JOSEPH LYNN TRUSTEE KRIBS GORDAN J AND LINDA J 15293 SW ALDERBROOK PL 15085 SW DAWN CT TIGARD,OR 97224 TIGARD,OR 97224 25111 DB-1 1900 2S111 DA-10400 JONES RICHARD NEWTON JR KRUMMANN DAVID C& 15215 SW 94TH AVE SYLVIA TIGARD, OR 97224 15211 SW REGENT TER TIGARD,OR 97223 2S1 11 DB-04700 2S1 11 DB-05600 KAUFMAN ELVIRA B KUBACK STANLEY A ETHEL L 15222 SW ALDERBROOK PLACE 15280 SW ALDERBROOK CT TIGARD, OR 97224 TIGARD,OR 97224 2S111DB-05200 2S111D8-14100 KEENAN LYLE T& LACEY THOMAS R KEENON MARY ANN LACEY KARI 15271 SW ALDERBROOK PL 15070 SW 92ND AVE TIGARD, OR 97224 TIGARD,OR 97224 23111AC-02802 2S111AC-05700 KELLEHER PHILLIP M/BARABARAJ LAMMERS WAYNE P&CHERYL PO BOX 23023 14960 SW 92ND AVE TIGARD,OR 97223 TIGARD,OR 97224 2S111DB-13300 2S111DB-06200 KESSLER JULIUS B TRUSTEE LANGE CONRAD PHILLIP& 9425 SW SATTLER ST LEOLA PEARL TIGARD, OR 97224 15225 SW ALDERBROOK CT TIGARD,OR 97224 2S111DB-13400 2S111DB-00600 KESSLER TILLIE A TRUSTEE LASSWELL JOHN E&SANDRA 9335 SW SATTLER ST 15300 SW ALDERBROOK DR TIGARD,OR 97224 TIGARD,OR 97224 2S111AC-04200 2S111CA-00104 LEWIS JAMES D/PAMELA L MCQUILKIN ROGER WARREN 14965 SW LESLIE CT 12160 SW HALLOW LN TIGARD,OR 97224 TIGARD,OR 97223 2S111DB-11700 2S111DA-10900 LINNE CARL A AND ELIANE L MERCHANT JOHN J&JAN M 15200 SW 94TH AVE 15309 SW REGENT TER TIGARD,OR 97224 TIGARD,OR 97223 2S111DB-04100 2S111AD-14000 LUCAS MARGARET C TRUST MILLER BOB M&CONNIE M 9135 SW SUMMERFIELD CT 15035 SW 91ST AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-13500 2S111DB-00300 LUCAS STEPHEN G MILLER GERALD W 9185 SW SATTLER ST 15240 SW ALDERBROOK TIGARD, OR 97224 TIGARD,OR 97224 2S111DA-10700 2S111DB-05700 LUDES SUZANNE MOEN MYRTLE E 15277 SW REGENT TER 15260 SW ALDERBROOK CT TIGARD, OR 97224 TIGARD,OR 97224 2S 111 DB-1 1200 2S 111 DB-11500 LUSCHER BENJAMIN W AND MOON MARY A&BRETT A TRS MARJORIE R 15240 SW 94TH AVE 9385 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97223 25111 DB-13200 25111 DB-03900 MARTIN TED E&SHARON L MOORE HENRY V TR& 9485 SW SATTLER ST PAULSON-MOORE PATRICIA C TR TIGARD,OR 97224 9195 SW SUMMERFIELD CT TIGARD,OR 97224 2S111CA-11100 2S111DB-11600 MATHEWS STEPHEN F/JANET C MORRIS ROBERT D AND 9564 SW SATTLER ST BERNICE K TIGARD,OR 97224 15220 SW 94TH TIGARD,OR 97224 28111:n3-051N 2S111DB-12600 MATTHES ALBERT J JR AND MORRISON ROY E&SUSAN MARY L PO BOX 771 15249 SW ALDERBROOK PL LA CENTER,WA 98629 TIGARD, OR 97224 2S 111 AD-13900 25111 DA-10800 MCELDOWNEY DAVID E&TAMARA F MULLEN ELIZABETH MOORE& 15049 SW 91ST AVE MULLEN DAVID E TIGARD, OR 97224 15299 SW REGENT TER TIGARD,OR 97223 2S111DB-05000 2S111DB-06100 NICHOLS DORIS L REQUA DOROTHY F 15227 SW ALDERBROOK PL 15205 SW ALDERBROOK CT TIGARD, OR 97224 TIGARD,OR 97224 2S1 11 DB-00700 2S 111 DB-13600 NIELSEN MELVIN S&BETTY J REYNOLDS WILLIAM T 15320 SW ALDERBROOK DR 15025 SW 92ND AVE TIGARD, OR 97224 TIGARD,OR 97224 2S111DA-10300 2S111DB-03600 OLIVARES EMMANUEL M&RHEA A RICHEN SYLIVA M 9025 SW CORTLAND LN 9130 SW SUMMERFIELD CT TIGARD, OR 97224 TIGARD,OR 97224 2S 111 AC-05300 25111 CA-00106 OLSEN RICHARD B&LINDA K RISCOE ROSETTA A REV LIV TRUST 14850 SW 92ND AVE BY RISCOE ROSETTA A TRUSTEE TIGARD,OR 97224 9467 SW LAKESIDE DR TIGARD,OR 97224 2S111BD-00700 25111DB-06000 PALMER CHARLES H AND ROBERSON MILDRED D TRUSTEE MARJORIE F BY KAREN DUDLEY 14980 SW 96TH 3113 GLEN AYRE LN NW TIGARD,OR 97224 OLYMPIA,WA 98502 2S 11 1 AC-04100 2S 1 11 B D-00403 PECK JANE ANN RODGERS KENNETH A AND 14975 SW LESLIE CT WANDA M TIGARD, OR 97224 14900 SW 96TH TIGARD,OR 97223 2S1 11 CA-05500 2S 111 CA-05600 PHELPS KEITH D/PHYLLIS E ROOKSTOOL GEORGE L AND 9450 SW LAKESIDE DR HELEN B TIGARD,OR 97223 9440 SW LAKESIDE DRIVE TIGARD,OR 97224 2S 111 D B-03000 2S 111 D B-03100 PINKERTON DONALD H SCHIERMAN DANIEL D& VIRGINIA FRY SCHIERMAN ELDON C TRS 15355 SW ALDERBROOK CIRCLE 15335 SW ALDERBROOK CIR TIGARD,OR 97224 TIGARD,OR 97224 2S 111 BD-00407 2 11 AC-02 1 POEHLER EDWARD CARL SC (STRICT NO.23 MYRTLE J 14940 SW 96TH AVE TIGARD,OR 97223 2S1 11 AD-14200 2S1 11 AC-05900 QUAYLE MICHAEL M&WENDY S SIMON JULIE HOPE 14945 SW 91ST AVE PO BOX 23654 TIGARD,OR 97224 TIGARD,OR 97281 2S111DB-08300 2S111DB-04800 SIMS CECIL C&BILLIE J TAYLOR C JAMES&CLARICE L 15350 OAKTREE LN 15202 SW ALDERBROOK PL TIGARD, OR 97224 TIGARD,OR 97224 2S 111 DB-12100 2S 111 DB-12500 SMITS DORIS G THOMPSON CAMILLE 15235 SW 94TH AVE 15285 SW 94TH AVE TIGARD, OR 97224 TIGARD,OR 97224 2S 111 CA-13100 2S 111 CA-00102 SOUTHARD NOEL D&TERESA M TICHENOR ELDON A&SHARON 15168 SW 96TH AVE 9471 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AC-04800 11 1 AC-06500 STOCKMAN RESI Y TI D Y OF 14855 SW 92ND AVE 1312 HALL TIGARD,OR 97224 T ARD,0 97223 2S111DB-04300 2S111AC-04700 STREJC JUDY A& TREADWAY ROBERT B JR LIANG TANYA L 14865 SW HEIDI CT 15292 SW ALDERBROOK PL TIGARD,OR 97224 TIGARD, OR 97224 2 111 DB-1 110 2S111DB-12400 SU E LD NO 10 VANKLEEK JAMES A&LANORE J OW F ALL LOTS 15275 SW 94TH AVE TIGARD,OR 97224 111 D B-06700 2S1 11 B D-00800 SU ER LD NO 7 VERGARA JOSE& OW S OF ALL LOTS REYNOSO GREGORIO 15030 SW 96TH AVE TIGARD,OR 97224 2S111AC-04300 2S111CA-00105 SWAFFORD ANNE A&DENNIS R WAARVICK TILVEN M&PATRICIA 17625 SW FREDERICK LN FAMILY TRUST SHERWOOD,OR 97140 9463 SW LAKESIDE DR TIGARD,OR 97224 2S111DB-03800 2S111AC-03900 SWANK BEN I AND HELEN A WALKER CHARLES A JR AND 9190 SW SUMMERFIELD CT LINDA C TIGARD,OR 97224 14995 SW LESLIE COURT TIGARD,OR 97223 2S111CA-00101 2S111DB-03200 SYNOGROUND DARL L WINKLE ORVILLE B&CAROL T PO BOX 529 15345 SW ALDERBROOK DR LAKE OSWEGO, OR 97034 TIGARD,OR 97224 25111 DB-04400 WRAY CHARLES H&JUANITA N 15288 SW ALDERBROOK PL TIGARD,OR 97224 Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esau PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setupllabels\CIT South.doc) UPDATED: November 27, 2002 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD CITY OF TIGARD TIGARD, OREGON 91223 Community(Deve!opine nt SFiaping A Better community PHONE: 503-639-4111 FAX 503-684-1291 (Attn: Patty/Planning) R PROPERTY OW g MAIL: Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: .t5///04'/-*-5/7/C)0 INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be submitted and deemed complete by the Planning Division within 3 months from this request.) NAME OF CONTACT PERSON: PHONE: This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that will be placed in "Will Call' by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* `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= $/4x .1-- sets= 42' 2 sheets of labels x$2/sheet for CIT area x 2 sets= $ 4.00 //j) sheet(s)of labels x$2/sheet for CIT area=$ _---sets= �1 GENERATE LIST =$11.00 / GENERATE LIST =$ TOTAL =$31.00 �� TOTAL - ,j 1 1 f! PINEBROOK CITY of TIGARD J II r_� .. '3 i°"APN IC INFORMATION SYSTEM AREA NOTIFIED (5000 L ,,_ O K ST 14.--�---Vita - _ III.111641kIlitsx limo Q ARILYN CT `w«' FOR: Jeff Bolton Ib nwCwY« °' ::n■.«,« a1::LESLIE n„■«twE �. RE: 1S I I I DB, 1 3400 CT ¢mnn«w I ,tllk a. Yntcw«c Ytmlcwitw■ARMEL T �� �` Cwt«atI1CAY7EN ���'. .".: `— Property owner information IIIIIN --- rnr n^*'°"'II DAWN _ is valid for 3 months from N1111111111. oafs '--- -C-T I 1 C'. W EST I _ . the date pri�,ed on this map. S FILE Sr ®� 1 cow J �� /( — .. . J hip MI too � e �-- UMMERFIEL�±��»��� Sw •� '►D � ��1.• d. ► t„cetw irSATTLIIIIIER ��.., 1U00 tf 0 I.. r5>f E ■. 441 RI lik ��i�.t ,x«■, µ �I_ r GRAVENSIIEN LN s�� T� a-!: :Ci, - 1I It. / m &* --.��. ■n1.- N 111.1”,4 all ..�� SW PIP•PE■• --_ '. .�■■ 0 100 200 Feet Off\ - ...■.� ::::Tigard L 11■$°2- ,. immooll 44. NI' — ■iliN III DR _ ��- ' f . ! I Info a n o his map is for general location only and 111 ilipv■k �..,__, should Seri ed with the Development Services Division. I. t'_ I 3125 SW Hall Blvd �t'il — - . OR 97223 F,� • �I-- _ (503) 4171 ��--- 1 �� �' ht�9/wwwCi. .OL16 Community Development Plot date:Dec 5,2002;C:\ 4/46 03 2S 111 CA-012'- 2S 111 DB-13100 AL' RB'•OK FARMS BEGAN KENNETH R&SHEILA OW► • ' OF ALL LOTS 9495 SW SATTLER , '•7223 TIGARD,OR 97224 2S111DB-12801 2S111DB-10900 ALLEN MARJORIE E TRUSTEE& BEROUD E JOAN TRUSTEE ALLEN MARJORIE E 15365 SW OAKTREE LN 9400 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97224 j 2S111DB-12300 2S111CA-00103 ALSMAN RAMONA M TRUSTEE BISSETT JANET TRUSTEE 15265 SW 94TH AVE 9449 SW LAKE'IDE DR TIGARD, OR 97224 TIGARD,OR :7224 2S111DB-14000 211AC 2802 ALZGAL JAMAL M& BLAK 'USSELL&CIND J NISREEN M 1482: SW 92ND AVE 15065 SW DAWN CT TI •RD,OR 97223 TIGARD, OR 97224 2S111DB-14300 2S111DB-13700 ARNETT JOAN L& MICHAEL G TRS BLOOM KRISTAL F 16995 SW ARBUTUS DR 15015 SW DAWN CT BEAVERTON,OR 97007 TIGARD,OR 97224 2S111DB-04200 25111::-12200 ASTRUP BERT R&JOYCE F BLUME HAL EDGAR 9105 SW SUMMERFIELD COURT 15255 SW • TH AVE TIGARD,OR 97224 TIGARD,OR 24 2S11108-04600 2S111AC-04500 AUGER FREDRICK V&FRANCES J BORJA DIONISIO C& 15244 SW ALDERBROOK PL FLORES DELIA M TIGARD,OR 97224 14885 SW HEIDI CT TIGARD,OR 97224 2S 111 D B-00400 2S 111 D B-00100 AUNGIER ROBERT B& LOIS M TRS BRENNAN THOMAS W&PATRICIA A 15260 SW ALDERBROOK DR 15200 SW ALDERBROOK DR TIGARD, OR 97224 TIGARD,OR 97224 2S1 1 1 AC-04400 2S1 11 D B-06400 BARKER WILMA G& BROWN GERALD RICHARD& BARKER JOAN D LISA JOANNE 14895 SW HEIDI CT 15265 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2511 1 AC-05400 2S1 11 AC-04000 BARTLETT JAMES E&LISA A BRUCE GEORGE W&VIRGINIA D 14880 SW 92ND 14985 SW LESLIE CT TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-12700 2S 111 AC-05500 BURGESS MARY B TRUSTEE CORNETT JOSEPH E JR&TAMMY L 9420 SW LAKESIDE DR 14900 SW 92ND AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-11000 2S111 DA-10700 BURKLAND DORIS M TR DAHM ERIC • &BERET QUELLO 15345 SW OAKTREE LN 15277 SW R'GENT TER TIGARD,OR 97224 TIGARD,0• 97224 2S111AD-13500 2S111DB 11800 CAMERON DUNCAN D&DE:•RAH K DANFS'TH WILLIAM H& 15119 SW 91ST DANF'IRTH KATHY E TIGARD, OR 97224 1520', SW 94TH AVE TIG RD,OR 97224 2S111DB-11400 2'111DB-05900 CARLSON BEULAH M IARCY MARIE ANNE 15260 SW 94TH AVE 5220 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 CA-11300 2S 111 AC-05600 CAVAGNARO MARY ALICE TRUSTEE DEBERNARDIS AMO TR&JESSIE G 9521 SW LAKESIDE DR 14930 SW 92ND AVE TIGARD,OR 97224 TIGARD,OR 97224 23 11 1 AD-14400 2S 1 11 D8-14200 CHIAPUZIO DOUGLAS S/BARBARA A DIAZ GUADALUPE AND 14921 SW 91ST AVE BARBARA H TIGARD,OR 97224 65-1692 KOHALA MTN RD KAMUELA, HI 96743 2S111DB-03500 2S11 •.0-03800 CHORD BETTY S TRUSTEE DRAKE •THLEEN A 9100 SUMMERFIELD CT 15005 SW . SLIE CT TIGARD, OR 97224 TIGARD,OR ' 224 2S111DB-13900 2 111 DB-002' COCKS KEVIN M& D M V -GI • • K CO- BRIDGMAN JAMIE G WE ; CARL• 631-TR• 15075 SW DAWN CT 152 0 ' ALDE"BROO P' TIGARD,OR 97223 TI R•,OR 97 24 2S111DB-05800 2S111DB-13000 CONNER HELEN M TR 4 ELLIOTT LESLIE F 15240 SW ALDERBROOK CT 15134 SW 96TH AVE TIGARD,OR 97224 -•'', e 4 2S111DB-05400 2S111DB-04500 CORNELL VESTA R TR FLAHERTY JOHN T& 15297 SW ALDERBROOK PLACE DOROTHY I TRUSTEES TIGARD, OR 97224 15266 SW ALDERBROOK PL TIGARD,OR 97224 2S111CA-11200 2S111AC-04600 FREAD JAMES R&DEBORAH J GRIFFITHS LARRY T&KATHY T 9532 SW SATTLER ST 14875 SW HEIDI CT TIGARD, OR 97223 TIGARD,OR 97224 2S111AD-14100 2S111CA-13200 FRIDAY ROBERT LYLE JR&SCHELLE AMMER LEON C&KARIN 14957 SW 91ST AVE 9565 SW SATTLER TIGARD, OR 97223 TIGARD,OR 97224 2S111 DA-10600 25111 AD-14300 GAILEY ALICE V HARBURY HENRY K& 15255 SW REGENT TERR SUSAN F PORTLAND,OR 97224 14933 SW 91ST AVE TIGARD,OR 97224 2S1 11 D B-03400 25111 AD-13800 GARDNER KAREN G HARRIS ROBERT R' 15315 SW ALDERBROOK DR 15061 SW 91ST A TIGARD, OR 97224 TIGARD,OR 97 4 2S111DB-04000 2S111CA-01100 GEORGE RUTH M TR HEISE' AN HAROLD H/ROBERTA TRS 9165 SW SUMMERFIELD CT 9457 ' LAKESIDE DR TIGARD, OR 97224 TIG -D,OR 97224 2S111DA-10500 2S111DB-04900 GILLETTE SUSAN D HENKELMAN NORMAN B 15233 SW REGENT TERR 15207 SW ALDERBROOK PL TIGARD,OR 97224 IGARD,OR 97224 2S111DB-12800 2S1 'AC-05800 GRAHAM HOWARD E/EVELYN E HES •N DIANNA NOEL BY LANI SAUNDERS 15010 •W 92ND AVE 16530 SE LADD CT TIGARD OR 97223 MILWAUKIE,OR 97267 2S 111 D B-05500 2S11 1 D B-0840 1 GRAN JAMES E&MARIE A HILL MARION 15390 SW ALDERBROOK CT 15370 SW OAK •EE LN TIGARD, OR 97224 TIGARD,OR 972 2S111DB-00500 2S111DB-03300 GRAY FRANCES D HILLMAN WENDY& 16280 SW ALDERBROOK DR PFEIFER RICHARD TIGARD,OR 97224 15335 SW ALDERBROOK DR TIGARD,OR 97224 2S111DB-12000 2S111DB-06500 GREENWOOD JO ANNE HODGES ANNE E 15225 SW 94TH 15285 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97224 25111 DB-06600 2S111DB-11300 HOLDEN EDWARD L&JACQUELIN J KLEEN HOWARD E&IVERNE TRS 15295 SW ALDERBROOK CT 15280 SW 94TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 AD-13600 2S1 11 DB-06300 HOUGHTON FAMILY LLC KRAMER RUSSELL R/KATHERINE R BY HOUGHTON RAYMOND C II& 15245 SW ALDERBROOK CT CAROLYN B PORTLAND,OR 97224 322 8TH ST LAKE OSWEGO,OR 97034 25111 AD-13700 2S 111 CA-13000 HUBBELL KIMBERLY A REVOC TRUST KRETZINGER MARK L AND BY HUBBELL KIMBERLY A TR TAKKO MARY A 15073 SW 91ST AVE 15136 SW 96TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S111DB-12900 2S111DB-13800 IFORD JOHN REID& KRIBS GORDAN J AND LI DA J SHIRLEY 15085 SW DAWN CT 15070 SW 96TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111D B-05300 2S 111 DA-10400 JONES JOSEPH LYNN TRUSTEE KRUMMANN DA D C& 15293 SW ALDERBROOK PL SYLVIA TIGARD,OR 97224 15211 SW R ENT TER TIGARD,O' 97223 2S111DB-11900 2S111D; 85600 JONES RICHARD NEWTON JR KUB• K STANLEY A ETHEL L 15215 SW 94TH AVE • -• SW ALDERBROOK CT TIGARD,OR 97224 T '•RD,OR 97224 2S111DB-04700 2S111DB-14 '0 KAUFMAN ELVIRA B LACEY THO •,S R 15222 SW ALDERBROOK PLACE LACEY KARI TIGARD,OR 97224 15070 SW 92ND A E TIGARD,OR 97224 2S 111 DB-05200 2S 111 AC-05700 KEENAN LYLE T& LAMMERS WAYNE P&C •RYL KEENON MARY ANN 14960 SW 92ND AVE 15271 SW ALDERBROOK PL TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-13300 2S111D B-06200 KESSLER JULIUS B TRUSTEE LANGE CONRAD PHILLIP& 9425 SW SATTLER ST LEOLA PEARL TIGARD,OR 97224 15225 SW ALDERBROOK CT TIGARD,OR 97224 2S111DB-13400 25111 DB-00600 KESSLER TILLIE A TRUSTEE LASSWELL JOHN E&SANDRA 9335 SW SATTLER ST 15300 SW ALDERBROOK DR TIGARD,OR 97224 TIGARD,OR 97224 2S111AC-04200 2S111AD-14000 LEWIS JAMES D/PAMELA L MILLER BOB M&CONNIE M 14965 SW LESLIE CT 15035 SW 91ST AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-11700 2S111DB-00300 LINNE CARL A AND ELIANE L MILLER GERALD W 15200 SW 94TH AVE 15240 SW ALDERBROOK TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-04100 2S111DB-05700 LUCAS MARGARET C TRUST MOEN MYRTLE E 9135 SW SUMMERFIELD CT 15260 SW ALDERBROOK CT TIGARD,OR 97224 TIGARD,OR 97 4 2S111DB-13500 2S111DB 1500 LUCAS STEPHEN G MOO■ MARY A&BRETT A TRS 9185 SW SATTLER ST 15 •0 SW 94TH AVE TIGARD,OR 97224 GARD,OR 97224 2S111DB-11200 2S111DB-03900 LUSCHER BENJAMIN W AND MOORE HENRY V TR& MARJORIE R PAULSON-MOORE PATRICIA C TR 9385 SW LAKESIDE DR 9195 SW SUMMERFIELD CT TIGARD,OR 97223 TIGARD,OR 97224 2S111DB-13200 2S11106-11600 MARTIN TED E&SHARON L •RRIS ROBERT D AND 9485 SW SATTLER ST BE'' ICE K TIGARD,OR 97224 1522. W 94TH TIGARD, SR 97224 2S111DB-05100 2S111DB-12600 MATTHES ALBERT J JR AND MORRISON ROY • &SUSAN MARY L PO BOX 771 15249 SW ALDERBROOK PL LA CENTER,WA 9862• TIGARD,OR 97224 2S 111 AD-13900 23 111 DA-10800 MCELDOWNEY DAVID E&TAMAR, F MULLEN ELIZABETH MOORE& 15049 SW 91ST AVE MULLEN DAVID E TIGARD,OR 97224 15299 SW REGENT TER TIGARD,OR 97223 2S 111 CA-00104 2S111DB-05000 MCQUILKIN ROGER WARREN NICHOLS DORIS L 12160 SW HALLOW LN 15227 SW ALDERBROOK PL TIGARD,OR 97223 TIGARD,OR 97224 2S111DA-10900 2S111DB-00700 MERCHANT JOHN J&JAN M NIELSEN MELVIN S&BETTY J 15309 SW REGENT TER 15320 SW ALDERBROOK DR TIGARD,OR 97223 TIGARD,OR 97224 2S1 11 DA-10300 2S 111 D B-03600 OLIVARES EMMANUEL M&RHEA A RICHEN SYLIVA M 9025 SW CORTLAND LN 9130 SW SUMMERFIELD CT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AC-05300 