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06/18/2007 - Packet • • TIGARD PLANNING COMMISSION AGENDA JUNE 18, 2007 7:00 p.m. TIGARD TIGARD CIVIC CENTER—TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. COMMUNICATIONS AND COMMITTEE REPORTS 4. APPROVE MINUTES 5. PUBLIC HEARING 5.1 SUBDIVISION (SUB) 2006-00011/PLANNED DEVELOPMENT REVIEW (PDR) 2006-00002/SENSITIVE LANDS REVIEW (SLR) 2006-00011 FERN HOLLOW SUBDIVISION—Continuation from May 7, 2007 REQUEST: The applicant requests approval of a 7-lot Subdivision and Planned Development (PD) on 1.59 acres. The lots are proposed to be developed with detached single- family homes. Lot sizes within the development are proposed to be between 3,496 and 5,964 square feet. Sensitive Lands Review is required for slopes greater than 25%. LOCATION: The project is located south of SW Durham Road at the terminus of SW Copper Creek Drive; WCTM 2S114BA,Tax Lot 15300. ZONING/COMPREHENSIVE PLAN DESIGNATIONS: 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. R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Planned Development; PD. The purposes of the PD Overlay zone are to provide a means for creating planned environments through the application of flexible standards which allow for the application of new techniques and new technology in community development which will result in a superior living arrangement; to facilitate the efficient use of land; and to preserve to the greatest extent possible, the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site, among other purposes. APPLICABLE REVIEW CRITERIA: Community Development • • Code Chapters 18.350, 18.360, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. 6. COMPREHENSIVE PLAN UPDATE 7. OTHER BUSINESS 8. ADJOURNMENT • • CITY OF TIGARD PLANNING COMMISSION Meeting Minutes June 18, 2007 1. CALL TO ORDER President Inman called the meeting to order at 7:00 p.m. The meeting was held in the Tigard Civic Center,Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Inman; Commissioners Anderson, Caffall, Doherty,Fishel, Hasman, Muldoon,Vermilyea, and Walsh Commissioners Absent: Staff Present: Dick Bewersdorff,Planning Manager; Gary Pagenstecher,Associate Planner; Ron Bunch, Long Range Planning Manager;Darren Wyss,Associate Planner;Kim McMillan, Development Review Engineer;Doreen Laughlin,Administrative Specialist II; Jerree Lewis, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS AND COMMITTEE REPORTS Commissioner Walsh reported on the Tree Board. He advised that they plan to come back to the Planning Commission sometime during the summer (possibly in July) to provide an update and get input from the Commission. 4. APPROVE MEETING MINUTES It was moved and seconded to approve the May 21,2007 meeting minutes as submitted. The motion passed by a vote of 8-0. Commissioner Caffall abstained. 5. PUBLIC HEARING 5.1 SUBDIVISION (SUB) 2006-00011/PLANNED DEVELOPMENT REVIEW (PDR) 2006-00002/SENSITIVE LANDS REVIEW (SLR) 2006-00011 FERN HOLLOW SUBDIVISION—Continuation from May 7, 2007 REQUEST: The applicant requests approval of a 7-lot Subdivision and Planned Development (PD) on 1.59 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 3,496 and 5,964 square feet. Sensitive Lands Review is required for slopes greater than 25%. LOCATION: The project is located south of SW Durham Road PLANNING COMMISSION MEETING MINUTES—June 18,2007—Page 1 • • at the terminus of SW Copper Creek Drive;WCTM 2S114BA,Tax Lot 15300. ZONING/COMPREHENSIVE PLAN DESIGNATIONS: 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. R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Planned Development; PD. The purposes of the PD Overlay zone are to provide a means for creating planned environments through the application of flexible standards which allow for the application of new techniques and new technology in community development which will result in a superior living arrangement; to facilitate the efficient use of land; and to preserve to the greatest extent possible, the existing landscape features and amenities through the use of a planning procedure that can relate the type and design of a development to a particular site, among other purposes. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.360, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. Commissioners Fishel,Anderson, Muldoon and Doherty reported site visits. Commissioner Fishel advised that she was absent from the May 7th meeting,but has listened to the audio tapes of the meeting and has reviewed all the materials. She would like to participate in tonight's meeting. STAFF REPORT • Gary Pagenstecher referred to his June 11th memo to the Planning Commission. He noted that the applicant has submitted a revised narrative and supplementary materials for the development. The proposal is now for a 6-lot subdivision. The revised proposal is largely consistent with standards,with the exception for access to lots 3, 4, and 5. Two areas that remain for Planning Commission discretion include the buffer from Durham Road and pedestrian connections to the open space. He advised that staff originally recommended denial, but is now recommending approval. APPLICANT'S PRESENTATION Ken Sandblast, Planning Resources, Inc., 7160 SW Fir Loop, Suite 201, Portland 97223, reviewed the revised submittal materials and responses to previous Planning Commission questions. He noted that some of the slopes are in excess of 67% and he still does not PLANNING COMMISSION MEETING MINUTES—June 18,2007—Page 2 • • believe that it is feasible to construct a pedestrian path there. He would like this condition of approval removed. He reported that Tract B is a private street. Sandblast advised that the entire vegetative corridor boundary area is regulated by Clean Water Services (CWS). There will not be any retaining walls with double digit heights. For the most part, the building setbacks will be 8' or greater. The reduction in density did not change the road location or the utility design. He noted that there is a shared driveway easement for lots #3 and #5. The retaining wall has been relocated and is entirely within lots #4 and #5. Mr. Sandblast believes the purpose of a PD is to allow flexibility for sites with a lot of restrictions or constraints. This site has topography, configuration, existing access, natural resources, and existing CC&R issues. The benefits to Tigard for this PD include building more compatible detached homes rather than attached housing; extensive buffering of the drainage way; and protection of existing vegetation. One Commissioner agreed that this is a challenging development spot and noted that the land on the slope is already protected. That land can't be developed. He likes the idea of less development (5 lots rather than 6), so more trees could be preserved. Sandblast provided details about protection of the site and the grading and erosion control plan. Gary Darling, DL Design Group, Inc., 9045 SW Barbur Blvd., Suite 101, Portland 97219, advised that the plans the Commissioners had were preliminary plans. There is a condition of approval to prepare a 1200C application, requiring detailed drawings for erosion measures. They also have to provide a plan showing the site as it is, stockpile locations, and hazardous materials locations. They cannot get a permit until they provide this detailed set of erosion plans. It was advised that a path to the creek is not allowed per CWS. The applicant was asked if they had considered 5 lots instead of 6. Mr. Sandblast answered that they have already gone from 7 to 6 lots and that going fewer would probably not pencil out economically. They are meeting the minimum density requirement at 6 lots. They had looked at other options for layout of the development, but didn't see a dramatic difference. Gary Pagenstecher provided information on how density is calculated. He said it is figured on net buildable area. Density transfers can be added. For this site, 5 is the minimum supported in the code. He believes there's a benefit to it. Barring that benefit, no other one has been articulated that isn't already protected under CWS. From the Planned Development point of view, based on discussions the Commission has had, there is a compelling reason to consider reducing the number of lots. PLANNING COMMISSION MEETING MINUTES—June 18,2007—Page 3 • • Dick Bewersdorff recommends allowing 6 units. The developer has followed the previous Planning Commission recommendation to reduce the number of lots and to ask for another reduction would be inappropriate. Commissioner Walsh disagreed, saying that they did not have all the information originally, so they could not make a determination earlier. He does not think it is too late to ask for 5 lots. Bewersdorff responded that,given the process and the difficulty with developing this site, unless the Commission has specific experience in designing subdivisions, it's not an appropriate request. Mr. Darling said that he believes a fence would be required along the buffer. Kim McMillan provided information on required erosion control measures and permits. She detailed the permit and inspection process. Mr. Sandblast handed out his proposed list of revised conditions of approval (Exhibit A). He discussed the proposed changes with the Commission. PUBLIC TESTIMONY— IN FAVOR Scott Haning, 13325 SW Genesis Loop,Tigard OR 97223, testified that he is the owner of the property. He conveyed the steps he went through trying to design the project and going from 7 lots to 6. He described his plans for the property and advised that he intends to save whatever trees he can. He noted that there are certain CC&Rs that he has to follow. Justin Geel, 7403 Bradmar Dr., Edmonds,WA 98026, advised that he is the nephew of the owner and will be the developer. He reported that for most developments, the last 1-2 units end up being the profit for the development. He is comfortable with 6 units, but will have a difficult time doing just 5. The purpose of this development is to provide something that is aesthetically pleasing, green, and profitable to the local residents. They will do everything possible to save trees. He advised that he intends to begin using materials that are green, renewable, or recyclable for units he is currently developing in Seattle. His goal is to leave most of the area natural and not to encroach upon the greenspace. Braden King, 1322 4th Ave. NW, Seattle, WA 98177, signed up to speak, but chose not to. PUBLIC TESTIMONY— IN OPPOSITION Greg Sorenson, 16260 SW Copper Creek Dr., Tigard 97224 spoke about a past windstorm in the area and the need for buffering to protect trees. He expressed concerns about the impact to livability and extra traffic from this new development. He described existing traffic problems in the neighborhood and provided details about past erosion problems further south on Copper Creek. The creek has eroded property and the Homeowners' Association has used neighborhood funds to help with restoration of property. Chris Edmonds, 10065 SW Kent Place,Tigard 97224 testified that she wrote the letter that was sent to the Commission on May 8th [in the Commissioners' packets]. She believes the PLANNING COMMISSION MEETING MINUTES—June 18,2007—Page 4 • • development needs to fit in with the character of the existing neighborhood. She does not like small 3,500 square foot lots. She is also concerned about the setbacks. Commissioner Doherty advised that with the revised plan, the lots are now 5,000-6,000 square feet. APPLICANT'S REBUTTAL Ken Sandblast noted that the developer has to follow what the code requires. The Planned Development code gives the ability to be flexible. He does not believe that the result of removing another lot would be dramatically different. The traffic issue would not significantly change between 6 lots and 5 lots. The local street will not be over capacity. He • requested that the Commission approve the subdivision as revised. Kim McMillan advised that because there are more than 2 lots sharing an access, it needs to be on a private street. The private street could extend to just the south end of lot #3. The sidewalk, which is required by code, could be on one side. That could meet the criteria for access and lot #5 could access off of Tract B. President Inman said the sidewalk seems to go from somewhere to nowhere and wonders if it adds needless impervious area. Staff advised that the sidewalk requirement is a guideline, so it is within the Planning Commission's authority to waive the sidewalk requirement. No sidewalk will be required. PUBLIC HEARING CLOSED The Commissioners expressed their appreciation to the applicant for thoroughly responding to their earlier questions, for designing a development with larger lots, and for considering "green" development. Staff was asked about the conditions of approval. The applicant had asked for strikeouts of conditions #18 and #27. Staff advised that conditions #1, 2, 14, 27, 41, 43 could either be stricken or left as is because the applicant has done them. It was advised that the Homeowners'Association has access to maintain the trees by the creek. It was noted that a potential pedestrian crossing of the creek is not being required as a part of this development;it is not appropriate to address this as part of the approval. Approval of the development does not change the public's right to access that area. It was suggested that when there's a continuation of a public hearing, the land use sign be put up on the property again so citizens could be aware of another hearing. Commissioner Vermilyea moved to approve Subdivision (SUB) 2006-00011/Planned Development Review (PDR) 2006-00002/Sensitive Lands Review (SLR) 2006-00011, subject to the findings in the original staff report, plus the findings that were provided by the applicant, and as amended at the meeting. Commissioner Hasman seconded the motion. The motion passed unanimously. PLANNING COMMISSION MEETING MINUTES—June 18,2007—Page 5 • • 6. COMPREHENSIVE PLAN UPDATE Darren Wyss provided an update on the Comprehensive Plan Update project. He reported on the Policy Interest Team meetings, future meeting scheduling, and responses to comments made at the May 21St Planning Commission meeting [memo to the Planning Commission is included in their packet materials]. Ron Bunch advised that the Policy Interest Team meetings are open to the public and the Commissioners are welcome to attend and contribute if they choose. The Commission asked that key words, such as sustainability,be defined as they will be used within the Plan. That way, someone one else won't make their own definition of those words. Wyss advised that the Plan will have a definition section, so everything will be covered. Wyss noted that the purpose of the Policy Interest Teams is for citizens to tell us what they want to see in the community and help us craft their ideas into policies or action measures. 