2S 111 CA-00106 OLSEN RICHARD B&LINDA K RISCOE ROSETTA A REV LIV TRUST 14850 SW 92ND AVE BY RISCOE ROSETTA A TRUSTEE TIGARD,OR 97224 9467 SW LAKESIDE DR TIGARD,OR 97224 2S1 11 B D-00700 2S1 11 D B-06000 PALMER CHARLES H AND ROBERSON MILDRED D TRUS• E MARJORIE F BY KAREN DUDLEY 14980 SW 96TH 3113 GLEN AYRE LN NW TIGARD, OR 97224 OLYMPIA,WA 98502 2S111AC-04100 2S111 BD-00403 PECK JANE ANN RODGERS KE I ETH A AND 14975 SW LESLIE CT WANDA M TIGARD, OR 97224 14900 SW '.TH TIGARD •R 97223 2S 111 CA-05500 2S 1CA-05600 PHELPS KEITH D/PHYLLIS E r•OKSTOOL GEORGE L AND 9450 SW LAKESIDE DR HELEN B TIGARD,OR 97223 9440 SW LAKESIDE DRIVE TIGARD,OR 97224 2S 1 11 D B-03000 2S 111 D B-03100 PINKERTON DONALD H SCHIERMAN DANIEL D& VIRGINIA FRY SCHIERMAN ELDON C TRS 15355 SW ALDERBROOK CIRCLE 15335 SW ALDERBROOK CIR TIGARD,OR 97224 GARD,OR 97224 2S111BD-00407 2S111• -029' POEHLER EDWARD CARL SC' •OI•.ISTRICT NO.23 MYRTLE J , • 14940 SW 96TH AVE TIGARD,OR 97223 2S1 11 AD-14200 2S1 1 1 AC-05900 QUAYLE MICHAEL M&WENDY S SIMON JULIE HOPE 14945 SW 91ST AVE PO BOX 23654 TIGARD,OR 97224 TIGARD,OR 97281 2S1 11 DB-06100 2S111DB-08300 REQUA DOROTHY F SIMS CECIL C&BILLIE J 15205 SW ALDERBROOK CT 15350 OAKTREE LN TIGARD,OR 97224 TIGARD,OR 97224 2S111DB-13600 2S111DB-12100 REYNOLDS WILLIAM T SMITS JACK L&DORIS G 15025 SW 92ND AVE 15235 SW 94TH AVE TIGARD,OR 97224 TIGARD,OR 97224 • 2S 111 CA-13100 11 CA-11100 SOUTHARD NOEL D&TERESA M THORNBURG PHILIP B&BARBARA J 15168 SW 96TH AVE 9564 SW SATTLER ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AC-04800 2S 111 CA-00102 STOCKMAN RESI Y TICHENOR ELDON A&SHARON 14855 SW 92ND AVE 9471 SW LAKESIDE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 1 1 1 DB-04300 2S 111 AC-065's' STREJC JUDY A& TI • "D ' OF LIANG TANYA L 131 i ALL 15292 SW ALDERBROOK PL T ARD OR '7223 TIGARD,OR 97224 2S1 11 DB-11100 2S1 1AC-04700 S ME IELD NO 10 T' ADWAY ROBERT B JR OW S OF ALL LOTS •865 SW HEIDI CT IGARD,OR 97224 2S 11DB-067 0 2S111DB-12400 SU E ELD NO 7 VANKLEEK JAMES A&LANORE J OW S OF ALL LOTS 15275 SW 94TH AVE TIGARD,OR 97224 2S 111 AC-04300 111 B D-00800 SWAFFORD ANNE A&DENNIS R V—GARA JOSE& 17625 SW FREDERICK LN REY OSO GREGORIO SHERWOOD,OR 97140 15030 96TH AVE TIGARD, oR 97224 2S 1 11 D B-03800 2S 111 CA-00105 • SWANK BEN I AND HELEN A WAARVICK TILV M&PATRICIA 9190 SW SUMMERFIELD CT FAMILY TRUST TIGARD,OR 97224 9463 SW LAKESIDE D- TIGARD,OR 97224 23 111 CA-00101 2S 111 AC-03900 SYNOGROUND DARL L WALKER CHARLES A JR AND PO BOX 529 LINDA C LAKE OSWEGO,OR 97034 14995 SW LESLIE COURT TIGARD,OR 97223 2S1 11 DB-04800 25111 DB-03700 TAYLOR C JAMES&CLARICE L WILSON ROBERT H EDITH L 15202 SW ALDERBROOK PL PO BOX 23031 TIGARD,OR 97224 TIGARD,OR 97281 2S 111 DB-12500 2S 11 1 DB-03200 THOMPSON CAMILLE WINKLE ORVILLE B&CAROL T 15285 SW 94TH AVE 15345 SW ALDERBROOK DR TIGARD,OR 97224 TIGARD,OR 97224 2S 11D'-0. ii WRAY % '/&J ANITA N r R K PL TIGA' 0• 4° Jack Biethan Josh Thomas 11023 SW Summerfield Drive, #4 10395 SW Bonanza Tigard, OR 97224 Tigard, OR 97224 Kristen Miller 8940 SW Edgewood Street Tigard, OR 97223 Paul Owen 10335 SW Highland Drive Tigard, OR 97224 Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 Tim Esav PO Box 230695 Tigard, OR 97281 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Ross Sundberg 16382 SW 104th Avenue Tigard, OR 97224 Brian Wegener 9830 SW Kimberly Drive Tigard, OR 97224 J. Dyar 10430 SW Century Oak Drive Tigard, OR 97224 Rex Caffall 13205 SW Village Glenn Tigard, OR 97223 CITY OF TIGARD - SOUTH CIT SUBCOMMITTEE (pg. I of I) (i:lcurpin\setup\labels\CIT South.doc) UPDATED: November 27, 2002 • CITY OF TIGARD • 'COMMUNITY DEVELOPMENT DEPARTMENT f2�'�r°Z PLANNING DIVISION CITY OFTIGARD Community Development 13125 SW HALL BOULEVARD Shaping Better Community TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX 503-684-7297(Attn: Patty or Shirley/Planning) REUUE&T FOR, .JO ' NER MAILING IST 5001001: . , Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): �L. 40 5 1 11 . E INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: —3 (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) NAME OF CONTACT PERSON: Je FT -M„ I l /T-c�, PHONE:( i 36 z7 Z 7 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 in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE—TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* * * COST FOR THIS REQUEST * * , p _4__ sheets of labels x $2/sheet = $S40 x 1_ sets = $16.00 _ sheet(s) of labels x $2/sheet = $ f x J? sets = $`t>4 .1_ sheets of labels x $2/sheet for(IT area x sets = $ 4.00 / sheet(s) of labels x $2/sheet for CIT area = $ -.x sets = S GENERATE LIST = $11,00 GENERATE LIST = TOTAL = $31-00 TOTAL = $C.5 J Zs I II01 - Y "/ Y Y k Y Y \ ( X Y Y X X 'C \ \ V T • , •� •� \ ) ,\ \ / ' ' x / \ /X` /Y\ \ ,Y\ I: V I Y Y {7 X \ , Y . . ♦, \ , \ / \ , \ / \ / .�� -'1/ 0.� 899 .�? 7�I• 136.. \ , ,' .A t,.. bi /` ,\ , , \ '• \ , \ , \ , \ , \ , \ ! \ , \ , \ , \ , , , \ , \ / \ / \ / \ , \ , \ , \ , \ / \ / ' /<` / \ , \ / \ / \ , \ , \• \/ gins 11166 `/ , /I ./ ,, v C < <' ) v v \/ \ / \/ y v > v v \ \ / , 01 , \ /8�\ / \ / •/ \ , • , , , , ♦ / \ ' / `,, . , . / /' \ is\ , \ , \ , \ / , , , , / \ / , , , , \, \ , V . , „ �\••q?.�1) :, N • • ,74.E A 8 \ , ;::< 5:;'i:, \ , : ,W A , \ , G / , \ , \ / ♦ \ , ♦ , , , \ , \ / ` /'`\ ,' \ / ♦ , \ ,,\ , \,< • 0 \ , v \, V v' x ,' i\ ,\ ,♦ ' 'e 2$111A0' ` ' \ i1AOL' z34.ee ,,\\ ,\ .. 12900 /6 %� ,,\� ,, ., , ' $ ,„26 45.0'4 . k < ` ..� /• ,• - 1�/�/yam ' \/ ♦ ' `\/ ♦/' \\/ \Y, , , 0 ` ' ; janb' / ♦ , `;•r • /\ •, 120.00 _ I. '\ •� ' \ '\`..'' \ '9.15, .,\ ♦ ,/ \\ . }' 1186-5 07' (113000 d ;\ / • / • , \ , , , \ _ �asrA i- •c 2s1�1 . •r� 2 I, - , 6000 • • ' c\S•' 13900 rt 14000 8 , ,1 1 ,.--1 0 N ` ; \x/'\\.,'' ; '` 13100 P 13300 op 1 1 ' OAS C 0•4Ct95.89��• ry , OA ,x' .58 AC �.a7 ac a 3400 13800 -3, 14100 loop - ` - --- DAW 1.1 or:i, /‘', �,\ ,.�, ---og co p 3.21 AC 3 i D 28 -1 C d U RT 84.00 ftft o $ ��� ,� �°' 'Q ��ti II z 8 14200 • • X1,81 `36' C g 29 '`f\ ,' ♦, 511.7 A F rn x $ 13500 . . 37008 13600 .E • \r ' .. \, 1 13200 / \ 1 F, � .36 AC .-z �'► 2 m w • , '' ` ° 14300 d 30 • \°\\\\\\\\\\\\\\\\\\\\\' 834!78 0 ,y 0 234.88 WEST 82.60 50.32 _ 0 5.7125 CHAINS 100.00 73.73 \\\\\\\\SW\\\\\\\\\\�\\\ ° " J \\\\\\\\\\\\\\\\\\\\\\�\\\\\\\\\\\\\7\\\\\\\\\\\\ j�1/ \\\\\\\\\\\\�\\\\\ \ R\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ \Etr\\\ \\.\\\\\\\\\\\ 4 \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\° 91-8911, ° 9. �� y \\\\\\\t \\\\\\\\\\\ ,',\ ' ` ,\ , , , \ ,"\ 1C11f:Q0�''`` ,' `\ ✓ 135.00 0 105.00 3 i 100.88 0 100.00 56.67 > < < > r ,\ i 100.00 0 100.00 e 6 1 \♦r'' \ ,\ • \\r ♦\' .,`' `\<'2s11�1'W <' 1 11800 8 11700 e 6100 80.00 55.57 50.00 "� 84.83 , , \• ' ` $ '' 645 d 644 399 6000 $ 4g00 $ 4800 .'�d ' "9., • ,' , c�- , ,r, , 2 _ 135.21 0 X5.00 $ ,� 400 411 412 3 50- S °� 100 "' r x o ad @0.00 100.99 $ ) • , . ,, , , ;'', 11900 0 �, g '� c, -.e 100.00 �, 100.00 100.00 900 rs 40008 4100 8 4200 8 W . 429 11GA, 3fGA ;�2s1A > n Y 646 80.99 80.00 80.00 ° o- 0 80.00 '' • • 42B 427 428 9a.oe �; 112 moo� 77•. „,�'77: ate--- ��$ 12000 0°, w $ 1fi 30 3 SO �°� N 401 g 5000 $ U °o. 4700 : 425 8 > o ' t�/ so'' ` `, ' • >1Y , , $ �° 647 �3 "' �" ,l, 410 a 413 9�� 0 200 ta \ ° 2S1iA}''6'" 80.00 80.98 80.00 80.00 Q 5 .57 50.00 430 ,` 4 vo Q o-- 0 J 000 \66.57 0 °-‘: ' r�; ,; ; ;;1 ' ;'p ,/~,12• • - 12100 8 11500 0 6300 8 0 0 5800 5100 " `8 4600 80.00 W SUMMERFIEL� 0 93•zS t. '` ,^\ /7 ... `` `. „ '^` t6ta * 642 397 r �C 402 $ 409 g SZ 8 600 • COAT_ Ts 8 300 "\ /: .. / \ . • . 0 80.00 80.99 in 55.57 • . 65.57 60.00 ,� i 431 12200 o 0- 4 0 0 0 80.00 o- 80.00 80.00 1.83, 'SO.•• •,'.o�'wei7 2 �1crr' 649 g 11400 6400 g a 5700 ° _ 8 ° ° P 1: g .>=. 3800 92.61 • ,/ ,50.0(1,' ` ,-T\N.. `,12 AC, ,� 110.89 d' 641 �✓ 396 r l0 5200 g Cr C� ° 4500 �► 424 $ 37000. r r• 12 AC Qy 0 eo m �, 403 408 e4 CO ev 415 1 8 o 0 o 400 ►tc�i '" 7: o %< y; Y 12300 8 0) o- 90.00 80.99 o L� Q 80.00 "' "' V 423 S 3600 22 a 421 8 CM 432 t�. 2s11f 1\i 2$111 � , � • 7 .. 650 go W o - 80.00 O 11400 11y900 91.73 Y ' $`,'.' 4%' > s1t�FA\ `' .a 8111e,A 12400 0 11300 0 6500 5600 $ 5300 g 0 g 4400 2.4°I: 80.00 5.57 0 55.57 59.39 s 41 0 1�\ ,o o° N 640 ew' 395 N eV 404 r I fi51 0 �, 416 �.- 500 ,' • - ,"�, , ' ,:12'AC °° ..r .12 AC' - o 80.00 80.99 Q 80.00 90.00 Q on"IN 4' tta.ee a dRq CITY OF TIGARD 12/9/2002 13125 SW Hall Blvd. 8:14:11AM A�r ,, ,IA Tigard,Oregon 97223 .-.1.14-' :_.. (503) 639-4171 Receipt #: 27200200000000004652 Date: 12/09/2002 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MISC Miscellaneous Fees&Charges- 112.0000 @$1.0000 100-0000-451000 112.00 Line Item Total: $112.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check WENDY LITZ KJP 1954 In Person 112.00 Payment Total: $112.00 ds' ; .3-51/ 6i, /3/ea 4/7 • psi f/Os, i3 44'5 - - „---------"--- :::-,,,,-,:, : - ,_.- . :----7---k"-:.7-.:::,;.—.T WENDY D. LITZ = 19 5 4 ODL 4168052 10535 SW 80TH AVE. 503-452-5028 • .-,..:4---"=-.44— P.0. BOX 23273 1 Jg 16Y TIGARD, OR 97223 Pay to the , I tAA//a[ $ I ' `� ins or of n 1 ( `ice� J�1.�� 1 (/ I No.Foom• ,/ W � v" V�_. t 4 W! ' -' Dollars 0' i:r. J Wells Fargo Bank Northwest,N.A. Value," 4�5�V p'k: ',a+ r Gust i. ?iV e WELLS 900 Southwest Washington Square ;, Since FAH.GO Tigard,OR 97223 °', _ www.wellsfargo.com a - . s MP sMemo _ _. U Page 1 of 1 cReceipt.rpt APPLICANT MATERIALS • PRE-APR HELD BY: CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.41711503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# f > t i ; c c Other Caste# I i /Z€. Z Z - cep o g- Date 3 B e Recei.t# 2 03) -( z--y-id Date A.•IicationCom.lete lari /, TYPE OF PERMIT YOU ARE APPLYING FOR ❑AdjustmentNariance (I or II) ❑ Minor Land Partition (II) []Subdivision (II or III) ❑ Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ❑Zone Change(III) ❑ Conditional Use (III) ❑ Planned Development (III) ❑Zone Change Annexation (IV) ❑ Historic Overlay (II or III) ❑ Sensitive Lands Review(I, II or 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.) Z U C •\ '.. • ..••• I • V • I • I •..ress 1 avai a.e 9335 SW Sattler Street, Tigard, Oregon i AX MAP& I AXLO I NOS. 2 S 111 DB-13400 TOTAL SI I E SIZE ZONING CLASSIFICAI ION 3 .19 Acres zone R4. 5 APPLICANT` Beacon Homes Northwest , Inc. MAILING ARRDDRESS/GI1 Y/S I Al E/LIP PHar3EQN(1 ox 407, P Qr'egau 97070F,XN0. (503)570-8828 (503 570-8869 PRIMARY Co • • . • • •••` `•. Peter Kusyk (503)381-4513 •••• • • owl •7• • •• • • • . Is I more l anone See Attached MAILING ADDRESS/CI I Y/S I A I E/LIP PHOE NO. FAX NO. (503)570-8828 1503)570-8869 '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. ease a specs is Applicant proposes to develop a 4 . 5 residential , single minimum allow it in this zoning. All other information will he provide-d-_ APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Date 61 (02- /0 3 Owner's Signature fulius B. Kessler 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 Exhibit "A" Beginning at the Southwest Corner of Lot 3, Launalynda Park as said subdivision is recorded in the Washington County book of Town Plats in Volume 41, Page 16; thence S00°56'33"VV a distance of 149.78 feet to a point on the northerly right-of-way line of Sattler Street; thence N89°53'00'W, along said right-of-way line, a distance of 377.03 feet to a point; thence N00°54'21"E a distance of 366.97 feet to a point; thence N89°42'09"E a distance of 377.31 feet to a point on the west line of said Launalynda Park subdivision; thence S00°56'33'W, along the west line of said subdivision, a distance of 219.92 feet to the point of beginning. The above described parcel of land, containing 3.19 acres, is located in the Northeast Quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, City of Tigard, Washington County, Oregon. r• • ...... ....... PACIFIC NORTHWEST TITLE TRI-COUNTY 9020 SW Washington Sq.Rd. Al ilk Suite 220 Tigard, OR 97223 Title: (503)671-0505 Fax: (503)671-0515 PACIFIC NORTHWEST TITLE of Oregon,Inc. PRELIMINARY SUBDIVISION GUARANTEE Order No.: 02224387-W Premium: $350.00 PROPOSED PLAT 9335 SW Sattler Street, Tigard Pacific Northwest Title Guarantees: Date: January 7, 2003 The Oregon Real Estate Commissioner, and any County or City within which said subdivision or proposed subdivision is located. That according to the public records which impart constructive notice of matters affecting title to the premises hereinafter referred to, we find: That the last Deed of record runs to: JULIUS B. KESSLER, as Successor Trustee of the Tillie A. Kessler Revocable Living Trust, dated June 1, 1992 We also find the following apparent encumbrances, which includes "Blanket Encumbrances" as defined by ORS 92.305(1), and also easements, restrictive covenants and right of way prior to the effective date hereof: 1. City liens, if any, of the City of Tigard. No search was requested. 2. The herein described premises are within the boundaries of and subject to the statutory powers, including the power of assessment, of Clean Water Services. 3. Rights of the public in and to any portion of the herein described premises lying within the boundaries of SW Sattler Street. NOTE: We find an easement which appears to be appurtenant to the herein described property in instrument: Recorded • June 8, 1992 Fee No. • 92-038900 As follows • "The East 25 feet(of Tax Lot 2S111DB-13300)...shall be subject to an easement for road purposes for the use of the land located to the East...." Pacific Northwest Title Insurance Company PAGE 1 of Preliminary Subdivision Guarantee No.02224387-W PRELIMINARY SUBDIVISION GUARANTEE (CONTINUED) NOTE: Taxes paid in full for 2002-2003 Levied Amount : $3,626.53 Account No. • R500336 Levy Code • 023.74 Map & Tax Lot No. : 2S111 DB-13400 We have also searched our General Index for Judgments and State and Federal Liens against the grantees names in the last deed of record above and find: NONE REQUIREMENTS: - NONE The premises are in the County of Washington and are described as follows: See Exhibit A attached hereto and made a part hereof THIS IS NOT A REPORT issued preliminary to the issuance of a Title Insurance Policy. Our search is limited to the time specified in this Guarantee and the use hereof is intended as an informational report only, to be used in conjunction with the development of Real Property. Liability hereunder is limited to an aggregate sum of not to exceed $1,000.00. Effective Date: December 23, 2002 If you have any questions regarding this report please call Kevin Kimball at 671-0505. Kevin is located at 9020 SW Washington Square Road, Suite 220, Tigard, Oregon 97223. PACIFIC NORTHWEST TITLE OF OREGON, INC. By Kevin J. Kimball Title Examiner KJK:kjk cc: Beacon Homes Northwest, Inc. Attn: Peter Kusyk cc: Multi/Tech Engineering Attn: Jeff Bolton (enclosure) cc: Pacific Northwest Title of Oregon, Inc. Attn: Karen Fabio Attn: Katie Frahm (enclosure) Pacific Northwest Title Insurance Company PAGE 2 of Preliminary Subdivision Guarantee No.02224387-W Exhibit A Being a part of the Donation Land Claim of Solomon and Elizabeth Richardson in Section 11, Township 2 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon, described as follows: COMMENCING at a point in the North line of said claim 28.57% chains West of the Northeast corner of said claim; thence running South 16.298 chains; thence West 5.71% chains; thence North parallel with the East line of said claim 16.266 chains to the North line of said claim; thence East on said North line of claim 5.71% chains to the place of beginning. EXCEPT the North 702 feet thereof as conveyed to School District No. 23 (Tigard) Washington County, Oregon by Deed recorded January 5, 1965 in Book 536, Page 39. ;r• ;<'' '' .4''6; '>: •r,''x' •'x' x' 1t '�,'x >; •r,' x' , a, - COURT se• .Z'. e.' 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Ir�►a� i �i4.f� ' —�' e36 391 YI i �6 406 g 8 419 : ''fit SW GRAVENSTEIN r�o►uc s asrr oua wEesn__.. - �i t ■ M. ,is ,a0o g Ai o. f 417 ' Q �� e34 s C7•�E 4.44v.2 �r'I Ma,. ? � '°°0 .0 A i°oo, �.wo x'(57/ Q� . '-- a '. a.�t� ;• I i7p!','ANA-,'°� ::a3 „pti k wwMeo.wssNinylonorus r -2 /VA 4,6. ... A _ '� S /� 700 C' (p..M el ., .83(,�' 64 F,•�;�s,�•�;::,',,,::::::::::.c>:;,:, ,,::y ; ;<`:`.:';c.�2 '. _ �� r •-,v 436 ;< /7-- ,oac. `v ,0 a `4 L� 'Y' -`a.•. ..a..� � R4< . air > .rri9. r`- >'<. ' Yy`:\t>: V ' 2:: 11000 iM.. .c 1 x 300 :�: 4 6\ II - ••.t Ia:, 4..< u) t w 41;:f .1' ,irupi- ,. : ,,• < . i 67, .'601 i,., . ,598 j• \' 644 480 J '�'{ . 800 '.,r' 104, . ,` ,' 1Q ".: 7$,,' ..�. ,> :-.".....*:-..%:.:":":',,,•:!.:•.: ,"�:.',:•. ` F ° 8400 3000 ?. a,<a 1: y°1°� 4 •,,,,;,,,,..::::;` >". ,T,, 7 900 �6 • j i �+W ^ >' ,.a•�.�<• his. x w N Sian 4 6' 4 T �'(5 11, - US `7 :`.^ .. ,) I ,> 10700 aw 0 ,qai arrHa�a '1 aW 1-#4.'11 awajaa a , < < ,.< ..< ,'< .< , � Y' .:.,tOw ao0a 86080 ,1c 2900 . J —� 100 •w r 7w00, ,> r .>'jQ ,. `.. ,"< .SRI:<<, i 1ti 10600 64 488 3 V CC � 1000 1 ; '<71. ',7¢<•, .6t(•,. <. >'>' `•<, <,:TS, MULTII CONSULTANTS F73 1155 13th Street, 5.E. 4p / TECH Salem, Oregon 97302 ENGINEERING SERVICES, INC. (503) 353-9227 January 17, 2003 City of Tigard Planning/Engineering 13125 SW Hall Blvd Tigard, OR97223 RE: Neighborhood Meeting- 9335 SW Sattler Drive Tigard, Oregon On Wednesday, January 15th at 4:30 P.M. I (Jeff Bolton-Multi/Tech Engineering)held a neighborhood meeting at the proposed subdivision located at 9335 SW Sattler Drive. The meeting was held at the existing(unoccupied) home. I have attached for you a copy of the sign- in sheet for the people in attendance which included the developer Peter Kusyk. I presented a preliminary plan identifying 19 lots that had been previously been shown at the Pre- Application meeting that had been previously held in November of 2002. I explained that the Neighborhood Meeting was required by the City of Tigard for notification purposes. I explained that the public would have further opportunities to express concerns with City Staff during the Subdivision Application portion of this project. I explained to the crowd that this plan did not meet density requirements and we would be reducing the number of lots down by a lot or two. I explained the street improvement and Right-of-Way construction improvements required identifying by showing where the new curb and sidewalk going. I spend some time with the identification process. I also said that we would propose building the full curb and walk to the east connecting to the existing located at 92nd Avenue. To the west we shall work with the City on the required on the taper. I discussed the existing drainage at Sattler that this would be piped due to the road improvements. We discussed the existing overhead utilities - that the City would require them to be either put underground or the developer would pay fee in-lieu. I explained the right-of-way and the street improvement widths for the onsite work. I explained that sewer and storm drainage would be run to the east to the intersection at 92nd and Sattler. I said that we would have to meet Clean Water Services requirements for storm drainage and that would include and that would include a stormwater management structure. We provide a full spectrum of engineering &related technical services Design, Coordination &Construction Management I said that the developer would also be required to install detention onsite for the required storm events of the City of Tigard. I identified the existing waterline line location to the south of Sattler and that we would connect with fire hydrants onsite. I stated that facilities would be public and that on the front of the lots we would have a 10 foot public utility easement for franchise utilities. I said the existing house would be removed from the site. The group did ask about population and the impact on schools and would this be analyzed. I said I was unsure if that would be a City of Tigard requirement. I did say that the City did mention that we did have to provide service provider letters during the subdivision application process. One of the neighbors to the west expressed his concern about the increase in traffic flow. He said that the amount of traffic in the area has greatly increased and people routinely exceed the speed limit. He and others also mentioned that Sattler is used as a short cut. I said I was unsure if a Traffic Impact Analysis (TIA) was required, but that would be a question with City of Tigard. Peter Kusyk did discuss the housing market that he would plan on putting into this property. We talked about the schedule for this project and planned for the work to be done this summer. Finally we reiterated that the people in attendance should express any concerns with the City because the City of Tigard will dictate our terms of acceptance. The meeting lasted around an hour. Sine- ely, Jef „grt6n MULTI/ TECH ENGINEERING SERVICES, INC. December 27, 2002 Name Street Address City, State, Zip Code RE: Sattler Drive SW, Tigard Dear Interested Party: Jeff Bolton of Multi/Tech Engineering is representing the owner of the property located at 9335 SW Sattler Drive(existing house). We are considering proposing a subdivision at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Wednesday,January 15, 2003 Proposed site 9335 SW Sattler Drive Tigard, Oregon 4:30 p.m Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application of the City. I look forward to more specifically discussing the proposal with you. Please call me at(503) 363-9227 if you have any questions. Sincerely, Jeff Bolton Project Manager e � 0 /� fl MULTI I CONSULTANTS yi, 1155 13th Street, S.E. eTECH Salem, Oregon 97302 ENGINEERING SERVICES, INC. (503) 353-9227 Sattler Road Development Neighborhood Association Meeting Wednesday, January 15, 2003 9335 SW Sattler Drive 4:30p.m Name Address Phone Number / /1. .�i..L��. - -, - Wit: /241,/ <SG 5-;q sf.--1L jj 2. „_ i i i 7i&i i - / e,. . 3. rf � NI M,i,. _ • _ .iii -s... ` 7 ` 3 %3 -- o4 -La% V ., 4. /..x' . 15/ fr 5() 9`C ! • 1/5503--, q gC- 7 5. ii M7 / 6. ./f !L .( . .5---' f- - �1� if , -,� 7/ 7. • .�f',e4 k 1 fz_fro (o /4)fie.-,yam 1 r. " 9G i 76, 8. A.1.i:! :.[�.. 15-10' '%P- 4,70 ` F35 7 9. L; ' � �' /s`Z OO -s cv 7 /---v e S-9?-7.575-7 10. ,/ �L 15 Z// �SGt, � w ,),_ , 4172 4 563 C,2-4'/6'14 11. 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We provide a full spectrum of engineering S.related technical services Design,Coordination S.Construction Management 114 ' • AFFIDAVIT OF MAILIhv/POSTING NEIGHBORHOOu MEETING NOTICE °,RTANTNOTCGE4 H •P•UeANT.1S"RE ED °g, g f ,,: b,� [` , t °Y'y hE.,- ., ,„ °TIC ,'1" [!5,. 'O a h IA.. PA f v!..!:,,,,,;. r i', ° 'c` A! I• a`� 111 t;.T: F t Fi ° ; L.� -i�-{ �-1'�i. �r�t` .1: 1 y r. . ad 4. 1!• .t i t. ,'.,R *' i r t „.if,:,r,,,,,„, ' �2V. N y i0 I ti� 1„e w 7 {r x, '1.1.1,. , $k4 .1 , e‘ -s"'t 7 .. w{t ! , .., t.a YFj_ . t1 i¢' wl d' +,��•°'��I F � � '':,";,i,,;-..1' 'l 4 7•.3 � n n �tvision r rt � ' , ii`,< ,x; 89 i ' J r .1 ,u t t S rN DITfO ' r.r..-OF MAILING: I, Je fT 11- r °^' being duly sworn,depose and say that on the 3'� day of Ckce.•nlxr 20 o 2- I caused to have mailed to each of ttw persons on the attached list, a notice of a meeting to discuss a proposed development at(or near) 9'33 S S' ,5,Mot of-..e of which notice so mailed is attached hereto and made a part of hereof. `a copy I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at with postage prepaid thereon. _ice i Signat : / In the presence of a Notary Public) POSTING: I, 3c Fr !+--- , do affirm that I am (represent) the party initiating interest in a proposed 5.,10c1v; ,,,.. affecting the land located( at (state the approximate location(s) IF no address(s)and/or to lot(s)curren registered) 9335 5w ‘-'..1./ ,*r Or,uc and did on the 31'' day of be, , 20 02 personally post notice indicating that the site may be proposed for a SAd.v.5:a../Pricr'i application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 1 q 3 3 5 3,--/ S.fit k. Di•vt (state location you posted notice on pro.- • Al I Signature a presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF ) County of MA -i0/■! ) ss. Subscribed and sworn/affirmed before me on the 2' day of J— , 20 V3 !:1,.. , OFFICIAL SEAL ;� r�^ SUSAN J RYAN Atli,t'”'='� NOTARY PUBLIC - OREGON COMMISSION NO. 350365 WY COMMISSION EXPIRES SEP NOTARY PUBLIC IF OREGON Mir Commissio . pires: ct- 0—Of ■pplicant, please complete the information below: TAME OF PROJECT OR PROPOSED DEVELOPMENT: YPE OF PROPOSED DEVELOPMENT. ddress or General Location of Subject Property: ubject Property Tax Map(s)and Lot#(s): h:\loxginlpattylmasterstaffdavit of mating-posting neighborhood meeting doc Propc s a 1 A/arral-il ve.. wA MULTI I CONSULTANTS //, 1155 13th Street, S.E. %%y TECH Salem, Oregon 97302 ENGINEERING SERVICES, INC. (503) 363-9227 April 14, 2003 Morgan Tracy - Associate Planner ��` '�D City of Tigard QEC �1 13125 SW Hall Blvd f Tigard, OR 97223 ? � ` 1"a°I G RE: Kessler Estates, Case File No. SUB2003-00006 p�p,NN1NGlENGINEER�N Morgan, Based upon your April 8, 2003 letter to Mr. Peter Kusyk of Beacon Homes the following information is enclosed... With this necessary information we feel that we have met the "complete" requirements for application allowing us to proceed with the formal review. 1. We have submitted 17 sets of revised full size drawings that now show 14 lots and one Tract. You will also find 3 copies of reduced drawings of 8.5" x 11" as requested. 2. The preliminary plans now identify the vision clearance triangles in both horizontal and vertical specifications. 3. We have revised the street plan to meet Washington County requirements. We have increased the street width in this area to 40 feet. 4. The fire truck turnaround is set up in Tract A. 5. We have revised the lot configuration slightly and reduced the site by one lot. This meets the density requirements and minimum square footage requirements of the City of Tigard. 6. We have removed the proposed tree locations adjacent to the detention area and moved them to corner areas on different lots as noted. Please note the issue we have between Lot#1 and Sattler Drive. The existing curb that we tie-into on the east is actually 2.5 feet wider than our proposed requirements for street widening on Sattler. This reduces the area we have within the landscape strip for tree plantings. We had proposed two trees within this area. Our street improvement is then narrower west of 93`d, enabling us to add street trees. 7. Enclosed you will find storm water calculations for this Zone 7 project based upon 2 through 50 year storm events. Using our proposed 48" detention pipe of 250 length as shown on the plans we would have detention storage capacity of 3141 cubic feet. The amount would meet any detention requirements as shown on the attached spread sheets. The orifice size would be We provide a full spectrum of engineering&related technical services Design, Coordination&Construction Management ., determined at final design for construction plans. The project will also meet Clean Water Service District standards for storm drainage treatment as required. 8. Access Management (18.705): Our office has reviewed this chapter that includes provisions for Access, Egress and Circulation. No driveways or streets are placed in the influence area of collector or arterial. We also find that the proposal (street access, driveways) shall meet the sight distance requirements, stacking and decelaration standards as set by the City of Tigard. If required at the formal comment and review period a traffic study is required I will have our subconsultant Associated Transportation (ATEP) meet any requirement. If you need any further information, or clarification please let me know.q Sin ly, Jef / ton enclosures MULTI/TECH ENGINEERING SERVICES, INC. MULTICONSULTANTS 1155 13th Street, 5.E. TECH Salem, Oregon 97302 H ENGINEERING SERVICES, INC. (503) 363-9227 March 27, 2003 Morgan Tracy - City of Tigard Public Works Department 13125 SW Hall Blvd. Tigard, OR 97223 RE: Kessler Estates - Subdivision Application Enclosed you will find the necessary material for the formal subdivision application for Kessler Estates located at 9335 SW Sattler Street. The project site contains 3.19 acres and will have one public street access to Sattler Estates as shown. I have enclosed three copies of the Pre- Application Conference Notes including both Planning and Engineering information. Per the City of Tigard Land Use Application Checklist we have supplied the following information: Special Studies and Reports - As required we have supplied a Arborist Report/Tree Assessment. This work was done by Walt Knapp who is a certified Arborist as required. (Section 18.790.030.C) We have prepared three sets of preliminary plans (See pages 1 through 5)based upon the Engineering section of the Pre-Application Conference notes. The plans come in full size drawings and in the format as requested of 8.5" x 11". We have also supplied three copies each of the Assessors Map with the property identified, legal description and Title Report for the property. I have also worked with Clean Water Services of Washington County and have provided you with a service provider letter identifying the lack of sensitive areas onsite or within 200 feet of the site. (R & 0 96-44/USA Regulations - Chapter 3) There is one soil series onsite - Aloha Series. The Aloha series consists of somewhat poorly drained soils that formed in alluvium or lacustrine silt on broad valley terraces. Permeability is moderately slow. Effective rooting depth is 40 inches to more than 60 inches. These soils are used mainly for orchards, irrigated vegetable crops, irrigated berries, small grain, hay, pasture and legume seed production. Other uses include wildlife habitat, recreation and homesites. Our Arborist for the project will have the final say on any plantings, prior to home construction. Aloha silt loam is found on somewhat flat slopes that could range up to 3 percent. Runoff is slow, and the hazard of erosion is slight (Soil Survey of Washington County, Oregon - 1976) All material will stay onsite so no hauling will be required. Top soil will be kept onsite and be put back into the lots in areas of final grade purposes. We provide a full spectrum of engineering&related technical services Design,Coordination&.Construction Management Page 2 March 27, 2003 Kessler Estates We find no distinct drainage patterns onsite with the exception of the existing drainage ditch that runs along the eastern half of the site adjacent to Sattler. The site slopes gently from the northwest to the southeast. There is no floodplain in this area or areas with a high seasonal water table. There are no slopes over 25%. There are no wildlife habitat areas,wetlands or rock outcroppings. The following items apply to the Pre-Application Conference Planning we supply the following information and are apart of the narrative information as required(Code Chapter 18.390): Zoning- Code Section 18.510: Our minimum lot size is 6,000 square feet based upon 80% minimum of the 7,500 square feet for the R4.5 zoning. The average lot width exceeds the 50 foot minimum and housing will not exceed the 30 foot maximum. The house setbacks that apply shall be 20 feet for the front, 5 feet for the sides and 15 feet for the rear. The corner of the house shall be 15 feet from the street. Neighborhood Meeting: The neighborhood meeting was held on