7. OTHER BUSINESS Ron Bunch reported that recommendations for Downtown Urban Design Standards will be coining to the Commission shortly. He also talked to the Commission about training with an outside consultant. The Commission decided to hold a training session on July 2nd, from 6:00 p.m. to 9:00 p.m. 8. ADJOURNMENT The meeting adjourned at 9:25 p.m. Jerre- Lewis,Planning Commission Secretary A'fl'EST: President Jodie Inman PLANNING COMMISSION MEETING MINUTES—June 18,2007—Page 6 • • • _ • J . P P CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY O■SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL-ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any support ing documents and/or plans that address the following requirements to the CURRENT' PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 3. Prior to commencing any site work,the applicant shall submit a cash assurance for the value of the required tree mitigation for $34,200 (228 caliper inches x $125/caliper inch). Trees planted for mitigation on the site or off site in accordance with 18.790. 60 (D) will be credited against the cash assurance, for two years following final occupancy inspection (a mitigation plan shall be submitted for review and approval to the City Forester). After such time, the remaining value of the cash assurance willbe retained by the City as a fee in-lieu of planting. 4. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. 5. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. The following note shall be placed on the final construction documents: Notwithstanding any other provision of this tide, any,p found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include,but not be limited to,the following. A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant AppraisaL 6. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the Planning Staff for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 2 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 7. Prior to issuance of building permits and any Certificates of Occupancy, the applicant shall ensure that the Project Arbonst has submitted written reports to the P ing Staff, at least, once every two weeks, from initial tree protection zone (IPZ) fencing ins k Planning through building construction,as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by the Planning Staff at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the Planning Staff and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction,and determine if any part of the Tree Protection Plan has been violated. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover public utility extensions and work in the public right-of-way. Six (6) 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.tigard-orgov). 9. The PFI permit plan submittal shall indude 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. 10. The applicant shall provide a construction vehide 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. 11. 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. 12. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Durham Road as a part of this project A. street trees in the planter strip spaced per TDC requirements. 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. 14. The applicant's construction drawings shall show the private sidewalk outside of the public ROW and on the applicant's property only. • FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 3 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 15. Sanitary sewer and storm drainage details shall be provided as part of the Public Facility Improvement (PFI) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PFI) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 16. 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. 17. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval 18. The applicant's engineer shall revise the water quality plans, replacing the Stormwater Management Manhole with another option for approval by the City Engineering staff. 19. An erosion control plan shall be provided as part of the Public Facility Improvement (PH) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 20. 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. 21. The applicant shall incorporate the recommendations from the submitted geotechnical report by Carlson Geoterhnical, dated June 16, 2006, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the UBC. A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. 22. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 23. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project 24. 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. FERN HOLLOW SUBDIVISION STAFF REPORT(5UB2006-00011) PAGE 4 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • , THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporti4 documents and/or plans that address the following requirements to the CURRENT' PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 25. The visual clearance area for the proposed private street intersecting SW Copper Creek Drive shall be shown on the final plat. 26. Prior to final plat, the applicant shall provide a plat name reservation from Washington County. 27. Prior to final_�pplat, the applicant shall provide a pedestrian connection on a public easement or right-of-way from the proposed private street to a connecting path to the south within Tracts "j" or "I" of the prior Copper Creek Subdivisions or demonstrate that such an access is not possible. 28. Prior to final plat, the applicant shall provide the city with a copy of covenants and the for e use and maintenance of open space tracts for the development project. 29. Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written reports to the Planning Staff, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justly why the fencing was moved, and shall certify that the construction activities to the trees o id not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor the City can stop work on the project until an inspection can be done by the Planning Staff and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if-any part of the Tree Protection Plan has been violated. The applicant shall prepare a cover letter and submit it, along with any supporting documents and or plans that address the following requirements to the ENGINEERING DEPARTMENT ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 30. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering). 31. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Durham Road adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s)of property in addition to the subject property,or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 5 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 32. Lots 1 & 2 shall not be permitted to access directly onto Durham Road. A note prohibiting access from these two lots onto Durham Road shall be placed on the Plat 33. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it(them). 34. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that dearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s).. The applicant shall submit a copy of the CC&R's to the Engineering Department(Kim McMillan)prior to approval of the final plat 35. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 36. 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) as recorded in Washington County survey records. 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. - 37. 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 Durham Road,providing 50 feet from centerline, 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: The applicant shall prepare a cover letter and submit it, along with any su ortinf documents and/or plans that address the following requirements to the C NT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 38. Prior to issuance of building permits,the visual clearance areas for driveways intersecting the proposed private shall be shown on the site plan. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 6 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • 39. Prior to issuance of building permits, the applicant shall demonstrate that all impervious surfaces on lots created by this subdivision shall not exceed 80%coverage. 40 Prior to issuance of building permits, the applicant or developer shall demonstrate with elevation drawings and construction documents that the proposed dwellings will not exceed the height allowed in the base zone unless otherwise allowed by the Planning Commission. 41. • _ _ — _ :. :.. 42. Prior to the issuance of building permits, the applicant shall submit a revised street tree plan specifying street trees that are included on the City of Tigard Street Tree List. 43. 44. Prior to issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 45. Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. 46. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the adjacent lots,location of tree protection fencing, and a signature of approval from the project aborist regarding the placement and construction techniques to be employed in building the houses. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the Planning Staff, the tree protection measures may be removed. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT,ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 47. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar"copy of the recorded final plat. 48. Prior to isuance 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). 49. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 50. Prior to a final building inspection,the applicant shall demonstrate that they have entered into a 3-year maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 7 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS. OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement Before City approval is certified on the final plat,and before approved construction plans are issued by the City,the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: 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 FERN HOLLOW SUBDIVISION STAFF REPORT(SUB2006-00011) PAGE 8 OF 37 PLANNING COMMISSION HEARING 5/7/2007 • • Tigard Planning Commission - Roll Call Hearing Date: 6 0Y7 Starting Time: "7' OD (v'N/v COMMISSIONERS: ✓ Jodie Inman (President) ✓ Tom Anderson Y/ Rex Caffall I/ Margaret Doherty Karen Fishel //- Stuart Hasman \/. Matthew Muldoon Jeremy Vermilyea David Walsh STAFF PRESENT: / Dick Bewersdorff Tom Coffee ✓ Gary Pagenstecher Ron Bunch Cheryl Caines John Floyd Emily Eng Duane Roberts /Kim McMillan Sean Farrel ly Gus Duenas ✓ Darren Wyss Phil Nachbar • .N Tigard Planning Commission ° 0C(O «5) Agenda Item # 5 I Page 1 of Date of Hearing 6 -/Ft - 0 7 Case Number(s) IS /, -61) (O - CCU©l l Case Name / r/1 l //a u- S k cl,'u► V p Location S-v) at,,,144444 l2 d / ^� Pr, If you would like to speak on this item, please PRINT your name, address, and zip code below: Proponent (for the proposal): Opponent (against the proposal): Name: tkl Name: ‘.7v-es C JoreviSo:� Address: W3`(,S l5 1( Address: /6 2_670 5V c e.--&- (�.- City, State, Zip: 12 City, State, Zip: fl 2 177-1-'1 ty � p� `�( �R't-� � 3 tY, p� I � cc.--v� � Name: 6 cd,/,4 Name: C `s Address: exi f f� /3/ivvc �u);• Address: I(9fXvSS -LO- City, State, Zip: A4...? t•); fl,9 721 City, State, Zip: 17S141-14.9? e- - 11 224 Name: TSB C Name: 7 Address: 2 / Z 3' `,4' . Address: City, State, Zip: cc7ruy, IAA 7si o of City, State, Zip: Name: 151,e e_tk Name: Address: [2 2Z fj 0) ) Address: City, State, Zip: �j 1-� , U.41- 12(VI City, State, Zip: Name: Name: Address: Address: City, State, Zip: City, State, Zip: • • ME MORANDUM �GFRD TO: Planning Commission FROM: Gary Pagenstecher, Associate Planner RE: Fern Hollow Planned Development DATE: June 11, 2007 Background On May 7,2007,the Commission considered the applicant's request for a 7-lot planned development.After substantial discussion of the proposal and specific issues regarding setbacks, connectivity, density,lot frontage,private street design,buffers,etc.,the Commission requested the applicant submit additional information and continued the hearing until June 18,2007. Applicant's Revised Narrative and Supplementary Materials On May 25,2007,the applicant submitted supplementary materials in response to the Planning Commissioners'request. These materials include a revised plan set and narrative for a 6-lot subdivision. Additional Public Comment Received After May 7h Hearing Chris Edmonds submitted the attached May 8,2007 comment letter following the Planning Commission hearing on May 7h. The letter is supportive of the Commissions'deliberate approach, urges a reduction in density from the proposed 7 lots,and invites Commissioners to visit the Copper Creek ravine to ensure protection of the resource. • • May 8, 2007 RECEIVED PLANNING MAY 1 0 2007 Gary Pagenstecher, Associate Planner CITY OF TIGARD City of Tigard 13125 S.W. Hall Blvd. Tigard, OR 97223 RE Proposed Fern Hollow Subdivision Dear Mr. Pagenstecher: I was able to attend the Planning Commission's Public Hearing of this matter last evening, and I plan to attend the next hearing June 18 as well. As a neighboring homeowner to the proposed subdivision, I appreciate the thoughtful and deliberate manner of the Commissioners in making a good decision on this request. Although I read in your Staff Report that the recommendation for this proposal was "denial", and that the number-one condition of approval was that "...the applicant shall submit a revised site plan and preliminary plat that shows a maximum of 6 units and a minimum of 5 units", there was no discussion last evening about downsizing the project from the 7 units proposed. To me, downsizing the project to 5 units would go a long way towards mitigating the legitimate concerns about setbacks, minimum frontage requirements and the flag lot, and the lack of on-street parking in the proposed development, not to mention the below-standard lot-sizes. The proposed development looks to be out of keeping with the neighborhood's density and intensity of use, especially hanging onto the hillside above Copper Creek. Finally, I know how busy you all must be, but if you have not yet had an opportunity to see the property in person, you really should make a lunchtime trek over to the Copper Creek ravine. Whether or not there are walking paths or bike-trails, the creek-bed is a natural resource that I would hope the City would err on the side of caution in protecting for the neighborhood. Sincerely, Chris Edmonds 10065 S. W. Kent PI. Pick's Landing Tigard, OR 97224 503-277-2505 ofc direct weekdays • • NOTICE OF FINAL ORDER NO. 2007-03 PC BY THE PLANNING COMMISSION 715 FOR THE CITY OF TIGARD, OREGON Gni z� A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A SUBDIVISION, PLANNED DEVELOPMENT, AND SENSITIVE LANDS REVIEW SUBJECT TO THE FINDINGS IN THE ORIGINAL STAFF REPORT AND AS AMENDED AT THE MEETING, PLUS THE RESUBMITTAL FINDINGS AND PLAN SET THAT WERE PROVIDED BY THE APPLICANT (JUNE 8, 2007). THE COMMISSION HELD PUBLIC HEARINGS TO RECEIVE TESTIMONY ON THIS APPLICATION ON MAY 7TH AND JUNE 18TH,2007. 