January 15, 2003 at the site. The meeting application notes have been included with this application. Impact Study- Code Section 18.390.040 and 18.390.050: The development at Kessler shall impact public facilities slightly with increase in water usage, sanitary contribution and storm drainage runoff. An 8" public waterline constructed to City of Tigard standards shall be constructed to the end of the proposed street. With future development the waterline will be looped and tied back into the existing waterline that is on the south side of Sattler. The public sanitary constructed to Cityof Tigard Standards will connect to the existing sanitary located at the intersection of Alderbrook/92nd and Sattler. A tee will be provided to Tax Lot# 13500 if necessary as one travels downstream to the connection point. With the additional hard surface, drainage shall increase,but will be detained as required during storm events. Storm drainage will be constructed adjacent to Sattler to the point the taper makes connection to the existing paved portion. The connection point shall be constructed with a catch basin cleanout. Working through Clean Water Services of Washington County a storm water management structure shall be constructed upstream from the discharge point into the existing public storm system. The storm line will be constructed to City of Tigard standards. Working off of the IT Generation Manual the site will generate 9.57 trips per lot per day. With 16 lots this total will amount to 153 trips. During the peak hour of traffic 1 trip shall be generated and included with basis of 0.646 trips in and 0.364 trips out during the P.M. hour. The western end of the proposed Home Street shall be terminated with a City of Tigard standard turnaround, sacrificing one lot at this time. With street standards met,biking will be safer along Sattler with the proposed road widening. The City of Tigard based on the Tigard Pedestrian/Bike Path Plan shall determine bikeway locations. With the drainage ditch adjacent to Sattler being pipep,the safety of motorized vehicles will be increased due to the fact that no guardrail is in this immediate location at this time. Both onsite and offsite streets will be constructed to City of Tigard standards. MULTI/ TECH ENGINEERING SERVICES, INC. Page 3 March 27, 2003 Kessler Estates During the subdivision and home construction process an increase of noise and air pollution will increase, but with final buildout and landscaping will return to current levels. At the point of full move-in the neighborhood will match existing levels of the neighboring properties. James Templeton Elementary School will continue with it's current noise levels due to sporting events and/or recess. As mid-level homes become occupied impacts with population will be felt at both schools and libraries. With the level of population increasing the site will generate and contribute to the local economy of Tigard. This will cover all aspects of day to day living. With the City of Tigard setting the zoning of the property, Masterplanning by the City would allow this development to take place with future plans made for the what the existing public and/or private facilities could handle with these additional flows. Dedication of property is required and represented per Pre-Application requirements on Sattler Street. Access - Chapters 18.705 and 18.765: Hope Street shall serve 14 lots of access onto Sattler, with the proposed Lot# 15 and#16 with direct access onto Sattler Street. Density Calculation Chapter 18.715: The following is the Residential Density Calculation that were used to determine the minimum and maximum lot counts for this project: 138,956 sq. ft. of gross site area 138,956 sq. ft. of gross site area 27,791 sq. ft. for public R-O-W 20,843 sq. ft. for public R-O-W Net 111,165 square feet Net 118,113 square feet Divide 7,500 (minimum lot area) Divide 7,500 square feet 14.82 Units Per Acre 15.74 Units Per Acre Landscaping - Chapters 18.745, 18765, 18.705 and 18.790.030.C, 18790.060.E: Street trees are represented on the preliminary plans at both 20 and 40 foot intervals depending on the tree type as specified by Walt Knapp our subconsultant on the project. Mitigation will be required due to the impact to two trees that amount to 48" as measured by Walt Knapp. With mitigation an additional 24 (2") trees will be planted per the plan. Recycling - Chapter 18.755: Pride Disposal Service has provided a service provider letter for eventual service to the proposed development. The lot layout meets their serviceability. Parking - Chapters 18.765 & 18.705: Parking will be allowed on one side of the street which more than meets the criteria for at least one (1) offsite parking space per dwelling unit. Parking will also be at each driveway at each house. MULTI/TECH ENGINEERING SERVICES, INC. Page 4 March 27, 2003 Kessler Estates Clean Vision Area- Chapter 18.795: At the public street and two drives onto Sattler the site will meet the Vision Clearance Triangle meeting City of Tigard standards, with specifics being maintained at three (3) to eight (8) feet. Lot Dimensions - Code Section 18.810.030: Two lots meet the minimum lot frontage of 25 feet onto public streets. These lots are identified on the plan as Lot#4 and#5. Blocks - Code Section 18.810.090: The proposed Hope Street with Fire Truck Turnaround has not exceeded the 2,100 feet limitation. The proposed street is 480 feet long. In conclusion the site will be served by all franchise utilities with a 10 foot public utility easement located at the front of all lots. Service will include power, cable,phone and natural gas. Street lights will be constructed per PGE and City of Tigard standards. The developers shall work with PGE to bring the existing overhead lines underground per City of Tigard Standards. All construction will be to City of Tigard and Clean Water Services standard. The subdivision shall be platted per City of Tigard and Washington County Requirements. Based upon 16 lots a check for$ 4,470.00 has been paid by the developer. If you are of need any further information or clarification of the package of material that I have supplied to your office, please do not hesitate to contact me at(503) 363-9227. Si 1/31Y— Jeff o n enclosures MULTI/TECH ENGINEERING SERVICES, INC. ,,.[7/2003 08:08 503E251 PRIDE DISPOSAL MPM PAGE 02/02 p *R *I *D* E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 (503)625-6177 3/27/03 Multi/Tech Engineering 1155 13th SE Salem, OR 97302 Office (503) 363-9227 Fax (503) 364-1260 Mr. Jeff Bolton, We at Pride Disposal have reviewed and accepted your building plans for the subdivision going in on Sattler St. in Tigard, OR. You have our approval to go ahead with the plans you have shown to us here at Pride Disposal. Sincerely, Craig Schmidt Supervisor Pride Disposal (503) 625--6177 a Printed on 100% recycled paper. Kessler Estates lab 2 yr Storm Zone 7 04/14/2003 Determination of Required Detention Storage(Rational Method) Inflow Inflow Outflow Outflow Required Time (mir C*A(Ac)i(intensity Rate(cfs)Vol. (ft^3) Rate (cfs) Vol(ft^3) Storage 0 1.75 1.90 0.56 5 1.75 1.9 3.325 997.5 0.56 168 829.5 10 1.75 1.3 2.275 1365 0.56 336 1029 15 1.75 1.1 1.925 1732.5 0.56 504 1228.5 20 1.75 0.9 1.575 1890 0.56 672 1218 25 1.75 0.83 1.4525 2178.75 0.56 840 1338.75 30 1.75 0.75 1.3125 2362.5 0.56 1008 1354.5 35 1.75 0.68 1.19 2499 0.56 1176 1323 40 1.75 0.6 1.05 2520 0.56 1344 1176 45 1.75 0.58 1.015 2740.5 0.56 1512 1228.5 50 1.75 0.55 0.9625 2887.5 0.56 1680 1207.5 55 1.75 0.53 0.9275 3060.75 0.56 1848 1212.75 60 1.75 0.5 0.875 3150 0.56 2016 1134 70 1.75 0.45 0.7875 3307.5 0.56 2352 955.5 80 1.75 0.43 0.7525 3612 0.56 2688 924 90 1.75 0.42 0.735 3969 0.56 3024 945 100 1.75 0.4 0.7 4200 0.56 3360 840 110 1.75 0 0 0.56 3696 -3696 120 1.75 0 0 0.56 4032 -4032 130 1.75 0 0 0.56 4368 -4368 140 1.75 0 0 0.56 4704 -4704 150 1.75 0 0 0.56 5040 -5040 160 1.75 0 0 0.56 5376 -5376 170 1.75 0 0 0.56 5712 -5712 180 1.75 0 0 0.56 6048 -6048 Assumptions 1) C=0.55, old is .3 Tc =42 min Orifice Size 2) Area(A) =3.19 Ac i= 0..59 in/hr Q=(cfs) 0.056 3) IDF Curve is East Washington County C=0.3 h(head)=(ft) 0 4) Rational Method A=3.19 Diameter=(in) #DIV/0! Kessler Estates krb 5 yr Storm-E. Washington County 37725 Determination of Required Detention Storage(Rational Method) Inflow Inflow Outflow Outflow Required Time(min C*A(Ac) i(intensity Rate(cfs) Vol. (ft^3)Rate(cfs) Vol(fl^3) Storage 0 1.75 2.5 4.375 0 0.81 0 5 1.75 2.5 4.375 1312.5 0.81 243 1069.5 10 1.75 1.7 2.975 1785 0.81 486 1299 15 1.75 1.4 2.45 2205 0.81 729 1476 20 1.75 1.2 2.1 2520 0.81 972 1548 25 1.75 1.08 1.89 2835 0.81 1215 1620 30 1.75 0.95 1.6625 2992.5 0.81 1458 1534.5 35 1.75 0.85 1.4875 3123.75 0.81 1701 1422.75 40 1.75 0.75 1.3125 3150 0.81 1944 1206 45 1.75 0.73 1.2775 3449.25 0.81 2187 1262.25 50 1.75 0.7 1.225 3675 0.81 2430 1245 55 1.75 0.65 1.1375 3753.75 0.81 2673 1080.75 60 1.75 0.6 1.05 3780 0.81 2916 864 70 1.75 0.55 0.9625 4042.5 0.81 3402 640.5 80 1.75 0 0 0.81 3888 -3888 90 1.75 0 0 0.81 Assumptions 1)C=0.55,old is.3 Tc=36 min Orifice Size 2)Area(A)=3.19 Ac i=0..85 in/hr Q=(cfs) 0.081 3)IDF Curve is East Washington County C=0.3 h(head)=(ft) 0 4)Rational Method A=3.19 Diameter=(in) #DIV/0! Findings: Kessler E§tates krb 10 yr Storm-E. Washington County 4/14/2003 Determination of Required Detention Storage(Rational Method) Inflow Inflow Outflow Outflow Required Time(min. C*A(Ac) i(intensity)Rate(cfs) Vol.(ft^3) Rate(cfs) Vol(ft^3) Storage 0 1.75 3 5.25 0 1.11 0 5 1.75 3 5.25 1575 1.11 333 1242 10 1.75 2.2 3.85 2310 1.11 666 1644 15 1.75 1.8 3.15 2835 1.11 999 1836 20 1.75 1.5 2.625 3150 1.11 1332 1818 25 1.75 1.35 2.3625 3543.75 1.11 1665 1878.75 30 1.75 1.2 2.1 3780 1.11 1998 1782 35 1.75 1.1 1.925 4042.5 1.11 2331 1711.5 40 1.75 1 1.75 4200 1.11 2664 1536 45 1.75 0.93 1.6275 4394.25 1.11 2997 1397.25 50 1.75 0.85 1.4875 4462.5 1.11 3330 1132.5 55 1.75 0.81 1.4175 4677.75 1.11 3663 1014.75 60 1.75 0.77 1.3475 4851 1.11 3996 855 70 1.75 0.7 1.225 5145 1.11 4662 483 80 1.75 0 0 1.11 5328 -5328 90 1.75 0 0 1.11 Assumptions 1)C=0.55,old is.3 Tc=32 min Orifice Size 2)Area(A)=3.19 Ac i= 1.16 in/hr (=(cfs) 1.11 3)IDF Curve is East Washington County C=0.3 h(head)=(ft) 0 4)Rational Method A=3.19 Diameter=(in) #DIV/0! Kessler Estates krb 25 yr Storm-E. Washington County 4/14/2003 Determination of Required Detention Storage(Rational Method) Inflow Inflow Outflow Outflow Required Time(min.) C*A(Ac) i(intensity)Rate(cfs) Vol. (ft^3) Rate(cfs) Vol(ft^3) Storage 0 1.75 3.4 5.95 0 1.26 0 5 1.75 3.4 5.95 1785 1.26 378 1407 10 1.75 2.5 4.375 2625 1.26 756 1869 15 1.75 2.1 3.675 3307.5 1.26 1134 2173.5 20 1.75 1.8 3.15 3780 1.26 1512 2268 25 1.75 1.6 2.8 4200 1.26 1890 2310 30 1.75 1.4 2.45 4410 1.26 2268 2142 35 1.75 1.27 2.2225 4667.25 1.26 2646 2021.25 40 1.75 1.15 2.0125 4830 1.26 3024 1806 45 1.75 1.08 1.89 5103 1.26 3402 1701 50 1.75 1 1.75 5250 1.26 3780 1470 55 1.75 0.96 1.68 5544 1.26 4158 1386 60 1.75 0.91 1.5925 5733 1.26 4536 1197 70 1.75 0.82 1.435 6027 1.26 5292 735 80 1.75 0 0 1.26 6048 -6048 90 1.75 0 0 1.26 Assumptions 1)C=0.55,old is.3 Tc=33 min Orifice Size 2)Area(A)=3.19 Ac i= 1.32 in/hr Q=(cfs) 1.26 3)IDF Curve is East Washington County C=0.3 h(head)=(ft) 0 4)Rational Method A=3.19 Diameter=(in) #DIV/0! Kessler Es.tates 50Yi Storm-E E. e�ination o f�U�8ton '0�� �6 rim.(min C,*A mention Storage 4//4/2 (Ac} i(►ntensi inflow (Radial Method 0 1.75 tY)Rate(c } �o�ow Out Outflow 10 1.75 4 7 ($ 3) Rate(efs) outflow 1S 1 75 4 7 0 Vol(fi^3) Re9uire.j 1.75 3 2Q 1.75 2.S 5.25 2100 1.75 Storage 25 2.1 4.375 3150 1.75 0 3Q 1.75 1,75 1.87 3.675 3375 1.75 525 35 I7 165 3.2725 4410 1.75 1050 ISIS S 40 1 75 1.4g 2.88�5 4908.75 1.75 1575 2100 4S 1 7 2.59 51975 1.75 2100 2362.5 SQ 5 1.3 ! 7S 1.23 2.275 5439 1.75 2625 2310 SS 1.75 1.15 2.1525 5460 1.75 3150 2283.75. 60 1 7 1 1 20125 5811.75 1.75 3675 2047 S 70 S 1.75 1.05 1.925 60375 175 4200 1764 90 1 75 0.95 1.8375 6352.5 1.75 4725 1260 1.75 1.6625 6615 1.75 5250 1086 75 0 6982.5 1.75 Sj75 787 5 Assumptions 0 1.75 6300 577 S 0 1.75 7350 315 I}C-'0-55, 1.75 8400 -367 5 2) Old is 3 -84 p0 3)1D1�(A)`3'19 Ac Cie 4)Rational Meth t Washington Co T c 26 min only 1'83 in/ht. Orifice Sim C°0.3 A'3.19 h Q(cla) (head_ I.75 )'flf D' eter(in�#D1V/ r0 0. Walter H.Knapp Silviculture A Urban Forestry March 18,2003 KESSLER ESTATES: ARBORIST REPORT Summary. Kessler Estates has very few trees. All of them will be removed during construction. Only two are larger than 12 inches in diameter; as a result, only 24 trees of 2-inch caliper will be needed for mitigation. All of the trees growing on the Kessler Estates subdivision in Tigard are growing near the existing house. None of the trees will be retained on the site after construction. As shown in the following table, only two of these trees are larger than 12 inches in diameter and will require mitigation to meet City of Tigard tree code. Tree No. Species DBH Comments/Condition Very good condition;crown spread 25'radius. 1 deodar cedar 34 Mitigation required. 2 cherry 14 Fair condition.Mitigation required. 3 cherry <12 Fair condition 4 plum <12 Fair condition 5 deciduous <12 Fair condition 6 deciduous <12 Fair condition Mitigation.A total of 48 diameter inches will need to be mitigated, the equivalent of 24 two-inch caliper trees. The specific plans for mitigation will be developed later. ifflA Walter H. Knapp Certified Forester,SAF 406 Certified Arborist, ISA PN-0497 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503)265-8117 MAR 1 2003 CleanWater Services Our commitment is clear. March 18, 2003 • Multi/Tech Engineering Attention: Jeff Bolton 1155 13th SE Salem, OR 97302 Re: 15 to 16 lot subdivision located on SW Sattler in Tigard, OR CWS file 2773 (Tax map 2S111 DB, Tax lot 13400) Clean Water Services has reviewed your proposal for the above referenced activity on your site. Staff has conducted a pre-screen review and requested completion of a Sensitive Areas Certification Form. Following the review it appears that sensitive areas do not exist on-site or within 200' from your project. In light of this result, this document will serve as your Service Provider letter as required by Resolution and Order 00-7, Section 3.02.1, and your Stormwater Connection authorization from Clean Water Services as required by Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-846-3553. Sincerely, Chuck Buckallew Environmental Plan Review E:\Development Svcs\SP 00-7\Concurrence Letters\2S 1 1 1 DB 13400-no sens area spl and sc.doc 155 N First Avenue,Suite 270• Hillsboro, Oregon 97124 Phone: (503)846-8621 • Fax:(503)846-3525 •www.cleanwaterservices.org S CITY OF TIOARD Community(Development Shaping f7(Better Community 1-A#1) U E PROPOML DE RPTION 120 DAYS 8/26/2003 FILE NO.: SUBDIVISION (SUB) 2003-00006 FILE TITLE: KESSLER ESTATES SUBDIVISION APPLICANT: Beacon Homes Northwest, Inc. APPLICANT'S Multi-Tech Engineering Services, Inc. Attn: Peter Kusyk REP.: Attn: Jeff Bolton PO Box 407 1155 13th Street, S.E. Wilsonville, OR 97070 Salem, OR 97302 OWNER: Tillie A. Kessler, Trustee 9335 SW Sattler Street Tigard, OR 97224 REQUEST: The applicant is requesting Subdivision approval to create 14 single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. LOCATION: 9335 SW Sattler Street; WCTM 2S111 DB, Tax Lot 13400. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. CIT AREA: South DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: MAY 1, 2003 DATE COMMENTS ARE DUE: MAY 15, 2003 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM STAFF DECISION (TENTATIVE) DATE OF DECISION: JUNE 13, 2003 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® TREE PLAN ® UTILITY PLANS ® SITE PLAN ® GRADING PLANS ® IMPACT STUDY ® NARRATIVE ❑ GEOTECH REPORT ® ARBORIST REPORT STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, x2428 LAND USE APPLIC TION Project: COMPLETENESS REVIEW COMPLETE INCOMPLETE STANDARD INFORMATION: IIV Deed/Title/Proof Of Ownership E ' Neighborhood Mtg. Affidavits, Minutes, List Of Attendees Impact Study (18.390) [V'• USA Service Provider Letter Tat Construction Cost Estimate L7_# Sets Of Application Materials/Plans [v Pre-Application Conference Notes Envelopes With Postage (Verify Count) PROJECT STATISTICS: 1 %Building Footprint Size Of Landscaping On Site % Of Building Impervious Surface On Site Lot Square Footage PLANS DIMENSIONED: kVA Building Footprint Parking Space Dimensions (Include Accessible& Bike Parking) %: Truck Loading Space Where Applicable Building Height Access Approach And Aisle 'w ❑ Visual Clearance Triangle Shown 144 wit. ADDITIONAL PLANS: ✓ Vicinity Map %/; , Architectural PI n -I Tree Inventory [� Existing Conditions Plan 4 Vf Landscape Plari'jjli /i44a/*tf. ok, Site Plan ❑ Lighting Plan `' P T__E PLAN/MITIGATION PLAN: 67 l b MIkj (. (ato") r vttI I • II ADDITIONAL REPORTS: (list any special reports) ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.765(Off-Street Parking/Loading Requirements) ❑ 1 8.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 1 8.775(Sensitive Lands Review) n 18.350(Planned Development) ❑ 18.705(Access/Egress/Grculation) [ 18.780(Signs) n 18.360(Site Development Review) 8.710(Accessory Residential Units) U 1 8.785(Temporary Use Permit) • 18.370(Y anances/Adiustnsent) 18.715(Density Computations) ✓/'/Ki ❑ 1 8.790(Tree Removal) ❑ 1 8.380(Zoning Map/Text Amendment) 18.720(Design Compatibility Standards) ❑ 18.795(Visual Clearance Areas) ❑ 18.385(Miscellaneous Permit) ❑ 18.725(Environmental Performance Standards) ❑ 1 8.797(Water Resources(WR)Overlay District) 18.390(Decision Making Procedures/Impact Study) IJ 18.730(Exceptions To Development Standards) ❑ 18.198(Wireless Communication facilities) Li 18.410(lot line Adjustment) El 18.740(Historic Overlay) J 18.810(Street&Utility Improvement Standards) ❑ 1 8.420(Land Partitions) ❑ 18.742(Home Occupation Permit) ❑ 18.430(Subdivisions) ❑ 18.745(Landscaping&Screening Standards) LI 18.510(Residential Zoning District) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning District) ❑ 18.755(Mixed Solid Waste/Recycling Storage) 1 I 18.530(Industrial Zoning Distnct) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: Wq/ °� I _ I r�v( ��/11�M l�r�� �• a •[ 1 ' � � 11►��r, �r . 6�r ►�1� I _ ,r 44 I:\curpin\mastersVevised\Jand use application completeness review.dot REVISED: 17-Jan-01 • PUBLIC FACILITY PLAN Project: _.essler Estates COMPLETENESS CHECKLIST Date: 4/3/03 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. ® Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact Report 18.705, Access Management criteria not addressed. ® Street grades compliant? ® Street widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width n/a appropriate? ® Other: Fire Truck Turnaround Although the narrative makes it sound like they are "sacrificing" one lot, the plan makes the turnaround look like it is part of Lot 9. Not OK. If they are sacrificing the lot, then do not show Lot 9, but show as a tract that can be converted to a lot when the turnaround goes away. SANITARY SEWER ISSUES Z 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? REVISED: 04/03/03 STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention Not provided. provided? ® Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? Need calcs. ® Facility shown outside any wetland buffer? ® Storm stubs to adjacent parcels required/shown? The submittal is hereby d--med J COMPLETE ® INCOMPLETE By: t - .`.; Date: 4/3/03 REVISED: 04/03/03 CITY OF TIGARD OREGON April 8, 2003 Beacon Homes Northwest c/o Peter Kusyk PO Box 407 Wilsonville, OR 97070 RE: Completeness Review-Kessler Estates, Case File No. SUB2003-00006 Dear Mr. Kusyk: The City has received your application for Subdivision Review (SUB2003-00006) to create 16 residential lots ranging in size between 6,000 and 9,291 square feet. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Submit 17 (full set) copies of your revised and new materials. Include 3 copies of reduced (8 1/2" x 11") size plans 2. Revise your plans to accurately depict the vision clearance triangles at street corners. Note that structures, including homes and fences will not be permitted within these areas. 3. The street corner of 93rd and Home streets does not meet county standards for geometry. This will require slightly more right of way. 4. The fire truck turnaround will need to be included in a tract, not as part of the lot. This tract may be set up so that it is extinguished once the turnaround is no longer required. 5. The lots do not average out to 7,500 square feet. They may be reduced to 6,000 square feet as you have proposed, but the other lots must make up the difference. In no case shall the maximum density be exceeded. Maximum density is calculated by taking the gross site area, subtracting the actual amount of right of way, and dividing by 7,500 square feet. The resulting number is rounded down to the next whole number. 6. It is likely that the proposed tree mitigation on top of the detention system will not be acceptable, unless a ductile iron piping system is used. These trees will also compete with the required street trees which have not been shown along this section. An easy solution would be to move the proposed 5 trees to the eastern edge of the site. Be sure to include street trees for the side frontage of Lot#1. 7. Storm water quality and detention calculations are missing. Please include the relevant calculations and demonstrate that the proposed detention system is adequately sized. 8. Include a response to the Access Management standards of 18.705. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 Once this additional information is submitted, staff will review the additional materials to determine if the application is complete. Once the application has been deemed complete, the formal comment and review process will begin, which typically takes 6 to 8 weeks. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 639-4171, extension 2428. Sinc9rely, Morgan Tracy Associate Planner C: SUB2003-00006 Land Use File Jeff Bolton, Multi-Tech Engineering i:\curpin\morgan\workspace\sub\sub2003-00006(kessier estates)\sub2003-00006 incomplete.doc .biuviil�dq(m�IUl�I�'. CITY OF TIGARD OREGON April 28, 2003 Beacon Homes Northwest do Peter Kusyk PO Box 407 Wilsonville, OR 97070 RE: Completeness Review-Kessler Estates, Case File No. SUB2003-00006 Dear Mr. Kusyk: The City has received the information necessary to begin the review of your Subdivision application (SUB2003-00006). Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed complete is 6-8 weeks. If you have any questions regarding your application, please don't hesitate to contact me at (503) 639-4171 ext. 2428. Sinc ely, orga racy, AICP Associate Planner C: SUB2002-00006 Land Use File Jeff Bolton, Multi-Tech Engineering i:\curpin\morgan\workspace\sub\sub2003-00006(kessler estates)\sub2003-00006 complete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE—APPLICATION CONFERENCE NOTES �o MM. pnt Shaping f7 Better Community (Pre-Application Meeting Notes are Valid for Six (6) Months) RESIDENTIAL AT MG ME II/1/0/ 971FAFFFE MT. APPLICANT: 'Seat 04 Noway AGENT: Phone: (;0.2)) 910 Mt Phone: ( ) PROPERTY LOCATION: r ADDRESS/GENERAL LOCATION: 9335 )W sal $f: TAX MAP(S)/LOT #(S): `Z S 1 I 1 1$ 131c0.1 I33&O, /31100 NECESSARY APPLICATIONS: 013 katIch✓1sto1) f(Sc - as ? ' Cj al-4)1o1- (1..e lajovIrtliii (lot-52 t .atm atcmn,yt, PROPOSAL DESCRIPTION: 3S toi- 5.611 osto0 COMPREHENSIVE PLAN 0 ll MAP DESIGNATION: Low De-Asa-1i Restr�.t,�ttta� ZONING MAP DESIGNATION: f\ CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. (e 1 •mot /yrt� MINIMUM LOT SIZE: t sq. ft. Average Min. lot width: `JO ft. Max. building height: 3t ft. Setbacks: Front `u ft. Side �' ft. Rear 1S ft. Corner i' ft. from street. MAXIMUM SITE COVERAGE: i % Minimum landscaped or natural vegetation area: / %. GARAGES: 20 ft. " NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Applicafion/Planning Division Secfion 1 • I>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. F1,-IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS [Refer to Chapters 18.705 and 18.765) Minimum number of accesses: I 15'w er 45 Minimum access width: Minimum pavement width: I 2-0`w in_r ❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. xi/ RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: bct e�Z on S 4-1 kcre5 All sensitive lands areas including: _ Zp% %55..,rve( g Land within the 100-year floodplain; Slopes exceeding 25%; 11 DI 618 5. Drainageways; and `.- Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts.= 7, 500 Public right-of-way dedication: ZS 1, Y Single-family allocate 20% of gross acres for public facilities; or Multi-family allocate 15% of gross acres for public facilities; or 2-0 1 e, ,' If available, the actual public facility square footage can be used for deduction. 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 = 12.1 Units Per Acre The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%(lithe maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section I 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.] I I FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.7301 MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. Cuy ���5 cc nc, n.o� �( ( � s��Odi��sw�y BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: M LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.1051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section • PARKING (Refer to Code Chapters 18.765 a 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. A Single-family Requires: One 1 off-street parking space per dwelling unit; and ne er unit less than 500 square feet. i- 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: A Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. A Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. A 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. ( J BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I I SENSITIVE LANDS (Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I STEEP SLOPES (Refer to Code Section 18.775.070.01 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES(CWS) BUFFER STANDARDS (Refer to R&0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION a ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% • 10 to <50 acres 30 feet 1 >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 7Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. - — ' CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.180) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. Vf TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.0.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHALL INCLUDE the following: • Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. lEr MITIGATION [Refer to Code Section 18.790.060.El REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA [Refer to Code Chapter 18.1951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section 0 FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.1 A FUTURE STREET PLAN shall: vW ➢ 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. [g 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. BLOCKS [Refer to Code Section 18.810.0901 z,too The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 490. 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) V18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) - 18.350(Planned Development) _118.705(Ae*cs/Egress/Circulation) _ 18.780(signs) 18.360(Site Development Review) / 18.710(Accessory Residential 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) y 18.715(Density Computations) j 18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) ,/ 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) _1L 18.390(Derision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) _ 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Oveday) /18.420(Land Partitions) X18.742(Home Occupation Permits) ✓/18.430(Subdivisions) r/ 18.745(Landscaping&Screening Standards) V 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: 0 PGA 9147 e):Gedtd l e91- 51 ze . *o fevt.f 1 — ,.1 `15x2 - (4,cros.F (-(7.utday.t d ! 7,500) c,o4- IC ltc c Nd s)wf onfc. g) F,-oje c 1I'€ 1(( Coll�(ycirw�70v1 do c /1Jr e .2(nC ick �G �� �GI�GLlb b� 1`4 t vl 27' v c- T'ro.d iicpc relit( {�' Lot Arco. r c.,2u-hP.,r / r)u 1 ch 04 ? ® 6 A �s yov kt pco�cd- Jl r I_ I OrT lift rf�1G PGA),"6i M� 15 el iT-, cnobyv/T.. 1 A o1h 62 Zones 4�94. a,v1 'P- it.5 dv R-7 Lori4p ?f d,/- Prowl l Low 40 Mc411 CiLtiny 4 /`e--Si44.4fr4f PROCEDURE / ,f Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2' x 1r 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 folloyvs all land use decisions. An appeal on this matter would be heard by the Tigard f1cu-r(n y 01+( . A basic flow chart which illustrates the review process is ava1able -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: 1"l o✓'y aft tc&c7 CITY OF TIGARD"PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staffs first name)@a.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpattylmasters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre-application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, 503.6394171. Staff: ry41+1.;uuy Date: 11/1/02- 1. BASIC INFORMATION Please refer to the"Land use applications basic submittal requirements"checklist for the basic submittal requirements. 2. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: Arborist Report/Tree Assessment ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Geotechnical Report ❑ Geotechnical Report must address liquefaction potential and soil bearing capacity ❑ Other 3. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/1001200') 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 Map 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 ❑ City of Tigard Land Use Application Checklist Page 1 of 4 h:lpatty\masterslchecklist.doc (UPDATED: 26-Jun-02) ‘/Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines(2'intervals for 0-10%slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ ♦ Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential El • Areas having severely weak foundation soils ❑ ♦ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan El • Wetlands ❑ Other site features: ♦ Rock outcroppings ❑ • Trees with>_6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ /� Locations of driveways on adjacent properties and across the street ✓ ❑ Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner,developer, engineer surveyor and designer(as applicable) 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 El • 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:lpattylmasterslcheddist.doc (UPDATED: 26-Jun-02) Preliininary Partition/Lot Line Adjustment Plan • The owner of the subject parcel ❑ • The o ner's authorized agent ❑ The ma• scale, north arrow and date ❑ • Proposes •roperty lines ❑ Descriptio of parcel location and boundaries ❑ Contour line. (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ Location, widt and names of streets, easements and other public ways within and adjacent to the parcel ❑ • Location of all p:rmanent buildings on and within 25'of all property lines ❑ Location and wid of all water courses ❑ Location of any tre . with 6"or greater caliper at 4' above ground level ❑ All slopes greater tha, 25% ❑ Location of existing an. proposed utilities and utility easements ❑ Any applicable deed res ictions ❑ Evidence that land partitis will not preclude efficient future land division where applicable ❑ -> Future street extension plan showing existing and potential street connections ❑ Site Development Plan Theproposed site and surrounding properties ❑ Contour line intervals ❑ _> The Iocations, dimensions and proposed names of the following: • E isting and platted streets and other public ways ❑ ♦ E-.ements on the site and on adjoining properties ❑ • Pr..osed streets or other public ways and easements on the site ❑ • Alte ative routes of dead-end or proposed streets that require future extensions ❑ The loca 'ons and dimensions of the following: ♦ Entra ces and exits on the site ❑ • Parkins and circulation areas ❑ • Loadino and service areas ❑ • Pedestn:n and bicycle circulation ❑ • Outdoor ..mmon areas Cl ♦ Above gro nd utilities ❑ ♦ Trash and n yclable material areas ❑ The locations, dimensions and setback distances of the following: ♦ Existing permannt structures, improvements, utilities and easements which are located on the •ite and on adjacent property within 25'of the site ❑ ♦ Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer faciliti:s ❑ • Existing or proposed s•wer reimbursement agreements ❑ • Storm drainage facilitie and analysis of downstream conditions ❑ Locations and type(s)of out.'or 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 Location of trees to be removed ❑ Location, size and species of existing plant materials El 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 p Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ � � Location of terraces,decks, shelters, play areas, and common open spaces ❑ -' Public Improvements/Streets Plan Proposed right-of-way locations and widths • ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a / reasonable distance beyond the limits of the proposed subdivision CI./ Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ /Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑ Fire hydrants(existing and proposed) ❑ Proposed fire protection system ❑ ,,-///Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable,location and estimated size and dimensions of proposed water quality/detention facility --/Tree Preservation/Mitigation Plan • Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Archite Ural Drawings Floor plan indicating the square footage of all structures and their proposed use ❑ Elevation dr ings for each elevation of the structure ❑ Sign Dra gs Specify propo d location, size and height ❑ City of Tigard Land Use Application Checklist Page 4 of 4 h:lpatty\masters\checklist.doc (UPDATED: 26-Jun-02) r_.• PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION CommOunity(Development Shaping A Better Community PUBLIC FACILITIES Tax Maids]: 2S111DB Tax Lolls): 13100,13300,13400 Use Type: Subdivision The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Sattler Street to 29 feet from centerline (neighborhood route w/ bike lanes) • SW New public streets to 42 to 54 feet total (depends upon ADT) I I SW to feet SW to feet Street improvements: EX Half street improvements will be necessary along SW Sattler Street, to include: PI 18 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities XI 5-foot concrete sidewalk with planter strip • street trees spaced in planter strip per TDC standards. M street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page l of 6 Engineering Department Section Other: • Full street improvements will be necessary along SW New Public Streets, to include: ® 24 to 32 feet of pavement curb to curb (depends upon ADT) XI concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with planter strips ® street trees spaced in planter strip per TDC standards. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. RI Other: If the applicant proposes a 32-foot wide street, then a 54-foot ROW is required. ❑ street improvements will be necessary along SW , to include: feet of pavement concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk street trees [ I street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: n street improvements will be necessary along SW , to include: [ feet of pavement [ concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I ] street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: [ I feet of pavement [ J concrete curb [ I storm sewers and other underground utilities I I _ -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Sutton • street trees 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 Sattler Street. 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 approximately 2250 feet east of the site in Sattler. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public line to this site and to the upstream boundary of the site to allow for service to adjacent unsewered parcels. The applicant shall provide sewer stubs and/or laterals to unsewered parcels. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section • information regarding the 4uacy of circulation systems, the red 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. There is an existing public storm line in Sattler Street just to the east of this site. The applicant will need to extend the public storm as necessary to serve this site. Onsite detention is required. A preliminary design of the detention system shall be submitted with the subdivision 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 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. 1. The eyebrow corners must meet Washington County design standards. 2. Flag lots require a minimum frontage of 25 feet on the street. 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Ingineering Department Section impact upon the City's trans] ation system. The applicant shall t squired to pay a fee based upon the number of trips which are projected to result from the proposea 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 T1F. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section 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: 1((1 0t ENGINEERING DEPARTMENT STAFF TE Phone: [503)639-4171 Fax: 15031624-0752 r.\eng\brianr\templates\preap notes-eng dot Revised: March 21, 2002 CITY OF TIGARO Pre-Application Conference Notes Page 6 016 Engineering Department Section PRE-APPLICATION ,, . �.�i� CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION ((�,�,y���/ FOR STAFF USE ONLY L Applicant: -Ecc,c-- f �o.^AcS San Address: Po. I30x 407 Phone:(S03) Z4 Iq•t Case No.: FRE. OZ G'OQ€C City: w, 1 s...,,,, I le ale Zip: Criu71:::> Receipt No.: ZL ill 00 �L+cr �V c.- ;10 ,9 .A Application Accepted By: Ail Contact Person: sy k_ Phone(5.3) Date: iC:/��y /'.� /C [, Property Owner/Deed Holder(s): ICes5 kt rL -,c,,— F1,�c5 ow !,,c. 1 DATE OF PRE-APP.: )j/ /OZ 7 , iI GC_ (�(onsel h�'^l �.,c AV I ,n e ve„)cc TIME OF PRE-APP.: I I 4747 Address: Phones (S)Sz.11--nsrl PRE-APP. HELD WITH: City: Zip: Rev.7/1/2002 is\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): q l 335 5w �t`tler 51_• I , 4, ° IQ_ 97224 REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): 1 3100, 13. 300 , 134-Oo Z5 I I't i0 3 i Zonin g: K- 4.5 Er Pre-Application Conf. Request Form 2 COPIES EACH OF THE FOLLOWING: Site Size: 5•7N Ac [ Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a Al Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either � across the street. Tuesday or Thursday mornings. Pre-application conferences are l� he Proposed Uses. one (1) hour lonq 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 1� 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 21 Filing Fee $200.00 GROUP. , y MULTI I CONSULTANTS // 1155 13th Street, S.E. �/4 TECH H Salem, Oregon 97302 1, ENGINEERING SERVICES, INC. 1503) 363-9227 October 24, 2002 City of Tigard Public Works/Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 RE: Sattler Estates -Pre-Application Conference Dear City of Tigard, Beacon Homes of Wilsonville, Oregon request a Pre-Application Conference with the City of Tigard regarding the development of property located at 9335 Sattler Street located North of the Summerfield Development. The site is essentially clear of any significant vegetation and drains from the northwest to the southeast. Enclosed you will find two copies of the Preliminary Plan for review including the required worksheet and a check for $ 200.00. Some questions that we shall have will include specifics regarding public sanitary, storm drainage (including detention), domestic water and the required street improvements for both onsite and Sattler Drive. We will be curious about lot layout and dimensions. We would also look into approximate time frames and development fees one could expect with the City of Tigard. If there are any questions I could be of help with, please do not hesitate to call me at (503) 363- 9227. ly Je *on enclosures We provide a full spectrum of engineering&related technical services Design,Coordination&Construction Management Pre-Apps (CD Meetings) November2002 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Thursday, November 07, 2002 8:00 8:30 9:00 Pre-app 9:30 10:00 Pre-App 10:30 11:00 Pre-app Peter Kusyk 503-570-8828 9335 SW Sattler 35 lot Subdivision 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 12:50PM Friday, October 25, 2002 1.11 1 lir 1llrriI%V iv,........_�v_ 13125 SW Hall Blvd. 3:49:35PM. /ux,, 1 r�; Tigard,Oregon 97223 . '�L (50 3)63 9-4 171 Receipt #: 27200200000000004100 Date: 10/25/2002 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2002-00088 [LANDUS] PreApp Conf 100-0000-438000 200.00 Line Item Total: $200.00 Payments: Method Payer User ID Check No. Approval No. How Received Amount Paid Check BEACON HOMES NW MET 00682 In Person 200.00 Payment Total: $200.00 BEACON HOMES NORTHWEST, INC. STERLING No 00682 SANK 7125 SW HAMPTON STREET .. PORTLAND, OR 97223 � '`' CHECK No., dt-R,,,,,s , , .,„,...,..,,, .,,, ,, , vtq,tiuD criiikoAk U ,X),., '') .ii40.,4.;:?;ZY 4.14;44A.StlieV*4701**4‘ ''' ' ( .0„.„416P,,,,e44•10/ ' ' '' -1,' ,',ii-7,tC' r't `;;,' �'-.:, +�45�? *4+4, *14�`. DATE AMOUNT +w `., `'X ), K ati y}� :I••ti 4 i t ;,t yr `-,..,\;;;,k`v',14 ) - r : 01. 0 2— G� c�"l)Z PAY CITY OF TIGARD IXY y i 't^,^ x', ' '''''�`wy•Atv,,, Ste^- l'�J l.' $ l TO THE .,‘0'.'‘<z-, x44.„',: •. '` ORDER . [ yt nit v .._ OF ._. h, { ,VA`' }r ' • VOID 6 MONTHS AFTER ISSUE DATE SF ,,,y Page 1 of 1 cReceipt.rpt ADDITIONAL DOCUMENTS ate` KESSLER ESTATES F- JULIUS B. KESSLER SEC. 11 T. 2 S., R. 1 W., W.M. .,,_ ;� �;. 9425 SATTLER ST. CITY OF TIGARD .. .TIGARD, OREGON 97224 WASHINGTON COUNTY, OREGON --- '�, Phone: 503.639.1791 P�� Ate. -," illat BEACON HOMES NW Inc. u��` " %QC s f Al ,. P.O. BOX 407 "SHEET INDEX\ ' A 1N� WILSONVILLE, OREGON 97070 SHEET I OF 5 PRELIMINARY PLAN Pv"NN —• � a,u--. ' SHEET 2 OF S PRELIMINARY STREET&UTILITY IMPROVEMENTS �. Phone: 503.570.8828 SHEET 3 OF 5 PRELIMINARY STREET k UTILITY IMPROVEMENTS SHEET 4 OF 5 PRELIMINARY GRADING k EROSION CONTROL PLAN I.\ `'I • �� �� `SHEET 5 OF 5 PRELIMINARY TREE PLAN I I \ M I I I i ., � a� ' .-_ I l I \N. I // I I I I ' y..••• \ I I I ` /IgFA MAP I Ir---- L'�• c.., — _•-- �Y �, , l OP I _ w... r/ / '1 l 1 I I' PARCEL SIZE: OF I I NUMBER ABLE AREA_},19 AC. — — „lop.- I r I, NUMBER OF UNITS—14 LOTS k TRACT'A• AO s As/OW F�+A—�— , � // J I I 'I DENSITY 4.70 UNITS/ACRE 1 i A )A r ear woo LARGEST LLO 10.974 50.FT. I I SMALLEST LOT 6,605 S0.FT. KAw.1AHLMSr .'A' 9t. i• I I AVERAGE 7.500 50.FT. Mae.C. 1 r }"—�u�•,r ' �'---� �I OT,LIT[ES: — 1 ,f yv[a ` ■7. I 'yµ^': I • I CABLE COMC75T CABLE 1 I .•'• 11. I ONE P.C.E.4,4 :• r 7--•'-. = - _-- ---- !t P„_ / \ GAS Nw NATURAL —— ` ✓r ..:: o ■' � - I, � �7 \ / \ vM°[ 1I II STORM DRAIN. CITY OF TIGARO _ \ r A 1 • .'- ti —>y= -_.�.=�tiv k 1 SANITARY SEWER, — ✓ I ii4i1 , I 1 7.;; 1411 t✓- iII �rzJ ,�,�1 u Ja s I I . 4_.r,. - I ----t� ' ----- 1� -- - �: 1-t1 X'I L_ �` a .„ SID t , SYMBOLS rz `N __ _ hOICY II 11 1 w I -WS _...I ... •I .,, i I 11 I I _ I Z I �� IL uw, n [f.,x.p[. �p ca.ry MOP u x,a«o I r- — I i _.LA's I I NP• I I p I OF I MI I u"'a" D /i.ucyn[. •fr A� [,roe wr ,[, ry I .w I y' I 4w I • I I ry i I I <A..[.OWI M I.[.As • )/�-.•M.1.to«�- r 1—�., — I!f I I I I I I I I I I I r�-_ I�o c-J •�z __�' I-----1, j I----T---, I r---T---, i r---�--+- — ®....—- - = Y • • �p 1---r OW O''L.(LE/fl44I7`• J+.f/1"(J•QA.Lb'"•I I;I I I I I I I I ; '�i..a["".c.,c. ,Mark Grenz PE Dennis Edwards PLS •• "°""""°' - '-"""" "°•`Multi/Tech Engineering Multi/Tech Engineering ® 1 1-, .D D..a1.xmR,a•ID4 P al.!y ®®MULTI „r ,, " WNW 11OE 4 Dsu _"°r 'rI.'. ®®®® /TECH ,,/ [ R�,.l.,K KESSLER AMY Etta «D.«!!„«a !lM,4 •. v C, J, ESTATES PLAN 1 NWAlp Dlx(xS10xf!xDT(S fAx[ SCW. dZS1CIBL I ) I I 5 if. . ..r. 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BOX 407 SHEET INDEX\ (S�<<>„ 9 WILSONVILLE, OREGON 97070 $NEST I a X PRELIMINARY PLAN ` SHEET 2 OF X PRELIMINARY STREET k UTILITY IMPROVEMENTS �^ Phone: 503.570.8828 SHEET 3 OF x PRELIMINARY STREET A UTILITY IMPROVEMENTS SHEET 4 OF X PRELIMINARY GRADING t EROSION CONTROL PLAN I•\ ,SNEET 5 OF V PRELIMINARY TREE PLAN ! 1 \ I I I I --_ '9�F • --\ "E I n I I O\ I I � L11 '\i i l \v...i ———1 I 0,1yr I-————� Liir>r cc_--I----- A 1 r "� / / J • ' —1 /� PARCEL SIZE: 1 r d!! T I I �` DEVELOPABLE AREA_3.19 AC. i O'er • • , Te // ! LLJ R OF UNITS—I AVERAGE T LOT 6,000 SO.FT, me! _ . UTILITIES: e[� r IE r"°".IX<P�. .'• N.7R�� Vyr./ I ` CABLE AT&T CABLE SERVICES __� ...R Am - • I • 1 1! POWER i , � -" --- ---- I� —/�. 1 PNCNE OWEST COMMUNICATIONS 1 _.T�r- `— _ _.�',' — . iiJ� .O \ MI' I I " GAS NW NATURAL 1 I i '••'T '4• ��'� \ STORM DRAIN, CITY OF TIGARD I __— �� ° i, I ! ^':�C=-+�••`.a.�' �� g 1 / i $ANITARr SEWER, I-— ✓ �n .�.�.1 / i ___ rilpir:- \ �_ WATER. 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AO NOTICE OF PENDING LAND USE APPLICATION CITY TIGARD SUBDIVISION Community(Development Shaping)1(Better Community DATE OF NOTICE: May 1, 2003 FILE NUMBER: SUBDIVISION (SUB) 2003-00006 FILE NAME: KESSLER ESTATES SUBDIVISION PROPOSAL: The applicant is requesting Subdivision approval to create 14 single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. 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 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 9335 SW Sattler Street; WCTM 2S111DB, Tax Lot 13400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON MAY 15, 2003. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. 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 JUNE 13, 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." �_—cn --1-1 -1- ) CITY of TIGARG PINEBROOK .p Ow" VICINITY MAP ■ O IA K ST . IIII 111511111 - H Ile 10 SUB2003-00006 ...I+iii �� KESSLER ESTATES ■ ,LEE Ii j REILING ST SUBDIVISION ec . rn r,_ �.rn \\\` DA N , 1.\\\iii ] WEST Iii ■ .S•TTI \\ Ida W SAITTLER BATTLER 1111 _ -¢ O- SUMMEREIEL.��S.■■■.tip, AKSI O . I r wr � i ■■■�-II on rR ���Q o � GRAVENSTIEN LN "11 17 ipo oil �i �L. 01 R■■■l a■ ��� �■r N VIM 1111 1.1.11 En im EMI Mm ,0,0 111 � MEI ■ N •la Ad•1• • 111111 DR .. -w City orr Tigard _ A rig _mom `' ':¢.i�shi. � a..,» d !N.Na P79M1d Mall CO fAa1.31.4171 NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2003-00006 CITY OF TIGARD Community DeveCopment KESSLER ESTATES SUBDIVISION ShapingA Better Community 120 DAYS = 8/26/2003 SECTION I. APPLICATION SUMMARY FILE NAME: KESSLER ESTATES SUBDIVISION CASE NO.: Subdivision (SUB) SUB2003-00006 REQUEST: A request for Subdivision approval to create 14, single-family lots ranging in size between 6,605 and 10,924 square feet on an approximately 3.19 acre site. APPLICANT: Beacon Homes Northwest OWNER: Julius B. Kessler, Trustee Attn: Peter Kusyk 9425 SW Sattler Street PO Box 407 Tigard, OR 97224 Wilsonville, OR 97070 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5; 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: 9335 SW Sattler Street; WCTM 2S111 DB, Tax Lot 13400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision and Adjustment approvals. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 17, 2003 AND BECOMES EFFECTIVE ON JULY 2, 2003 UNLESS AN APPEAL IS FILED. Appeall: 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 1, 2003. I Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. MINIMS -_ m 1 1111111111111111111 VICINITY MAP padp.. — Iip$1I ;;: . ,,.,; ,. T r is it'll/A 11111.,■ i ■ \ :�! ■■ !.tut ui!" . ■1�1 in III J - SATTLER 1 -aim �.1 V VIII. U —X1.1.:. �II a1�, .••••.■ I :NW -v\�` ■ r ■�■■■:■ III ; osdiniiiIIIIII •• .s r'� 1111■■■ ■ r . a Vi!!1I mi.mula!2d _ m� Num"PIM =.. f=Mlimi RT■C_ CuyorTWA mist'vim li atft 411Im MEMO:="1711=E-:*-7"- i \• � ■ 1 I I - 1 11 I I I I 1 I y \ ,-1` I I I • - r .1''''''',°/ / ( 's—T ---' II f I . _ i , ,i ,, - 7'r------ - -Mil 441 ''''':. : , i i I ---- i"..g"I' ''...:".;''." :-.----'L'-'. - '------svioto. r -- --L-- 1_. :..-, . . . , , .. r- 1, , ,-- -.1„,.. i ' ;__,,, F , , ;.1 ,„ pm pm , ., ,.., _.„. /i gp r/,+ — r;. •� 1 1r\�._..1 v'i'i ��1_ —._L_:i.—.-.-' "_ -- SATTLER STREET,.- ,,,,,r a r — . it tl 11 ., I ... 1 .. I•�r I .. ICI 11 1 • I w I 1 r I I r- I I I I I I I r''''. ..-`7,-...__• 1 r---Th! r--- rw �I ! ! 1 , � 551 ! I —M I l , CITY OF TIGARD I SUB2003.00006 >,.•., SITE PLAN N KESSLER ESTATES SUBDIVISION (Map is not to scale) __ 3/3/2004 Conditions Associated With 3:20:19PM TIDEMARK Case #: SUB2003-00006 COMPUTER SYSTEMS. INC. iC•+.;4•`.::i:.Y:::..•::S:::F:: :i;;ii;iii;i:i:i:is ti y;y��• y +:•k:;•:•a:•::•::•:::;�:•;rrs;rrs>s>:ro-sr.>::::;::- �.It tI� ''i�af. •:• ti..,. • m:•:.•, :..::.;:, ...:.,.,.,....:...,.. .................... Status ( h ��ci1 kl� lat 16. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards(adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department(Kim McMillan)for review and approval prior to construction. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 1 EROSION CONTROL PLAN None Met 1/14/2004 KSM 1/14/2004 KSM 17. 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." 1 FINAL GRADING PLAN None Met 1/14/2004 KSM 1/14/2004 KSM 18. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots,appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 1 1200-C GENERAL PERMIT None Met 1/14/2004 KSM 1/14/2004 KSM 19. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 1 PLAT NAME RESERVATION None NOT MET KSM 3/1/2004 ST 20. The applicant must provide evidence that Washington County has approved the plat name reservation. 1 ADDRESSING FEE None Met 3/1/2004 KSM 3/1/2004 CAC 21.• Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$450.00. (STAFF CONTACT: Shirley Treat, Engineering). 1 LOTS 1&12:NO SATTLER ST. ACCESS None NOT MET KSM 7/7/2003 PLL 22. The applicant shall cause a statement to be placed on the final plat indicating that no direct vehicular will be permitted to SW Sattler from lots 1 or 12. 1 PHOTOMYLAR OF FINAL PLAT None NOT MET KSM 7/7/2003 PLL 23. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar" copy of the recorded final plat. 1 SATTLER STREET ROW DEDICATION None NOT MET KSM 7/7/2003 PLL 24. The final plat shall show a right-of-way(ROW)dedication on Sattler Street to provide 29 feet from the centerline. It shall also show that the internal streets will have ROW widths of 50 feet minimum. 1 SATTLER ST.BIKE LANE STRIPING FEE None NOT MET KSM 7/7/2003 PLL 25. Prior to approval of the final plat,the applicant shall pay$1190.00 to the City for the striping of the bike lane along the frontage of Sattler Street. 1 UNDERGROUND UTILITIES OR PAY FEE None Met 3/14/2004 KSM 3/1/2004 CAC 26. The applicant shall either place the existing overhead utility lines along SW Sattler Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,the amount will be $10,367.50 and it shall be paid prior to approval of the final plat. 1 GPS COORDINATES None NOT MET KSM 7/7/2003 PLL 27. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system(GPS)geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates,the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: -GPS tie networked to the City's GPS survey. -By random traverse using conventional surveying methods. Page 3 of 4 CaseConditions..ipt v+a . `" A. - '- ' 3/l/WU4 13125 SW Hall Blvd. 12:50:01PM //i ;,-. ,,l/ Tigard,Oregon 97223 'L1 (503) 63 9-4 171 Receipt #: 27200400000000000785 Date: 03/01/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2003-00006 [EADDRE]Address Fee 100-0000-433070 450.00 SUB2003-00006 [UNGRND] Lieu/Undgrd 230-0000-445003 10,367.50 SUB2003-00006 [LANDUS] SUB FINAL PLAT REV 100-0000-438000 295.00 Line Item Total: $11,112.50 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check BEACON HOMES NW,INC CAC 7101 In Person 450.00 Check BEACON HOMES NW,INC CAC 7102 In Person 10,367.50 Check BEACON HOMES NW,INC CAC 7103 In Person 295.00 Payment Total: $11,112.50 Conditions Associated With 5/13/2004 ,40.0) 2:44:52PM TIDEMARK Case #: SUH2 03-000 ' COMPUTER SYSTEMS. INC. Si d1�tQE<Ei:�dE�E'•::.,:;;.>:•::•;::•>:•>:•:>:•::•r:•:•:r•;,:••::»;;:�:•z?:;.:�:r:?'•E;i�.": �;� >:> fi 'itUti G.i1�U1lt1.. 1;11 lit fit. :.:::.�fi11W4F:2�i�i�rr'i�i'�:�i'•iE�3:�:�:�?� :`•iii�: "'' ��?fi;'{••j's•'.3�, \;.'S\\:, ... .: .....: 16. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards(adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department(Kim McMillan)for review and approval prior to construction. In addition,a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 1 EROSION CONTROL PLAN None Met 1/14/2004 KSM 1/14/2004 KSM 17. 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." 1 FINAL GRADING PLAN None Met 1/14/2004 KSM 1/14/2004 KSM 18. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots,appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 1 1200-C GENERAL PERMIT None Met 1/14/2004 KSM 1/14/2004 KSM 19. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 1 PLAT NAME RESERVATION None Met 5/13/2004 KSM 5/13/2004 ST 20. The applicant must provide evidence that Washington County has approved the plat name reservation. 1 ADDRESSING FEE None Met 3/1/2004 KSM 3/1/2004 CAC 21. Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$450.00. (STAFF CONTACT: Shirley Treat, Engineering). 1 LOTS 1&12:NO SATTLER ST. ACCESS None Met 3/24/2004 KSM 3/25/2004 ST 22. The applicant shall cause a statement to be placed on the final plat indicating that no direct vehicular will be permitted to SW Sattler from lots 1 or 12. 1 PHOTOMYLAR OF FINAL PLAT None NOT MET KSM 7/7/2003 PLL 23. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar" copy of the recorded final plat. 1 SATTLER STREET ROW DEDICATION None Met 3/11/2004 KSM 3/11/2004 ST 24. The final plat shall show a right-of-way(ROW)dedication on Sattler Street to provide 29 feet from the centerline. It shall also show that the internal streets will have ROW widths of 50 feet minimum. 1 SATTLER ST.BIKE LANE STRIPING FEE None Met 5/12/2004 KSM 5/12/2004 CAC 25. Prior to approval of the final plat,the applicant shall pay$1190.00 to the City for the striping of the bike lane along the frontage of Sattler Street. 1 UNDERGROUND UTILITIES OR PAY FEE None Met 3/1/2004 KSM 3/9/2004 ST 26. The applicant shall either place the existing overhead utility lines along SW Sattler Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,the amount will be $10,367.50 and it shall be paid prior to approval of the final plat. 1 GPS COORDINATES None Met 3/3/2004 KSM 3/9/2004 ST 27. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system(GPS)geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates,the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: -GPS tie networked to the City's GPS survey. -By random traverse using conventional surveying methods. Page 3 of 4 CaseConditions..rpt CITY OF TIGARD '/LL/Lull'* 13 12 5 SW Hall Blvd. 8:44:15AM iti,,,,r . ,,, Tigard, Oregon 97223 1�1 (503) 63 9-4 17 1 f Receipt #: 27200400000000001980 , Date: 05/12/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2003-00006 [BIKE]Bike Striping 200-0000-451000 1,190.00 SUB2003-00013 [EADDRE]Address Fee 100-0000-433070 600.00 SUB2003-00013 [BIKE]Bike Striping 200-0000-451000 879.00 Line Item Total: $2,669.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check BEACON HOMES NW cac 7467 In Person 1,190.00 Check BEACON HOMES NW cac 7468 In Person 600.00 Check BEACON HOMES NW cac 7469 In Person 879.00 Payment Total: $2,669.00 Page 1 of 1 cReceipt.rpt • • 7467 BEACON HOMES NORTHWEST, INC. STERLING SAVINGS BANK 4728 NE SANDY BLVD P.O. BOX 407 PORTLAND,OR 97213 WILSONVILLE,OR 97070 (503)287-2076 DATE: AMOUNT r•' e h S f# , S s r t t 1 x . '� ' 05/11/2004 ******* f $1,190.00 PAY: EXACTLY ONE THOUSAND ONE HUNDRED NINETY DOLLAR' s?"A:f' .f: c City of Tigard z _ t TO THE 13125 SW Hall Blvd ` ''' ORDER . 'rte '.4. c OF Tigard OR 97223 S. *' VOID AFTER 6 MON m u. Memo: bike lane striping Kessler 1 = UTA HORIZ SIGNATURE A CITY OF TIGARD 5/14/2004 13125 SW Hall Blvd. 4:25:46PM / Ti and Oregon 97223 . '��� (503) 63 9-4 17 1 Receipt #: 27200400000000002065 Date: 05/14/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2003-00006 [LANDUS] SUB FINAL PLAT REV 100-0000-438000 501.00 Line Item Total: $501.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check BEACON HOMES NORTHWEST ST 7502 By Mail 501.00 INC Payment Total: $501.00 7502 BEACON HOMES NORTHWEST, INC. STERLING SAVINGS BANK 4728 NE SANDY BLVD P.O.BOX 407 PORTLAND,OR 97213 WILSONVILLE,OR 97070 (503)287-2076 ti.:,: , ,;,:r % DATE: AMOUNT 3 05/14/2004 *********$501.00 ci To EXACTLY FIVE HUNDRED ONE DOLLARS .. S PAY: ,, r. . . 8 mosmadra „, TO THE I ORDER City of Tigard * ,4 OR SW Hall Blvd OF: Slifi Tigard OR 97223 ?• -' VOID AFTER NT S ? AUT IZED SIGNATURE Page 1 of 1 cReceipt.rpt }itf3..).az3-two PACIFIC NORTHWEST TITLE TRI-COUNTY 9020 SW Washington Sq.Rd. Suite 220 Tigard, OR 97223 Title: (503)350-5040 Fax: (503)226-6489(503)226- ` 6489 PACIFIC NORTHWEST TITLE of Oregon,Inc. PRELIMINARY SUBDIVISION GUARANTEE 5th SUPPLEMENTAL REPORT Order No.: 03237948-W Premium: $350.00 PROPOSED PLAT "Kessler Estates" Pacific Northwest Title Guarantees: Date: May 19, 2004 The Oregon Real Estate Commissioner, and any County or City within which said subdivision or proposed subdivision is located. That according to the public records which impart constructive notice of matters affecting title to the premises hereinafter referred to, we find: That the last Deed of record runs to: BEACON HOMES NW, INC., an Oregon corporation We also find the following apparent encumbrances, which includes "Blanket Encumbrances" as defined by ORS 92.305(1), and also easements, restrictive covenants and right of way prior to May 11, 2004, the effective date of this report: 1. Unpaid taxes for 2003-2004: Levied Amount : $3,681.51, plus interest and fees, if any Account No. : 2S1 11DB 13400 Levy Code • 023.74 Key No. • R500336 2. Unpaid taxes for 2003-2004: Levied Amount : $3,531.30, plus interest and fees, if any Account No. : 2S1 11DB 13400 Levy Code • 023.74 Key No. • R500363 3. City liens, if any, of the City of Tigard. 4. The herein described premises are within the boundaries of and subject to the statutory powers, including the power of assessment, of Clean Water Services. Pacific Northwest Title Insurance Company PAGE 1 of Preliminary Subdivision Guarantee No.03237948-W r ' PRELIMINARY SUBDIVISION GUARANTEE (CONTINUED) 5. Rights of the public in and to any portion of the herein described premises lying within the boundaries of SW Sattler Street (CR 727). 6. Line of Credit Trust Deed, including the terms and provisions thereof to secure the amount noted below and other amounts secured thereunder, if any: Grantor : Beacon Homes Northwest, Inc., an Oregon corporation Trustee • Pacific Northwest Title Beneficiary : Sterling Savings Bank Dated • May 02, 2003 Recorded • May 02, 2003 Fee No. • 2003-069942 Amount • $966,450.00 Loan No. : 158082745 7. Trust Deed, including the terms and provisions thereof to secure the amount noted below and other amounts secured thereunder, if any: Grantor : Beacon Homes Northwest, Inc., an Oregon corporation Trustee • Pacific Northwest Title of Oregon, Inc. Beneficiary : Sterling Savings Bank, a Washington corporation Dated • July 29, 2003 Recorded • July 31, 2003 Fee No. • 2003-126531 Amount : $448,500.00 Loan No. • 158086415 (Affects the Northwest portion of said property) NOTE: The Oregon Corporation Commission disclosed that BEACON HOMES NORTHWEST, INC., is an active Oregon corporation: Filed : May 14, 1999 Registered Agent : Lawrence Evans President : Peter A. Kusyk Secretary : Kurt H. Dalbey We have also searched our General Index for Judgments and State and Federal Liens against the grantees names in the last deed of record above and find: NONE The premises are in the County of Washington and are described as follows: See Exhibit A attached hereto and made a part hereof Pacific Northwest Title Insurance Company PAGE 2 of Preliminary Subdivision Guarantee No.03237948-W PRELIMINARY SUBDIVISION GUARANTEE (CONTINUED) THIS IS NOT A REPORT issued preliminary to the issuance of a Title Insurance Policy. Our search is limited to the time specified in this Guarantee and the use hereof is intended as an informational report only, to be used in conjunction with the development of Real Property. Liability hereunder is limited to an aggregate sum of not to exceed $1,000.00. PACIFIC NORTHWEST TITLE OF OREGON, INC. By Linda Lock Title Officer LL:mlj cc: Pacific NW Title— Land Development Attn: Tracy Lynch (via e-mail only) cc: Washington County Surveyors Office Attn: Malcolm Clark (via e-mail only) • Pacific Northwest Title Insurance Company PAGE 3 of Preliminary Subdivision Guarantee No.03237948-W Exhibit A A portion of a tract of land described in Document Number: 92-038917, Washington County Deed Records, and more particularly described as follows: COMMENCING a the Southwest corner of Lot 3, LAUNALYNDA PARK as said subdivision is recorded in the Washington County Book of Town Plat ins Volume 41, Page 16; thence South 00°56'33" West a distance of 149.78 feet to a point on the Northerly right-of-way line of Sattler Street; thence North 89°53'00" West, along said right-of-way line, a distance of 379.19 feet to a point; thence North 00°54'21" East a distance of 264.94 feet to a point; thence North 89°53'00" West, a distance of 2.93 feet to a point; thence North 00°54'21" East, a distance of 102.02 feet to a point; thence North 89°42'09" East a distance of 382.41 feet to a point on the West line of said LAUNALYNDA PARK subdivision; thence South 00°56'33" West, along the West line of said subdivision, a distance of 219.92 feet to the point of beginning. The above described parcel of land, contained 3.21 acres, is located in the Northeast quarter of Section 11, Township 2 South, Range 1 West, Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon. 3A BOO? OOOOco Washington County,Oregon 2004-055771 05/19/2004 12:06:05 PM S D-ER Gr(a1 Stn•10 KIMOCRLYO $25.00$6.00$11.00-Total•$42.00 AFTER RECORDING, RETURN TO: -gal Q l' trlr. 4i N wf�V '�n S� 00585698200400557710050050 I,Jerry Hanson,Director of A mint and Taxation yq: and Ex-Officio County Clark for Washington County, Oregon,do hereby certify that the within Instrument of rC5'(A) t wiling was received and recorded In the book of ,� ✓ ! ` •--��+��� � records of said county. v ` + p L� ( Jerry R.Hanson,Director M,R msnt and Taxation, : c'ENA V t.C. i 1-• Ci7 d Ex•Of}Iclo County Clerk AGREEMENT FOR TERMINATION OF AN