120 DAYS =(open until final) SECTION I. APPLICATION SUMMARY FILE NAME: FERN HOLLOW SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2006-00011 Planned Development Review(PDR) PDR2006-00002 Sensitive Lands Review(SLR) SLR2006-00011 APPLICANT Ken Sandblast OWNER: Scott Haning Planning Resources Inc. Mainsail Homes 7160 SW Fir Loop#201 Tigard, OR 97223 13325 SW Genesis Loop Tigard,OR 97223 REQUEST: Approval of a 6-lot Subdivision and Planned Development (PD) on 1.59 acres. The lots are proposed to be developed with detached single-family homes.Lot sizes within the development are proposed to be between 4,832 and 6,177 square feet.Sensitive Lands Review is required for slopes greater than 25% and dramageways. ZONE/ COMP PLAN DESIGNATIONS: R-4.5, Low Density Residential. and R 7(PD), Medium Density Residential with Planned Development overlay. LOCATION: The project is located south of SW Durham Road at the terminus of SW Copper Creek Drive;WCTM 2S114BA,Tax Lot 15300. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.350, 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.745, 18.765, 18.775, 18.780, 18.790, 18.795 and 18.810. NOTE: This application was submitted prior to the November 23, 2006 effective date of the revised Planned Development chapter. This PD review will be the last under the old code. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed Planned Development will not adversely affect the health,safety and welfare of the City and meets the approval standards as outlined in this Final Order. Therefore, the Commission APPROVES the proposed Subdivision, Planned Development, and Sensitive Lands Review, subject to the following Conditions of Approval and Findings within this Final Order. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 1 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING CIOMMISSION • • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS OF APPROVAL IN THE ORIGINAL STAFF REPORT WERE AMENDED BY THE PLANING COMMISSION'S APPROVAL BASED ON THE REVISED NARRATIVE AND PLAN SET SUBMITTED BY THE APPLICANT (RECEIVED BY THE CITY ON JUNE 8,2007) AND THE FINDINGS AS AMENDED AT THE MEETING: CONDITIONS 1, 2, 14, 27, 41, AND 43 HAVE BEEN MET BY THE REVISED MATERIALS. THE COMMISSION ADDED AN ADDITIONAL CONDITION REQUIRING EXTENSION OF THE PRIVATE STREET TRACT B WITHOUT A SIDEWALK(CONDITON 51). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURREN PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing, site work, the applicant shall submit a revised site plan and preliminary plat that shows a maximum of 6 units and a minimum of 5 units. 2. Prior to commencing any site work, the applicant shall submit a revised site lan and preliminary plat showing that all proposed lots (including lot 4) has at least 25 feet of frontage on the private street. 3. Prior to commencing any site work, the applicant shall submit a cash assurance for the value of the required tree mitigation for $34,200 (228 caliper inches x $125/caliper inch). Trees planted for mitigation on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance, for two years following final occupancy inspection (a mitigation plan shall be submitted for review and approval to the City Arbonst). After such tine,the remaining value of the cash assurance will be retained by the City as a fee in-lieu of planting. 4. Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery grading i dumping,.storage, burial of debris, or any other construction-related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. 5. Only those trees identified on the approved Tree Removal plan are authorized for removal by this decision. The following note shall be placed on the final construction documents: Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include,but not be limited to,the following: A Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) of the Tigard Development Code;and B. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or ed tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 2 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 6. Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the Planning Staff for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree rotection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 7. Prior to issuance of building permits and any Certificates of Occupancy, the applicant shall ensure that the Project Arbonst has submitted written reports to the Planning Staff, at least, once every two weeks, from initial tree protection zone (IYZ) fencing installation, through building construction, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the Planning Staff at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor the City can stop work on the project until an inspection can be done by the Planning Staff'and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 8. Prior to commencing onsite improvements, a Public Facility Improvement (PH) permit is required for this project to cover public utility extensions and work in the public right-of-way. Six (6) 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 (PH) permit lans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 9. The PH 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. Fore le, specify if the entity is a corporation,limited partnership,LLC,etc. Also specify the state 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. 10. 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. 11. 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. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 3 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 12. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Durham Road as a part of this project: A. street trees in the planter strip spaced per TDC requirements. 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street(s) shall meet the City's public street standard for a local residential street. 14. The applicant's construction drawings shall show the private sidewalk outside of the public ROW and on the applicant's property only. 15. Sanitary sewer and storm drainage details shall be provided as part of the Public Facility Improvement (PH) permit plans. Calculations and a topographic map of the storm drainage basin and sanitary sewer service area shall be provided as a supplement to the Public Facility Improvement (PH) permit plans. Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 16. Any extension of public water lines shall be shown on the proposed Public Facility Improvement (PH) 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 PH permit plans from the Engineering Department and construction of public water lines. 17. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Kim McMillan) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 18. The applicant's engineer shall revise the water quality plans, replacing the Stormwater Management Manhole with another option for approval by the City Engineering staff. 19. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 20. 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. 21. The applicant shall incorporate the recommendations from the submitted geotechnical report by Carlson Geotechnical, dated June 16, 2006, into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the UBG A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 4 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 22. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 23. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. 24. 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: The applicant shall prepare a cover letter and submit it, along with any supportin documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher03-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 25. The visual clearance area for the proposed private street intersecting SW Copper Creek Drive shall be shown on the final plat. 26. Prior to final plat, the applicant shall provide a plat name reservation from Washington County. 27. Prior to final plat, the applicant shall provide a pedestrian connection on a public easement or right-of-way from the proposed private street to a connecting path to the south within Tracts " or "I" of the prior Copper Creek Subdivisions or demonstrate that such an access is not possible. 28. Prior to final plat, the applicant shall rovide the city with a copy of covenants and restrictions for the use and maintenance of open space tracts for the development project. 29. Prior to final plat approval,the applicant shall ensure that the Project Arborist has submitted written reports to the Planning Staff, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through site work, as he monitors the construction activities and progress. These reports should include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely.impact the overall, long-term health and stability of the tree(sl. If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the Planning Staff and the Project Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine it-any part of the Tree Protection Plan has been violated. The applicant shall prepare a cover letter and submit it, along with any su ortingg documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT and/or KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify wiiere in the submittal the required information is found: 30. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,Engineering). FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 5 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 31. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Durham Road adjacent to the subject property, when any of the following events occur. A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, G when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property,or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 32. Lots 1 &2 shall not be permitted to access directly onto Durham Road. A note prohibiting access from these two lots onto Durham Road shall be placed on the Plat. 33. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s) will be jointly owned and maintained by the private property owners who abut and take access from it (them). 34. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street(s). The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street(s). The applicant shall submit a copy of the CC&R's to the Engineering Department (Kim McMillan) prior to approval of the final plat. 35. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 36. 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) as recorded in Washington County survey records. 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. 37. 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). G 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 Durham Road,providing 50 feet from centerline, shall be made on the final plat. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 6 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING OOMMISSION • • 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: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 303-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 38. Prior to issuance of building permits,the visual clearance areas for driveways intersecting the proposed private shall be shown on the site plan. 39. Prior to issuance of building permits, the applicant shall demonstrate that all impervious surfaces on lots created by this subdivision shall not exceed 80% coverage. 40 Prior to issuance of building permits, the applicant or developer shall demonstrate with elevation drawings and construction documents that the proposed dwellings will not exceed the height allowed in the base zone unless otherwise allowed by the Planning Commission. 41. Prior to issuance of building permits,front yard and garage setbacks for proposed Lot 3 shall be a minimum of 20 feet. 42. Prior to the issuance of building permits, the applicant shall submit a revised street tree plan specifying street trees that are included on the City of Tigard Street Tree List. 43. Prior to the issuance of building permits,the applicant shall submit a revised site plan showing the required 10-foot buffer on those lots abutting SW Durham. 44. Prior to issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. 45. Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. 46. Prior to issuance of building permits,the applicant shall submit site plan drawings indicating the location of the trees that were preserved-on the adjacent lots, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the houses. All proposed protection fencing shall be installed and inspected prior to commencing construction, and shall remain in place through the duration of home building. After approval from the Planning Staff,the tree protection measures may be removed. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 47. Prior to issuance of building en its,the applicant shall provide the Engineering Department with a"photomylar" copy of the recorded final plat. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 7 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING OOMIvIISSION • • 48. Prior to isuance 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 applicants 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). 49. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 50. Prior to a final building inspection,the applicant shall demonstrate that they have entered into a 3-year maintenance agreement with Stormwater Management, or another company that demonstrates they can meet the maintenance requirements of the manufacturer, for the proposed onsite storm water treatment facility. 51. Prior to final plat approval,the applicant shall submit a revised tentative plat showing the access to proposed lots 3, 4, and 5 are from an extension of Tract B (private street without sidewalk) to the southern property line of Lot 3. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City,the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it maybe 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. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 8 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 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 C lapter 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. 