EASEMENT This agreement is made between TIGARD TUALATIN SCHOOL DISTRICT, successor to Union High School District No. 3JT(DISTRICT)and BEACON HOMES NORTHWEST, an Oregon corporation, also known as Beacon Homes NW, Inc., an Oregon corporation (BEACON). DISTRICT owns certain real property described as: SEE ATTACHED EXHIBIT A BEACON owns certain real property described as: SEE ATTACHED EXHIBIT B DISTRICT is the successor in interest to property originally owned by Anna Kessler. BEACON is the successor in interest to property originally owned by Julius B. Kessler and Rita M. Kessler. On May 24, 1957, in Book 394, Page 316, Anna Kessler conveyed the property described on Exhibit B plus additional property to Julius and Rita M. Kessler. Anna Kessler reserved an easement (EASEMENT) for road purposes for the benefit of the property described on Exhibit A over the east 25 feet of the property described on Exhibit B. DISTRICT and BEACON now desire to terminate the EASEMENT. TERMINATION OF EASEMENT AGREEMENT Page 1 2004-66771 NOW, THEREFORE, for valuable consideration the receipt and sufficiency of which is hereby acknowledged, DISTRICT hereby terminates, releases and relinquishes any and all rights DISTRICT now has in and to the EASEMENT that is located upon and encumbers the property which is described on Exhibit B and grants, bargains and conveys to BEACON all right, title and interest to the EASEMENT which is located upon and encumbers the property described on EXHIBIT B, including any after acquired interest. By its signature to this instrument, BEACON accepts the termination of easement and the rights conveyed to it. It is understood by the parties that this agreement constitutes the whole agreement between the parties regarding the termination of the easement. Dated: ""r' 7 / , 2'0 2segor--• Ti 'Puaiatin chool District By: 57Y1F/,/2 f •46*, Di t te/mc v< nt name&title) j Beacon Homes North st, an Oregon corporation By: Peter Kusyk, President TERMINATION OF EASEMENT AGREEMENT Page 2 1111111111111111111111111 III 2004-55771 STATE OF (O A° " ) ss. COUNTY OF Personally appeared Peter Kusyk, did say that the he is the president of Beacon Homes Northwest, Inc., an Oregon corporation and that said instrument was signed and sealed in behalf of said corporation by authority of its board of directors; and he acknowledged said instrument to be its voluntary act and deed. Before me: is OFFICIAL SEAL TRACY M LYNCH � � NOTARY PUBLIC-OREGON �� A(1�LJ �„,” COMMISSION NO.358785 N TARY1BLIC FOR 01 MY COMMISSION EXPIRES JUNE 19,2006 .�l f � My commission expires: WJ I,) 10.(4,5- ) 1 t STATE OF OREGON ) �D )ss. COUNTY OF L[,ed�f44 ) On this , , 2004, personally appeared the herein ' 7 s,1, in 4,i4 capacity as the s2. ::.7/mow i of Tigard Tualatin School District who ac .wledged the -rein 'I trument to be �.tS voluntary act and deed. tfeelZ+� apil-a f froj cr 3 Before me: OFFICIAL SEAL ^� _ KATIE FRAHM ` NOTARY PUBLIC-OREGON � MY COMMISSION EXPSROS N O'373981 oV 23,2007 NO RY PUB IC FOR THE STATE OF OREGON My Commission Expires: (-#.14./.4.44/' Z3, TERMINATION OF EASEMENT AGREEMENT Page 3 111111111111111111111101 2004-66771 EXHIBIT A Parcel 1 The North 702 feet of the following described tract: Being a part of the Donation Land Claim of Solomon and Elizabeth Richardson in Section 11, Township 2 South of Range 1 West of the Willamette Meridian in said County and State: Commencing at a point in the North line of said claim 28.57 1/2 chains West of the Northeast corner of said claim: thence running South 16.298 chains; thence West 5.71 '/4 chains; thence North parallel with the East line of said claim 16.266 chains to the North line of said claim; thence East on said North line of claim 5.71 1/4 chains to the place of beginning. Parcel 2 The North 702 feet of the following described tract: Being a part of the Donation Land Claim of Solomon and Elizabeth Richardson in Section 11,Township 2 South of Range 1 West of the Willamette Meridian in said County and State: Commencing at a point in the North line of said claim 34.2875 chains West of the Northeast corner of said claim; thence South parallel with the East line of said claim, 16.266 chains; thence West parallel with the North line of said claim 6.06 chains to the division line between the East half and the West half of said claim; thence North 16.25 chains to the North line of said claim; thence East on said North line 6.25 chains to the place.of beginning. TERMINATION OF EASEMENT AGREEMENT Page 4 11111111 1111E 11111111111 ICI 2004-55771 • EXHIBIT B A tract of land in Section 11, Township 2 south, Range 1 West of the Willamette Meridian, within the Solomon Richardson Donation Land Claim No,. 44, in the City of Tigard, County of Washington and State of Oregon, described as follows: Beginning at a point in the North line of the Solomon Richardson Donation Land Claim No. 44 a distance of 34.2875 chains West of the Northeast corner thereof; thence South, parallel with the East line of said claim, 702.77 feet to the true point of beginning herein; thence continuing South, parallel with said claim line, 370.786 feet; thence West, parallel with the North line of said claim, 234.96 feet to the Southeast corner of a tract conveyed to Arthur Lehr, et ux, by Deed Book 252, Page 17; thence North,parallel with the East line of said claim, 370.786 feet; thence East,parallel with the North line of said claim, 234.96 feet to the true point of beginning. TERMINATION OF EASEMENT AGREEMENT Page 5 SIGN COMPLIANCE AGREEMENT Witnesseth: This agreement dated 2004 between the City of Tigard, as a municipality of the State of Oregon, hereinafter termed the "City", and Beacon Homes NW Inc., hereinafter termed the "Developer". WHEREAS, the Developer has applied to the City for approval of a Subdivision known as Kessler Estates located in Township Two (2) South, Range One (1) West, Section Eleven (11), 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: Beacon Homes NW Inc. B y: /41-14 The City of Tigard: By: IA) i % v (Attached Notary Acknowledgement hereto) "A OFFICIAL SEAL WENDY LITZ ' NOTARY PUBLIC-OREGON `��� COMMISSION NO,351523 MY COMMISSION EXPIRES NOV.1,2005 ;1; Ft (i2 • BEACON 6 HOMES NORTHWEST VCSUF June 28, 2004 To: Mike White From: Peter Kusyk Pages (including cover): 4 Re: Subdivision Tree Mitigation Bond • 6) )2"- 761 k(' 44- 25115 S.W. PARKWAY AVE., SUITE C • PO BOX 407 • WILSONVILLE, OR 97070 (503) 570-8828 • FAX (503) 570-8869 CCB#151251 Bond No. 5563285 SUBDIVISION TREE MITIGATION BOND Developers Surety and Indemnity Beacon Homes NW Inc. , as principal("Principal") , and Company , a corporation authorized to conduct a general surety business in the State of Oregon, as surety ("Surety"), are jointly and several bound to the City of Tigard, an Oregon municipal corporation as obligee("City"), in the sum of Fifteen Thousand Dollars($15,000) to assure compliance with the Tree mitigation requirement for 120 caliper inches removed from the Kessler Estates I and II Subdivisions. Principal is constructing site improvements in the Kessler Estates I and II Subdivisions in the City and is obligated to take certain actions to protect existing trees as set out in the conditions of approval (Case Files SUB2003-00006 and SUB 2003-00013) and approved construction plans. If Principal fails to comply with all terms and conditions of the Subdivision approval,Principal shall pay the mitigation equivalent assessed at $125.00 per caliper inch. In the event Principal fails to complete required tree mitigation, Surety shall pay the mitigation fee-in-lieu on written demand by the City, up to the full amount of this bond. Surety's total obligation shad not exceed $15,000. On full and satisfactory completion of Principal's obligations under the subdivision approval, City shall release this bond. The City shall have 90 days from notice from Principal that the work has been completed to verify compliance with the subdivision approval and release the bond, The City shall have no obligation to release the bond if the subdivision approval has not been fully complied with. In the event that an action is filed relating to this bond, the City, if it is the prevailing party,shall be entitled to recover reasonable attorney fees,Witness costs, and expert witness costs, in addition to all other rights and remedies. DATED this 22nd day of June , 2004. Beacon Homes NW Inc. (Principal) By: . (Title) A TRUE COPY OF THE POWER OF ATTORNEY AUTHORIZING EXECUTION OF THIS BOND ON BEHALF OF SURETY SHALL BE ATTACHED Developers Surety and Indemnity Company , , , • , \ A (Surety) ,:,' 1.(Attomey in Fact) Tamari A. /Ri,g•isen c ,c : i:• ti,>;' Five Centerpointe Drive, Sut • 530 `(1 v< 2 0 vswego, OR 97035• • 7 Y. o • • • POWER OF ATTORNEY FOR DEVELOPERS SURETY AND INDEMNITY COMPANY INDEMNITY COMPANY OF CALIFORNIA PO BOX 19725.IRVINE.CA 92623 (949)263-3300 KNOW ALL MEN BY TI IESE PRESENTS. that except as expressly limited. DEVELOPERS SURETY AND INDEMNITY COMPANY and INDEMNITY COMPANY OF CALIFORNIA.do each.hereby make,constitute and appoint: ***John D. Klump, Vicki L. Nicholson, Philip O. Forker, Gloria Bruning, Richard W. Kowalski, Tamara A. Ringeisen, Colleen A. Bradshaw, Ray M. Paiement, jointly or severally*** as their true and lawful Attorney(s)-in-Fact,to make,execute,deliver and acknowledge.for and on behalf ot'said corporations,as sureties,bonds,undertakings and contracts of suretyship giving and granting unto said Attorney(s)-in-Fact full power and authority to do and to perform every act necessary.requisite or proper to he done in connection therewith as each of said corporations could do,but reserving to each of said corporations full power of substitution and revocation,and all of the acts of said Attorneys)-in-Fact,pursuant to these presents.are hereby ratified and confirmed. This Power of Attorney is granted and is signed by facsimile under and by authority of the following resolutions adopted by the respective Board of Directors of DEVELOPERS SURETY AND INDEMNITY COMPANY and INDEMNITY COMPANY OF CALIFORNIA.effective as of November I.2000: RESOLVED,that thc Chairman of the Board,the President and any Vice President of the corporation he.and that each of them hereby is.authorized to execute Powers of Attorney,qualifying the attorneys)named in the Powers of Attorney to execute,on behalf of the corporations.bonds,undertakings and contracts of suretyship:and that the Secretary or any Assistant Secretary of the corporations he.and each of them hereby is.authorized to attest the execution of any such Power of Attorney: RESOLVED. FURTI IER.that the signatures of such officers may be affixed to any such Power of Attorney or to any certificate relating thereto by facsimile,and any such Power of Attorney or certificate hearing such facsimile signatures shall he valid and binding upon the corporation when so affixed and in the future with respect to any bond.undertaking or contract of suretyship to which it is attached. IN WITNESS WHEREOF.DEVELOPERS SURETY AND INDEMNITY COMPANY and INDEMNITY COMPANY OF CALIFORNIA have severally caused these presents to he signed by their respective Executive Vice President and attested by their respective Secretary this I st day of October.2003. ,,,,,,, By: ,.soty AND /o,, �PANYO David H.Rhodes,Executive Vice-President ;•`yJQ:��40Rq'•F9y•. GC' pPPOggr Gs Ake" Zetirt as 10 'tic W 1967 By.Walter A.Crowell,Secrete �j�i 1 9 3 6 ;D= - cqC/FOPS\ a2 Secretary %7iO. /OW A, ad STATE OF CALIFORNIA )SS. COUNTY OF ORANGE ) On October I,2003.before me,Diane J.Kawata.personally appeared David H. Rhodes and Walter A.Crowell,personally known to me(or proved to me on the basis of satisfactory evidence)to he the persons whose names are subscribed to the within instrument and acknowledged to me that they executed the same in their authorized capacities,and that by their signatures on the instrument the entity upon behalf of which the persons acted,executed thc instrument. WITNESS my hand and official seal. � �. DIANE J.KAWATA G coMM..1334746 '� Notary Public - California /`,1^°( ..9 ORANGE COUNTY Q signature ` My Comm.Expires JAN.6,2006 CERTIFICATE The undersigned-as Senior Vice-President.Underwriting of DEVELOPERS SURE1TY AND1Nq iraNITY COMPANY and INDEMNITY COMPANY OF CALIFORNIA.does hereby certify that the foregoing Power of Attorney remains ii,kful.tc;kce and 4ha}ixi i^fin revoked,and furthermore.that the provisions of the resolutions of the respective Boards of Directors of said corporations set forth in,_he'Pow of At#6rpe, ,ire'ir force as of the date of this Certificate. This Certificate is executed in the City of Irvine,California.the 22nd flay tit; • c :T11lYle'• 2004 . II •• \ J By W ^�"'r'_"" ;,N• • Wesley W.Cowling enior Vice-President.Underwri n g 1D-1380(Rev. 10/03) RICO -auto DISCLOSURE RIDER Terrorism Risk Insurance Act of 2002 The Terrorism Risk Insurance Act of 2002 created a three-year program under which the Federal Government will share in the payment of covered losses caused by certain events of international terrorism. The Act requires that we notify you of certain components of the Act, and the effect, if any, the Act will have on the premium charged for this bond. Under this program, the Federal Government will cover 90% of the amount of covered losses caused by certified acts of terrorism, as defined by the Act. The coverage is available only when aggregate losses resulting from a certified act of terrorism exceed $5,000,000.00. Insurance carriers must also meet a variable deductible established by the Act. The Act also establishes a cap of $1,000,000,000.00 for which the Federal Government or an insurer can be responsible. Participation in the program is mandatory for specified lines of property arid casualty insurance, including surety insurance. The Act does not, however, create coverage in excess of the amount of the bond, nor does it provide coverage for any losses that are otherwise excluded by the terms of the bond, or by operation of law. No additional premium has been charged for the terrorism coverage required by the Act. Developers Surety ail Indernimiiv£ompanv Indemriity etnpativ,of C*iro$i ;•17780 Fitch �a�e,C_k:O i4 C City of Tigard, Oregon 13125 SW Hall Blvd. • Tigara, .>R 97223 n November 20, 2006 • • Peter Kusyk FILE COPY TIGARD Beacon Homes Northwest 12703 NW 67th Avenue Tigard, OR 97223 Dear Peter, This letter confirms that the City of Tigard approves the tree mitigation site for the approved Kessler Estates Subdivision(SUB2003-00006) and Kessler Estates II Subdivision(SUB2003-00013). The decisions approving Kessler Estates and Kessler Estates II required mitigation of 120 caliper inches total. The responsible party shall plant 120 caliper inches on the rear property lines of Lots 1 through 9 in the approved Lady Apple Subdivision(SUB2005- 00004). The responsible party shall provide a mitigation plan showing the type and location of the mitigation trees. The City recommends the following guidelines for tree species diversity: o No more than 30%of any one family be planted onsite. o No more than 20%of any one genus be planted onsite. o No more than 10%of any one species be planted onsite. The Project Arborist shall notify the City in writing that the trees have been planted using proper methods. Upon receiving this notification and staff's verification of the completed planting,the City will release the $15,000 bond. Thank you for your cooperation. If you have any questions, feel free to call me at (503) 718-2712. Sincerely, . /44 Emily Eng Assistant Planner Cc: Mike White, City of Tigard Dick Bewersdorff, City of Tigard Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772