0>rve 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 Qty. 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. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 9 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • If work is discontinued for any reason,it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City.that all improvements, workmanship and materials are in accord with current and standard engineering.and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History The 1.59-acre site consists of a single vacant parcel, Tax Lot 15300 (Lot 118 of the Copper Creek Subdivision-Stage 4), which is split zoned, primarily R-7 (PD) with a portion at the west end zoned R-4.5. Vicinity Information: The site is located south of SW Durham Road. Adjacent parcels are zoned R-4.5 and R 7(PD). The site is surrounded by Stages 1 thru 4 of the Copper Creek subdivision built in the early 1980s and a 1995 partition plat to the west. Summary of Planned Development Issues: The subject site has an existing (PD) overlay, which requires the developer to submit a planned development application. The proposed private street requires a planned development when serving more than six-lots. Lot sizes within the development are proposed to be between 3,496 and 5,96 square feet. Three of these lots fall below the 80% minimum lot size allowed for the zone and require the flexibility of the planned development standards. At least one setback on each lot vary from the underlying development standards, which also require the flexibility provided by the planned development standards. Planned Development Standards The applicant was required to apply for a planned development based on the existing (PD) overlay on the subject property. However, the applicant's narrative does not address all of the applicable planned development standards and, in particular, did not rovide a statement of planning a description of the character of the proposed development, or a rationale behind the assumptions and choices made. As listed above, the applicant has applied the flexibility of development standards afforded by the planned development process but has not, in staff's opinion, provided public benefits that result in a superior living arrangement or opportunities for innovative and diversified living environments. Therefore, the Commission must decide if the project warrants approval considering the lack of attention to the purposes and standards of the planned development chapter. [Page 14] Density Based on the applicant's calculations and narrative, the maximum number of residential lots is 6 units; the minimum, at 80%, is 5 units. The applicant has proposed a 7-unit subdivision, one lot more than the maximum allowed. The applicant provided Table B .Density Requirements which included "density transfer units" in their calculation. However density transfer is not available to planned developments and the applicant did not otherwise request a density bonus. However, if the Commission granted a 5% density bonus, an additional unit could be realized. Staff finds that there is currently no basis to grant a density bonus.[Page 24] Buffering A 10-foot buffer is required adjacent to SW Durham, which the applicant acknowledges. The Planning Commission may consider augmenting this buffer to better address the adverse impacts of traffic on the proposed development.[[Page 26] FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 10 OF 39 NOTICE OF FINAL ORDER NO.2037-03 BY THE PLANNING COMMISSION • • Sensitive Lands Permit Staff finds that the proposed development will create site disturbances to an extent greater than that required for the allowed number of units. Therefore, staff recommends the Planning Commission deny the application request for a sensitive lands permit within drainageways. [Pages 27 and 28] Bicycle and Pedestrian Connections The applicant's narrative has not addressed the bicycle and pedestrian connections standard (18.810.040.B.2) where spacing�between connections is greater than 330 feet.Pedestrian access should be considered through the C;WS tract to the south to connect the site with Tracts "J" and "I" of the Sprior Copper Creek Subdivisions and to the access Tracts C and D of Copper Creek Stage 2 ubdivision and perhaps to SW Riverwood. The Commission should consider continuing the hearing to allow the applicant time to research this question so that interested parties have an opportunity to hear the facts prior to a decision being made. Alternatively, the Commission could require through a condition of approval, that the applicant either provide a pedestrian connection from the proposed private street to a connecting path to the south within Tracts "J" or "I" of the prior Copper Creek-Subdivisions or demonstrate that such an access is not possible.[Page 32] SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE USE CLASSIFICATION: SECTION 18.130.020 Lists the Use Categories. The applicant is seeking approval of a 7-lot subdivision on 1.59 acres. The lots are to be developed with detached single-famly homes. The site is located within the R-4.5 and R-7 zones, Low and Medium Density Residential Districts, respectively. Portions of Lot 3 and 4 are in the R-4.5 zone with the remainder of the site in the R-7 zone (see Composite Utility Plan, Sheet C4.1). Planned Developments are permitted in all zoning districts. Household living in a detached single-family housing type is a permitted use in this zone. SUMMARY OF LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Subdivision/Planned Development, which is defined as a Type III-PC Application Sensitive Lands Review is typically Type II Administrative decisions; however, when applications are heard concurrently,the highest decision making body will make the decision on all matters. DECI SION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type III procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval cntena. Type III-PC actions are decided by the Planning Commission with appeals to the approval Council. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. I he City provided notice to neighbors within 500 feet and the site was posted with a notice. Staff has not received any written comments from an neighbors about this application. However, a telephone inquiry and request for a copy of this staff report was received by Mr. Jack Zuber, past President of the Copper Creek Homeowners Association. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 11 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS The applicable review criteria are addressed in this report in the following order: 18.350 Planned Developments) 18.430 Subdivisions) 18.510 Residential Zoning Districts) 18.705= Access,Egress and Circulation) 18.715* Density Computations) 18.725 Environmental Performance Standards) 18.730 Exceptions to Development Standards) 18.745* Landscaping and Screening) 18.765* Off-street Parking and Loading Requirements) 18.775 Sensitive Lands Review) 18.780'' Signs) 18.790 Tree Removal) 18.795* Vision Clearance) 18.810 Street and Utility Improvements) . 18.390 Decision Making Procedures,Impact Study) *A xoniing to Section 18.350.100 cf the Planned Derdoprrent Chapter, these chapters are utilized as guidelines, and strut co pliarxe is nest necessary where a derdopnrnt pn fides altematize daigns and nPthais that promote the purpose gf the PD athapter. The proposal contains no elements related to the following provisions of these Specific Development Standard Code Chapters. These chapters are, therefore, found to be inapplicable as approval standards: 18.710 (A cress Residential Units) 18.720 (DesignConlatibilityStandards) 18.740 (Historic Oierlay) 18.742 (Hair Qxupattons) 18.750 (Manufactured/Mobil Horne R-. - ions) 18.755 (Mixed Solid Waste& Rs •,.•Storage) 18.760 (Nonconforming Situations) 18.785 (Tempormy Use) 18.798 • (Winless V onvnmuation Facilities) 18.350 - (PLANNED DEVELOPMENTS) A PD overlay exists over the majority of the developable portion of the site. The PD overlay requires developers to follow the Planned Development process for any proposal on affected sites. The Planned Development chapter provides for flexibility in development design and allows deviation from certain standards of the base zone in exchange for some public benefits. The following addresses compliance with the process and applicable base zone standards. Note: This application was submitted on November 21, 2006,prior to the November 23,2006 effective date of the revised Planned Development chapter.This PD review will be the last under the old code. The Planned Development Process: Section 18.350.020 states that there are three elements to the planned development approval process,as follows: • The approval of the planned development overlay zone; • The approval of the planned development concept plan; and • The approval of the detailed development plan. This application is for two elements of the planned development process including a concept plan and detailed plan. The applicant has applied for concurrent review of the conceptual plan and subdivision o} the subject property, consistent with the planned development process in 'IDC 18.350.020. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 12 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • Allowed Uses Section 18.350.060 allows single-family detached residential units in residential zones, subject to the density provisions of the underlying zone. Detached single-family housing is proposed for the subject property, which is zoned R-4.5 and R 7(PD). As described in the Density Provisions section later in this report, the proposed 7-unit development exceeds the maximum allowed units of six. The applicant has been conditioned to submit a revised plan consistent with the density provisions of the underlying zone. Applicability Of The Base Zone Development Standards: Section 18.350.070 requires compliance to specific development standards: The provisions of the base zone are applicable as follows: Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; In the R-4.5 and R-7 zoning districts the minimum lot size is 7,500 and 5,000 square feet, respectively, with no average lot width. The zones have no minimum lot depth. The lots are proposed to be developed with detached single-family homes, with lot sizes between 3,496 and 5,964 square feet. The proposed number of lots (7) is more than the maximum (6) density allowed. The applicant has been conditioned to submit a revised plan consistent with the density provisions of the underlying zone. Site coverage: The site coverage provisions of the base zone shall apply; There is no maximum lot coverage in the R-4.5 zone. The maximum lot coverage in the R-7 zones is 80%. The Conceptual Landscape Plan, Sheet 1/1,shows building envelopes that demonstrate that minimum landscaping requirement can be met. To ensure this standard is met, a condition of approval shall require that prior to issuance of building permits, all impervious surfaces on lots created by this subdivision shall not exceed 80% coverage. Building height: The building height provisions shall not apply; and The base development standard height limit in the R-4.5 zone is 30 feet; in the R-7 zone it is 35 feet. The applicant has not proposed any specific buildings with this application. Therefore,the applicant or developer shall demonstrate with elevation drawings and construction documents that the proposed dwellings will not exceed the height allowed in the base zone unless otherwise allowed by the Planning Commission. Structure setback provisions: Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; The applicant has provided building envelopes and setbacks on each lot within the development (Site Plan, Sheet 1C2.2), which demonstrate that the proposed front and rear yard setbacks for structures on the erimeter of the project will be the same as that required in the base zone with the exception of proposed Lot 3 which has a 4.32-foot front yard setback from the adjoining Parcel 1 of Partition Plat 1995-135. A portion of the building envelope on Lot 3, located in the R-4.5 zone,does not meet the 20-foot front yard setback of that zone.Therefore,this standard is not met. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code (UBC) requirements for fire walls; The applicant has provided building envelopes on each lot within the development Site Plan, Sheet C2.2), which demonstrate that the proposed side yard setbacks are greater than the 1C minimum standard of 3 feet. The applicant shall be required to demonstrate that this requirement is met during the building permit process. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 13 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING OOMMISSION • S In addition the street side yard setback is not met for proposed Lot 1. The applicant's Site Plan shows a 5-foot street side d setback from SW Durham Road. However, since SW Durham Road is an arterial, a 10-foot buffer is otherwise required along this frontage an has been conditioned later in this report. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the intenor of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street; (2) A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a pnvate street as long as the required off-street parking spaces are provided The applicant has provided building envelopes on each lot within the development (Site Plan, Sheet C2.2). The Site Plan shows interior back yard setbacks of 1 to 2 feet for proposed lots 4 thru 7 consistent with this standard. The Site Plan shows the 20-foot minimum garage setback is met for all lots fronting the proposed private street, with the exception of Lot 3, which is 16 feet. Therefore, this standard is not met. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. The proposed development complies with all other provision of the base zone, which include setbacks-for property abutting a more restrictive zoning district. FINDING: The applicant has not proposed specific house designs for the project but has in stead shown building envelopes on each lot. The envelopes are approximations to gauge feasibility of siting dwellings in lieu of specific designs. With the above analysis staff finds that base zone standards related to the previously discussed criteria have not all been met, but can be met with the following conditions. CONDITIONS: Prior to issuance of building permits, the applicant shall demonstrate that all impervious surfaces on lots created by this subdivision shall not exceed 80% coverage. Prior to issuance of building permits, the applicant or developer shall demonstrate with elevation drawings and construction documents that the proposed dwellings will not exceed the height allowed in the base zone unless otherwise allowed by the Planning Commission. Prior to issuance of building permits, front yard and garage setbacks for proposed Lot 3 shall be 20 feet. PD Conceptual Plan Requirements: 18.350.090 The applicant shall submit the following: A statement of planning objectives to be achieved by the planned development through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. The applicant's narrative does not include a statement of planning objectives, a description of the character of the proposed development,or a rationale behind the assumptions and choices made. As discussed above under Planned Development Issues,Staff finds that the proposed subdivision does not further the purposes of the planned-development chapter. The subdivision proposal uses the flexibility of standards available under the planned development process, but does not provide the public amenities other than the riparian corridor that is otherwise required by Clean Water Services. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 14 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION vIISSION • The applicant's narrative does not address this standard. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. The applicant's narrative does not address this standard. A narrative statement presenting information, a detailed description of which is available from the Director. The narrative statement for the proposal includes an impact statement and findings to some of the applicable standards for planned developments. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data and narrative shall include the following information, the detailed content of which can bie obtained from the Director. Existing site conditions, A site concept, A grading concept, A landscape concept, A sign concept and A copy of all existing or proposed-restrictions or covenants. The applicant has not submitted all of the required additional information. The applicant did not address a sign concept or proposed CC&R's. However,the applicant states that a sign permit is not requested t this time. The applicant has been conditioned-to provide the city with a copy of proposed restrictions or covenants later in this report under the Streets and Utilities section. FINDING: The planned development conceptual plan criteria have not been fully met. The Commission must decide if the project warrants approval considering the lack of attention to the purposes and standards of the planned development chapter as discussed above. PD Approval Criteria: 18.350.100 Specific planned development approval criteria. The Commission shall make findings that the following criteria are satisfied when approving or approving with conditions, the concept plan. The Commission shall make findings that the criteria are not satisfied when denying an application. All the provisions of the land division provisions, Chapters 18.410, 18.420 and 18.430, shall be met; The applicant has applied to subdivide the property concurrently with the planned development approval; therefore, all subdivision criteria must be satisfied. Compliance with the subdivision approval criteria is discussed in greater detail in Chapter 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. Therefore,this criterion is satisfied. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the Commission,that promote the purpose of this section. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed in Subsection 3 below. The developer may choose to provide or the Commission may require additional open space dedication and/or provision of additional amenities, landscaping or tree planting. Chapter 18.715, Density Computation and Limitations. Unless authorized below, density shall be governed by the density established in the underlying zoning district. The Commission may further authorize a density bonus not to exceed 10% as an incentive to increase or enhance open space, architectural character and/or site variation incorporated into the development. These factors must make a substantial contribution to objectives of the planned development. The degree of distinctiveness and the desirability of variation achieved shall govern the amount of-density increase which the Commission may approve according to the following: FERN HOLLOW SUBDIVISION(SUB200600011) PAGE 15 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • A maximum of 3% is allowed for the provision of undeveloped common space; • A maximum of 3% is allowed for landscaping; streetscape development; developed open spaces, plazas and pedestrian pathways and related amenities; recreation area development; and/or retention of existing vegetation; • A maximum of 3% is allowed for creation of visual focal points; use of existing physical amenities such as topography,view,and sun/wind orientation; • A maximum of 3% quality of architectural quality and style; harmonious use of materials; innovative building orientation or building grouping; and/or varied use of housing types. The proposed 7-unit density does not meet the density established for the underlying zoning district (max=67min = 5 units) as shown later in this report in the Density Computations section. In addition,the applicant has not requested a density bonus as allowed above. Chapter 18.730, Exceptions to Development Standards; No exceptions are requested with this application. Chapter 18.795,Visual Clearance Areas; Show areas on revised plat and site plans. Chapter 18.745, Landscaping and Screening; Specify street trees from the Gity of Tigard Street Tree List. Chapter 18.765, Off-street Parking and Loading Requirements; Standards are met. Chapter 18.705,Access,Egress and Circulation; and Standards are met. Chapter 18.780, Signs. A sign compliance agreement is required. Complete findings for each of the above guideline chapters can be found below under their respective chapter headings. In addition,the following criteria shall be met: Relationship to the natural and physical environment: The streets, buildings and other site elements shall be designed and located to preserve the existing trees,topography and natural drainage to the greatest degree possible; The applicant's narrative did not address this standard. The subject site is heavily forested and still contains significant stands of trees. The site contains some steep slopes and natural drainagways. The proposed private street profile at the north end of the subject site has been sited to preserve the remaining existing trees to the greatest degree possible. Staff finds that the proposed street would satisfy this standard. The applicant does not propose any buildings with the proposed subdivision. However, Sheet 1/1 does show building envelopes determined by allowed setbacks from proposed lot lines to give the builder maximum flexibility in the future design of the dwellings. In general, the applicant has sited the proposed street and future building locations to preserve the natural features of the site, principally contained in the CWS tract,consistent with this standard. Structures located on the site shall not be in areas subject to ground slumping and sliding; The applicant's narrative did not address this standard. The Washington Count Soil Survey(USDA 1982) indicates that the subject site is comprised of two soil types Quatama loam with 3 to 7 percent slopes (37B) in the northern portion of the site and Xerochrepts and Haploxerolls which is very steep (46F) in the southern portion of the site. The proposed development is in the northern portion of the site with the CWS tract in the southern portion of the site. The applicant included a eo-tech report by Geotechnical Engineering Investigation, date June 16, 2006, for a 10-lot development. The report's preliminary geotechnical FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 16 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • r recommendations concluded the majority of the subject site appears suitable for development of single-family dwellings. However, steep slopes of greater than 25% exist on the subject site Therefore, to ensure that the site is not subject to ground slumping and sliding, the applicant has been required under the Street and Utilities section of this report to submit a geo-tech report prepared-by a licensed geo- technical engineer. There shall be adequate distance between on-site buildings and other on-site and off site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; The applicant's narrative did not address this standard. The proposed subdivision in located primarily in the R-7 zone which is subject to the setback provision of that zone. As allowed by the applicable setback standards, adequate distance between on-site and off-site buildings for light and air circulation and for fire protection will be ensured. The structures shall be oriented with consideration for the sun and wind directions, where possible; and The applicant's narrative did not address this standard. The site is located on the northern side of the drainageway on moderate slopes and is well forested. Although no specific structures are proposed for this subdivision, some structures can be oriented with consideration for the sun and wind directions,where possible,consistent with this standard. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790,Tree Removal. The applicant's narrative did not address this standard. The applicant has submitted a Tree Plan for proposed Fern Hollow planned development and an arbonst report,prepared by Raymond Myer, a certified arborist. Staff-has reviewed the applicant's tree plan and finds that the plan contains all four of the required items, and, is therefore, acceptable. The report includes a Tree Inventory (Sheet 1/1) and a Tree Preservations Calculations Table describing 140 total trees on site over 6" in diameter. According to the Table's "Notes",there are 81 trees greater than 12 inches DBH. The proposal is to remove 28 of 81 healthy trees greater than 12 inches DBH, retaining 53 trees or approximately.65%. Pursuant to TDC 18.790.030.B.2, 50% mitigation is required. The total amount of mitigation required is 228 inches (456 caliper inches x .50). The applicant shall submit a cash assurance for $34,200 (228 caliper inches x $125/caliper inch). In addition, the arborist report includes tree protection measures and a program defining standards and methods that will be used by the applicant to protect trees during and after construction. Buffering, screening and compatibility between adjoining uses: Buffering shall be provided between different types of land uses, e.g., between single-family and multi-family residential, and residential and commercial uses; The subject developable area is bordered on the north by SW Durham and on the south by a vegetated. corridor, on the west by a single-family dwelling and on the west by SW Copper Creek Drive. Pursuant to the buffer matrix in Table 18.745.1, the proposed single-family use on the subject site requires a 10-foot buffer along SW Durham, an arterial. The applicant's narrative states that a buffer will be provided. The applicant's plans do not show the required buffer. To ensure the buffer is included,the applicant has been required to submit a revised site plan showing the required 10-foot buffer on those-lots abutting SW Durham. In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 17 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier, • The size of the buffer needs in terms of width and height to achieve the purpose; • The direction(s) from which buffering is needed; • The required density of the buffering; and • Whether the viewer is stationary or mobile. A 10-foot buffer is required adjacent to SW Durham, which the applicant acknowledges. The Planning Commission may consider augmenting this buffer fer to better address the impacts of traffic on SW Durham. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round. There are no specific service areas, storage areas, parking lots or mechanical devices proposed with this development. Therefore,this standard does not apply. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise;-Private outdoor area -- multi-family use: Shared outdoor recreation areas -- multi-family use: These criteria relate to non-residential or multi-family structures and are not applicable to the proposed single-family development. Therefore,these standards do not apply. Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; According to the Access and Egress Table 18.705.1 one access way 20 feet wide and 20 feet paved is required for up to 6 single family dwelling units. As conditioned in this report, the development cannot exceed- 6 units. Therefore, the proposed street will satisfy the number of access points required. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Tualatin Valley Fire and Rescue did not comment substantively on the subject proposal. Therefore, the applicant has been conditioned earlier in this report to demonstrate that any applicable TVF&R standards are met. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The Transportation Plan shows a bike and pedestrian way adjacent to the site on SW Durham, improvement of which has been conditioned in the Streets and Utilities section of this report. Landscaping and open space: Residential Development In addition to the requirements of subparagraphs (4) and (5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; According to the applicant's narrative, the proposed development will preserve the CWS tract as open space. In addition, each lot will be required to maintain a minimum of 20% of the lot in landscaping. Therefore, the applicant's proposal accounts for greater than 20% of the total site area to be landscaped and available as shared open space,consistent with this standard. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 18 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • Public transit: Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • The location of other transit facilities in the area; and • The size and type of the proposed development The required facilities shall be limited to such facilities as: • A waiting shelter, • A turn-out area for loading and unloading; and • Hard surface paths connecting the development to the waiting area The nearest bus line is on SW Hall approximately 1/2 mile (2,800 feet) from the subject site. Therefore,this standard does not apply. Signs: A sign concept is not proposed with this application. Any future signage will require a permit in compliance with the sign code. Therefore,standards for signs do not apply to this application. Parking: All paHcing and loading. areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; According to the applicant's narrative, parking for the proposed single-family detached dwellings will be in individual driveways in front of garages and within garages,consistent with this standard. Drains e: rainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; Storm drainage complies, or will be conditioned to comply with applicable City of Tigard and Clean Water Services (CWS) requirements. For a more detailed discussion of storm drainage, see the discussion of compliance with the requirement of Chapter 18.810 later in this report. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle athway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is between 170-feet and 205-feet elevation. The nearest floodplain is approximately 1,500 feet south of the subject site at the Tualatin River at elevation 130. Therefore,this standard does not apply. Shared Open Space: Requirements for shared open space: Where the open space is designated on the plan as common open space the following applies: • The open space area shall be shown on the final plan and recorded with the Director, and • The open space shall be conveyed in accordance with one of the following methods: By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 19 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the i property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropnate, the availability of funds required for such maintenance; • Adequate insurance protection; and • Recovery for loss sustained by casualty and condemnation or otherwise. By any method which achieves the objectives set forth in Subsection 2 above of this section. The applicant has identified open space tract "A", labeled as "Vegetation Communities A- D" on the Site Plan and Street Tree Plan, Sheet C2.2, will be placed in an environmental resource tract owned in common by all property owners of the Fern Hollow Subdivisions. This proposed tract is co-terminus with the required CWS Tract identified in the applicants CWS Service Provider Letter (File 06-000535). The use and maintenance of these areas is generally addressed in CC&R's. The applicant has stated that CC&R's will be provided for the subject project. Therefore, as conditioned later in this report under the Streets and Utilities section, the applicant or any assigns must submit a copy of CC&Rs that meet the open space provisions of this standard. FINDING: The planned development approval criteria have not all been met: the proposal does not meet the density requirements of the base zone;may not meet TVF&R standards for access;will require provisions for the use and maintenance of the proposed open space areas in the CC&R's; will require a 10-foot buffer along SW Durham Road; and will require a geo-tech report prepared by a licensed geo- technical engineer. These issues have been otherwise satisfied with conditions of approval later in this report 18.430 - (SUBDIVISIONS): Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval-criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; It is feasible that with appropriate conditions, the proposed plat can be made to comply with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 432; The applicant has not provided documentation of a plat name reservation for the proposed Fern Hollow subdivision. Therefore, to ensure this standard is met, the applicant shall provide a plat name reservation from Washington County. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and The proposed private street is accessed off of an existing cul-de-sac that terminates SW Copper Creek Dnve. The applicant's private street design is responsive to the topographical and sensitive natural area constraints of the site and provides access to an adjacent parcel.that could be subdivided (Lot 1 of Partition Plat No. 1995-135) consistent with this standard. A more detailed review of these issues is discussed in the Street and Utilities section of this report,below. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 20 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING ODMMISSION • • An explanation has been provided for all common improvements. The applicant's plan set and narrative provide an explanation for all common improvements. Therefore,this standard has been met. FINDING: Staff finds that the subject proposal does not satisfy the applicable criteria for subdivisions,but may satisfy them with the following condition of approval. CONDITION: Prior to final plat,the applicant shall provide a plat name reservation from Washington County. 18.510 - (RESIDENTIAL ZONING DISTRICTS) 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. R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050.B states that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5(PD) and R 7(PD). TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD Proposed R-4.5 R-7 Minimum Lot Size -Detached unit 3,496- 7,500 sq.ft. 5,000 sq.ft. -Duplexes 5,693 sq.ft. 10,000 sq.ft. 10,000 sq.ft. -Attached unit[1] (PD) 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 46-85 l.ft. 50 ft. 50 ft. -Duplex lots (PD) 90 ft. 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage 80% - 80%[2] Minimum Setbacks (PD) -Front yard 4- 19 ft. 20 ft. 15 ft. -Side facing street on corner&through lots 5-10 ft. 15 ft. 10 ft. -Side yard 4-12 ft. 5 ft. 5 ft. -Rear yard 1-16 ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district NA 30 ft. -Distance between property line and front of garage 16-20 ft. 20 ft. 20 ft. Maximum Height NA(PD) 30 ft. 35 ft. Minimum Landscape Requirement 20% - 20% FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 21 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • [I]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. FINDING: The applicant has submitted a Site Plan that specifies the general building envelopes and associated setbacks for each lot. Since the proposed development is a Planned Development, some of these standards can be altered to fit a specific design (see discussion in the Planned Development section). The proposal maintains the front and rear yard setbacks of the underlying development standards except for the front yard and garage setbacks in lot 3. These proposed setbacks must meet the standards and have been conditioned to do so earlier in this report. The internal side yard setbacks are reduced to four feet, which is allowed under the planned development standards, provided they meet UBC standards for fire walls. The proposed 5-foot street side yard setback for Lot 1 is less than the 10-foot buffer otherwise required in the Landscaping and Buffering section of this report. Back yard setbacks internal to the subdivision are as little as 1 to 2 feet on proposed Lots4 thru 7, consistent with the flexibility afforded the base zone standards under the planned development process, if granted by the Planning Commission. 18.705 - (ACCESS AND EGRESS): '`PD Guideline Chapter 18.705.030 (C) 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 No joint access is proposed. Individual access from private and public streets will be utilized. This critenon is inapplicable. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I 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 within the development have direct access to a private street which then accesses SW Copper Creek Drive, a public street,consistent with this standard. Required walkway location. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation(curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The proposal includes a sidewalk along the fronting public street and along the interior private streets. However,the proposal is for single-family detached units. Therefore, this standard does not apply. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 22 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 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 provide inadequate access for emergency vehicles; or 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. Tualatin Valley Fire and Rescue has not submitted a comment letter for the proposal. The applicant has indicated the proposed dwellings will be sprinkled. As a condition of approval, the applicant shall be required to submit a letter from TVFR demonstrating that the proposed. project is consistent with their standards for parking on the private street, hydrant location, and sprinkling. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management(NTM) impacts deemed applicabe by the City Engineer. This may include but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Access for each of the proposed lots will be from the proposed private street. Therefore, this standard does not apply. Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development pproposals 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 did not provide an access report. The proposed private street intersects the Copper Creek Drive cul-de-sac at the north end. Ingress and egress should not pose any sight distance or left-turning movement concerns. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The subject site takes access from a local street, SW Copper Creek Drive. Therefore, this standard does not apply. 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 ofplocal streets along a local street shall be 125 feet. The project does not propose to access SW Durham, an arterial. Therefore, this standard does not apply. Minimum access requirements for residential use. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 23 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION i • The proposed.private street is 20 feet wide with 5-foot wide sidewalks on one side, consistent with the City Engineer's standards for private streets. According to the applicant's narrative, each detached single-family dwelling unit will be served by a 15-Toot access with 10 feet of paving, consistent with this standard. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; This will be ensured during the construction document review period. The individual homeowners through the homeowner's association and its CC&R's will maintain the access drive once the property is developed and sold. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg f the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. The access drive for proposed lot 4 is approximately 80 feet long. Therefore,this standard does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. No driveways are proposed in excess of 200 feet in length. Therefore,this standard does not apply. Where permitted minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. The site is not adjacent to a collector or arterial. Therefore,this standard does not apply. Director's authority to restrict access. To facilitate pedestrian and bicycle traffic, access and parking area plans shall provide efficient sidewalk and/or pathway connections, as feasible, between neighboring developments or land uses; The applicant has provided a 5-foot pedestrian access easement along the north side of the proposed private street. The subject site is separated from adjoining developments by SW Durham on the north, SW Copper Creek Drive on the east, private property on the west, and the vegetated corridor to the south. FINDING: All of the Access and Egress standards have not been met, but can be met with the following condition of approval. CONDITION: Prior to issuance of building permits, the applicant shall submit a letter from TVF&R stating that the proposed development is consistent with TVF&R standards. 18.715 (DENSITY COMPUTATIONS): Density Calculation: 18.715.020 FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 24 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage;Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The net development area is determined by subtracting from the gross area, the land needed for public and private streets as well as areas for sensitive lands. Fn this case, as a planned unit development the minimum lot size of 7,500 square feet (R-4.5) and 5 000 square feet (R-7) is used to calculate density. The applicant provided a Density Requirements Table B which calculates the minimum and maximum allowed units. The Table includes a Residential Density Transfer calculation GROSS LOT AREA(R-4.5) 13,131 square feet Slopes exceeding 25% - 7,892 square feet NET DEVELOPABLE AREA: 5,239 square feet Maximum density (5,239/7,500) .70 lots GROSS LOT AREA(R-7) 56,131 square feet Public Street dedication - 1,438 square feet Private Street dedication - 6,928 square feet Slopes exceeding 25% - 17,956 square feet NET DEVELOPABLE AREA: 29,809 square feet Maximum density (29,809/5,000) 5.96 lots Maximum Total Lots: 6.66 lots Minimum density (6.66 x .80) 5.38 lots FINDING: In the R-4.5 and R-7 zones, as shown above, and based on the applicant calculations, the maximum number of residential lots is 6 units; the minimum, at 80%, is 5 units. The applicant has proposed a 7-unit subdivision, one lot more than the maximum allowed. Therefore, the residential density standards have not been met, but may be met with the following conditions of approval. CONDITION: The applicant shall submit a revised site plan that shows a maximum of 6 lots and a minimum of 5 lots. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 25 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 18.725- (ENVIRONMENTAL PERFORMANCE STANDARDS) These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise,visible emissions,vibration and odors. Noise. For the purposes of noise regulation,the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality(DEQ) rules for visible emissions (340-21-015 and 340-28=070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. This is a detached single-family project, which is permitted within planned developments in the R- 4.5 and R-7 zones. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. 18.730- (EXCEPTIONS TO DEVELOPMENT STANDARDS): ''1313 Guideline Chapter Section 18.730.020.0 states the limitations for building heights and flag lots. Limitations on the placement of residential structures on flag lots apply when any of the following exist: • A flag lot was created prior to April 15, 1985; • A flag lot is created after April 15, 1985 by an approved partition; or • A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. Pursuant to TDC 18.120.030.89, "flag lot" is defined as a lot located behind a frontage lot, plus a stn of land out to the street for an access drive. Pursuant to TDC 18.120.030.74, frontage" is defined as that portion of a development site which abuts a public or private street. The proposed lot 4 is accessed by a 15-foot access drive and is located behind lot 3. Therefore, Lot 4 is a flag lot. However, Lot 4 is not located on the periphery of the subdivision adjoining other residentially- zoned land. Instead it adjoins the CWS tract. Therefore, the flag lot height provisions do not appy to development on Lot 4. FINDING: The exceptions to development standards do not apply. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 26 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 18.745- (LANDSCAPING AND SCREENING): PD Guideline Chapter Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-4.5 zone does not have a minimum landscaping requirement; the R-7 zoning district has a minimum recuirement of 20% of the site to be landscaped. The applicant's plans and narrative demonstrate t=rat each proposed lot will be at least 20% landscaped,consistent with this standard. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this titre shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The applicant has provided a Site Plan and Street Tree Plan (Sheet C2.2) that includes the planting of 15 trees on the private street and 10 trees on SW Durham. However, the applicant's narrative and plan set do not identify the species of tree. Therefore, as a condition of approval, the applicant shall submit a revised plan specifying street trees that are included on the City of Tigard Street Tree List. Buffering and Screening- Section 18.745.050 Burring and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The subject developable area is bordered on the north by SW Durham and on the south by a vegetated corridor, on the west by a single-family dwelling and on the west by SW Copper Creek Dnve. Pursuant to the buffer matrix in Table 18.745.1, the proposed single-family use on the subject site requires a 10-foot buffer along SW Durham, an arterial. The applicant's narrative states that a buffer will be provided. The applicant's plans do not show the required buffer. To ensure the buffer is included, the applicant shall submit a revised site plan showing the required 10-foot buffer on those lots abutting SW Durham. FINDING: Not all of the landscaping and screening standards have been met. However, with the following condition of approval they can be met. CONDITIONS: Prior to the issuance of building permits, the applicant shall submit a revised street tree plan specifying street trees that are included on the City of Tigard Street Tree List. Prior to the issuance of building permits, the applicant shall submit a revised site plan showing the required 10-foot buffer on those lots abutting SW Durham. 18.765 - (OFF-STREET PARKING AND LOADING REQUIREMENTS): *PD Guideline Chapter This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. FINDING: The proposed project will create 7 lots for single-family detached dwellings. Table 18.765.2 requires that each single-family unit have one off-street parking space. The proposal anticipates development of dwellings which would include garages and garage this within the 20-foot setback for off-street parking,consistent with s standard. 18.775- (SENSITIVE LANDS): Purpose Maintain integrity of rivers, streams and creeks. Sensitive land-regulations contained in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard by minimizing erosion promoting bank stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 27 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • scenic quality and recreation potential. The regulations also implement the comprehensive plan and floodplain management program, Clean Water Service (CWS) Design and Construction Standards, the Metro Urban Growth Management Functional Plan, Statewide Planning Goal 5 (Natural Resources),and protect public health, safety, and welfare. Sensitive lands are lands potentially unsuitable for development because of their location within the 100-year floodplain or 1996 flood inundation line, whichever is greater, natural drainageways; wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard Wetland and Stream Corridors Map; and-steep slopes of 25% or greater and unstable ground. The subject site is not located within the 100-year floodplain. The site does not include any wetlands J' identified on the City of Tigard's Wetland and Stream Corridors Map. However, a unsdictional wetland exists on property abutting the subject site associated with the drainageway. Drainageways and steep slopes are present on the site. Sensitive lands permits issued by the Director. The Director shall have the authority to issue a sensitive lands permit on slopes that are 25% or greater and within a drainageway by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18-.775.070 when the proposal involves ground disturbance(s) or land form alterations involving more than 50 cubic yards of material and residential structures intended for human habitation. With Steep Slopes The appropriate approval authority shall approve, approve with conditions or deny an application request tor a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; According to the applicant's Existing Conditions plan (Sheet C1.1), the site has slopes greater than 25% which are all contained within the CWS tract which includes an area 15 feet upland form the break in slope associated with the drainageways on the site. The proposed disturbances, as shown in the applicant's plan set and narrative, do not create site disturbances in areas with slopes greater than 25%,consistent with this standard. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; The applicant submitted a Grading/Erosion Control Plan (Sheet 0.1) and has been conditioned later in this report to.provide construction drawings ensuring compliance with CWS standards for erosion control (Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition),consistent with this standard. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock; and Compliance with the City's design and construction standards for residential units on steep slopes will be determined at the time of building permit review for individual lots. In addition, a condition of approval requires a geotech report to ensure proper siting and design of structures, consistent with this standard. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 28 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. The applicant states that this standard will be met but does not provided information to substantiate the claim. The applicant's Erosion Control Plan (Sheet 0.1) does not include any notes or details detailing methods for re-vegetation of disturbed areas.The applicant is required to replant with the 1200C permit required as a condition of approval under the Grading and Erosion Control section of this report. Therefore,as conditioned,this standard has been met. FINDING: Staff finds that all of the applicable criteria have been satisfactorily addressed. Within Drainageways The appropriate approval authority shall approve, approve with conditions or deny an re application quest for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: The subject site includes the vegetated corridors for Copper Creek and an unnamed tributary The streams themselves are located just south of the southern parcel boundaries and form a confluence adjacent to the parcel. 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; The land consists of an upland area and a centrally located depression that runs through the break in slope to the stream. The development proposal would fill the depression requiring a significant retaining wall approximately 17 feet high at it highest point and running along the southern property boundanes of proposed lots 4, 5, and 6. The proposed development includes one more lot than is otherwise allowed by the density for the zone. Therefore, the proposed development will create site disturbances to an extent greater than that required for the allowed number of lots. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; The proposed development is subject to a 1200C permit and CWS standards for erosion control. Ground instability will be addressed through a required geo-technical report for proposed dwellings. Therefore, as conditioned the proposed development will not result in erosion, stream sedimentation, ground instaiility, or other adverse on-site and off-site effects or hazards to life or property. 3. The water flow capacity of the drainageway is not decreased; No development is proposed within the vegetated corridor or adjacent streams. In addition, storm water retention and water quality are required under the Street and Utilities section of this report ensuring the water flow capacity of the drainageway is not decreased. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745,Landscaping and Screening; The applicant's narrative states that erosion control will be provided in accordance with City of Tigard standards and revegetation will occur in compliance with TDC 18.745.060.B and C, consistent with this standard.In addition erosion control will be addressed as above in#2. 5. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; The development proposal will not disturb the adjacent drainagge��w���ay, which is protected in a separate track identified in the CWS service provider letter as the "CWS Tract". FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 29 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; The applicant agrees to obtain the applicable approvals. CWS's service provider letter constitutes the CWS approval with conditions of approval to be implemented through the conditions in the Planning Commission's final order. It is unlikely that CORPS/DSL will require additional approvals. 7. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Han. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The subject site is between 170-feet and 205-feet elevation. The nearest floodplain is approximately 1,500 feet south of the subject site at the Tualatin River at elevation 130. Therefore,this standard does not apply. FINDING: Staff finds that not all of the applicable criteria have been satisfied. The proposed development will create site disturbances to an extent greater than that required for the allowed number of lots. Therefore, staff recommends the Planning Commission deny the application request for a sensitive lands permit within drainageways. 18.780- (SIGNS): "PD Guideline Chapter Chapter 18.780 regulates the placement, number and design criteria for signage. The applicant's narrative states that no signs are proposed with this application. Any future signage will be subject to the sign permit requirements in Chapter 18.780. There has been a proliferation of sign violations from new subdivisions. In accordance with a new policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. FINDING: To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the Qty's sign compliance agreement. 18.790- (TREE REMOVAL): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has submitted a Tree Plan for proposed Fern Hollow planned development and an arborist report prepared by Raymond Myer, a certified arborist. Staff-has reviewed the applicant's tree plan and finds that the plan contains all'four of the required items, and, is therefore, acceptable. The report includes a Tree Inventory (Sheet 1/1) and a Tree Preservations Calculations Table describing 140 total trees on site over 6" in diameter. According to the Table's "Notes",there are 81 trees greater than 12 inches DBH. The proposal is to remove 28 of 81 healthy trees greater than 12 inches DBH, retaining 53 trees or approximately 65%. Pursuant to TDC 18.790 030.B.2, 50% mitigation is required. the total amount of mitigation required is 228 inches (456 caliper inches x .50). The applicant shall submit a cash assurance for $34,200 (228 caliper inches x $125/caliper inch). In addition, the arborist report includes tree protection measures and a program defining standards and methods that will be used by the applicant to protect trees during and after construction. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 30 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • FINDING: The tree removal standards are met and compliance will be ensured through the following applicable conditions of approval. CONDITIONS: • Prior to commencing any site work, the applicant shall submit a cash assurance for the value of the required tree mitigation for $34,200 (228 caliper inches x $125/caliper inch). Trees planted for mitigation on the site or off site in accordance with 18.790.060 (D) will be credited against the cash assurance for two years following final plat approval (a mitigation plan shall be submitted for review and approval to the staff Planner). After such time, the remaining value of the cash assurance will be retained by the City as a fee in-lieu of planting. • Prior to commencing any site work, the applicant shall submit construction drawings that include the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction sequence including installation and removal of tree protection devices clearing, grading, and paving. A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any other construction- related activities shall not be located inside of any tree protection zone or outside of the limits of disturbance where other trees are being protected. • Only those trees identified on the approved Tree Removal plan are authorized for removal by this report. The following note shall be placed on the final construction documents: • 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. • Prior to commencing any site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • Prior to issuance of building permits and any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through building construction, as he monitors the construction activities and progress. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing If the amount of TPZ was reduced then the Project Arborist shall justly why the fencing was moved, and shall certify FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 31 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. This inspection will be to evaluate the tree protection fencing determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. 18.795- (VISUAL CLEARANCE AREAS): ''PD Guideline Chapter Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge,planting, fence,wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For artenal streets the visual clearance shall not be less than 35 feet on each side of the intersection. FINDING: The applicant's plans do not show visual clearance areas at the intersection of the proposed Private Street and SW Copper Creek Drive or at the intersections of the driveways and the private street. Therefore the Visual clearance standards have not been met,but can be met with the following conditions of approval. CONDITIONS: Prior to issuance of building permits, the visual clearance areas for driveways intersecting the proposed private shall be shown on the site plan. Prior to final plat, the visual clearance area for the proposed private street intersecting SW Copper Creek Drive shall be shown on the preliminary plat. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 a 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 an Arterial street to have a 100 right-of-way width and 72-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 Durham Road, which is classified as an Arterial on the City of Tigard Transportation Plan Map. At present, there is approximately 45 feet of ROW from centerline, accor to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 0 feet from centerline. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 32 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING OOMMISSION • • SW Durham Road is currently partially improved. In order to mitigate the impact from this develo ment,the applicant shall plant street trees and enter into a future street improvement agreement for half-street improvements along Durham Road frontage. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the attern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de- sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. There are no opportunities for future streets or extensions of streets due to existing development, Durham Road and close proximity of Copper Creek 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. There are no opportunities for future streets or extensions of streets due to existing development, Durham Road and close proximity of Copper Creek Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units,and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular,shall be approved by the City Engineer,and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb,and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated-to the City. The existing Copper Creed Drive cul-de-sac is approximately 320 feet in length. However, it provided access to ofily 6 dwelling units. The applicant has proposed a private street extension off of the cul-de- sac to serve an additional 7 dwelling units, which would be less than the maximum 20 units allowed, consistent with this standard. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 33 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION S • Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks,and multi-family residential developments. The applicant has proposed a private street within a 21 foot wide Tract. This meets the minimum private street criterion. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that w111 clarify how the private property owners are to maintain the private street. These CC&R s shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated consideration of needs or convenient access,circulation,control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or,pre-existing development or, • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The block formed by streets. around the development site is approximately 5,400 feet long. The proposed development site is located between a drainage way and an arterial,which provide exceptions from meeting block size standards for streets. Section 18.810.040.B.2 also states that bicycle cle and pedestrian connections on public easements or right-of-ways shall be provided when fll 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's narrative has not addressed this standard. Spacing between connections is greater than 330 feet as mentioned above. Pedestrian access should be considered through the CWS tract to the south to connect the site with Tracts "J" and "I" of the prior Copper Creek Subdivisions and to the access Tracts C and D of Copper Creek Stage 2 Subdivision and perhaps to SW Riverwood. The Commission should consider continuing the hearing to allow the applicant time to research this question so that interested parties have an opportunity to hear the facts prior to a decision being made. Or the Commission could require as a condition of approval, the applicant to provide a pedestrian connection from the proposed private street to a connecting path to the south within Tracts "J" or "I" of the prior Copper Creek Subdivisions or demonstrate that such an access is not possible. 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. All the proposed lots are less than 1.5 times the minimum lot size of the R-4.5 and R-7 zoning districts and none are 2.5 tunes the average lot width.Therefore,this standard is not applicable. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 34 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 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 proposed lots, except Lot 4 have at least 25 feet of frontage on the proposed private street. Lot 4 is provided a 15-foot access. Therefore,this standard is not met.As a condition of approval the applicant shall submit a revised preliminary plat showing that proposed Lot 4 has at least 25 feet of frontage. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate an existing public sidewalk along Durham Road. The plans also show a sidewalk along one side of the private street. This sidewalk cannot be placed within the public right-of-way as shown on the plans. The applicant's plans shall be revised to show the private sidewalk on the south side of the private street for at least that portion that would encroach on public ROW. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plan shows a public sewer line extension in the private street to serve the development. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of U stream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall- be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact the proposed developed portion of the site. Copper Creek does flow along the south-east boundary of the 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). FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 35 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING CJOMMISSION • • In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant has proposed construction of an underground detention pipe. This pipe and all appurtenances must be constructed to the public standards. A public storm sewer easement will be required over the length of the detention pipe,water quality facility and storm pipe out to Copper Creek Dnve ROW. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the Citv's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bi ceways through the dedication of easements or right-of-way. SW Durham is identified as a bicycle facility and is currently improved with a bicycle lane. 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 50,00 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 appproval 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 pores, 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. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The applicant's plans show a Stormwater Management manhole for water quality treatment. Because the system is required to be public the manhole will not be allowed. The design engineer will have to submit plans for approval using another method of treatment. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 36 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • 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. 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 i 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. This permit will be issued along with the site and/or building pen-nit 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 a propriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC,for the proposed grading slope construction. The recommendations of the report will need to be inco orated into the final grading plan and a final construction supervision report must be filed with the Engineering Department pnor to issuance of building permits. The design engineer shall also indicate on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The applicant has submitted a Preliminary Report of Geotechnical Engineering Investigation for this development prepared by Carlson Geotechnical,dated June 16,2006. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Site Permit Required: The applicant is re uired to obtain a Site Permit from the Building Division to cover all on-site private utility installations water; sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The Gty of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary(USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)]on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 37 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • • 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). 18.390- (DECISION MAKING PROCEDURES/IMPACT STUDY): SECTION 18.390.040.B.e requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. As shown in the applicant's Preliminary Plat and narrative, the applicant specifically concurs with the required SW Durham dedication. ROUGH PROPORTIONALITY ANALYSIS 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. Effective July 1'2006, the TIF for a detached, single-family,dwelling is $3,020. Upon completion of this development, the future builders of the residences will be required to pay TIF's totaling approximately$21,140 ($3,020 x 7 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 $66,062 ($21,140 divided by .32). The difference between the TIF paid and the full impact,is considered as unmitigated impact. The private internal streets within the subdivision are needed to allow the subdivision to develop and the need for this street is created by the subdivision. Because the need for the internal street is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal street and is not considered as mitigation for the development impact. Mitigation Value Assessment: With regard to off-site mitigation measures for SW Durham the applicant is proposing to dedicate 1,438 s.f of right-of-way,the right-of-way at is valued at$4,314 (1,438 s.f.x$3.00Ts.f.). Full Impact ($21,140-0.32) $66,062 Less liP Assessment (7 lots x$3,020) -$21,140 Less mitigated values for ROW Dedications and Improvements -$ 4314 Estimate of Unmitigated Impacts $40,608 FINDING: The applicant's proposed Durham right-of-way dedication is required to address the standards of Mapter 18.810. The applicant has proposed the dedication of real property interests. The value of these dedications and assessments is substantially less than the value of the full impact,thus justified. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 38 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION • • SECTION VII. OTHER STAFF COMMENTS The Tigard Police Department reviewed the proposal and has no objection to it. • SECTION VIII. AGENCY COMMENTS Oregon Department of State Lands did not respond to the City's Wetland Land Use Notification Form sent March 8, 2007,which is typical for DSL when a wetland resource is otherwise avoided by the proposed development. Tualatin Valley Fire and Rescue has not submitted comments on the proposed development. However, the applicant did submit a Request for Statement of Service Availability, dated February 14,2007, and signed by Jerry Renfro stating that "the Fired District has personnel and equipment in the area that can respond to an emergency incident and implement such action as maybe necessary for fire and or rescue operations. For planning purposes, access and fire fighting water supply complying with fire code requirements shall be included on plans submitted to Washington County [City of Tigard]for their approval." In lieu of any specific review and comment on the development proposal, the applicant has been conditioned in this report to coordinated with Tualatin Valley Fire and Rescue and demonstrate compliance with any applicable conditions of approval prior to issuance of building permits. Clean Water Services submitted a comment letter dated March 20, 2007, which included general, sanitary sewer, storm drainage and water quality, sensitive area, and erosion control comments. These comments are addressed in the Sensitive Lands and Streets and Utilities sections of this report. SECTION IX. CONCLUSION The City of Tigard Planning Commission has APPROVED, Subdivision (SUB) 2006- 00011/Planned Review (PDR) 2006-00002/Sensitive Lands Review (SDR) 2006-00011, for Fern Hollow Subdivision subject to the findings in the staff report and as amended at the meeting, the resubmittal findings and plan set that were provided by the applicant (June 8, 2007), and the Conditions of Approval as amended (deleting conditions 1, 2, 14, 27, 41, and 43 and adding condition 51). IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PARTIES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 18TH DAY OF JUNE, 2007 BY THE CITY OF TIGARD PLANNING COMMISSION. J, od Jody Inman,Planning Commission President Dated this .Q5i4"' day of June,2007. FERN HOLLOW SUBDIVISION(SUB2006-00011) PAGE 39 OF 39 NOTICE OF FINAL ORDER NO.2007-03 BY THE PLANNING COMMISSION Y= g /(/ CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM All ,♦ o°— VICINITY MAP um.� � SET%°O%o B2006 11 m ' P 2 m � O 2 111 SLR2006-00011 las te ♦� FERN HOLLOW SUBDIVISION • ► $j*IIIIIit *d� L ' LEGEND: • , 1111 = � suBJECT Aim mai SITE RD DUR'A _ _ M.RD 111111111:t 1111 • C . Q • 1.17 F'J 'i r— CEO CT Lu 1 3 1110111.14111111 • • " j I�IIRti AI.I FJ I� • ( ,JI !4s- TIpnM Area Map IC*1 • ER q • t1*1 w 0 60 160 240 320 400 Foot , R 24_ Q1 s., '.�,tl cn ' 4 # S1144°' Information on this map Is for general location only and should bo verified with the Devolopmont lvd Services Division. •!�, . �r 13125 SW Holl B Tigard,OR 97223 Ikawk. igard. 39.972� Tigard. Community Development Plot date: Mar 8,2007;C:\magic\MAGIC03.APR 00000 7er I DURHAM ROAD D L a DESIGN GROUP INC. `- @$ 9045 SW a°rw Skd. ------ ----- ---------- --------1--------- mr.. ----------------- ---- edarm l t ms .mnrnt � T-"'` Pwmm,on my r--- 1 tavYt -----7- orts'uTr-- sarrh'w — (595)225.1979 NA \ A 12 SF / _— mewru 1 �i aGF--- —s . umv1r LC g ,k s .A` 4.832 SF � O 1Y ` 99J1 S 5,327 O I I••• •••• I aO ea\ 5.PARTITION�LATNO. 1995-135 P\JP 5 �� � / O S,66B SF i PARCEL2 PARCEL f .� "' I I LOT 1 , 1C �PG X10 W iI `P 't .7.'0' 4s11t 1_r Q �wo,a7at aura'asi rmvv.nt 1y TRACT A /// "" I I 0 F 0 r 4 • N. woh, 3 4r' / mnoux ' Q 3.740 SF ko /, ur W EL P• \ /?JJ H N. \ TRACT A \ 6177 4` w m11 r LOT 119 •nunw mmsc�. ``\ Y0 27,977 SF g ___ ' • •`\ LOT 120 / ! l /. s \ 4,, i ( --[_I___ /F-.....''.-.....„„ _l____l_ PROJECT MAMA M.V001 LOT 121 `'� DiOr MAY �•• / N DOWN '.` ' // •\\ / ow.N Orr / DwyMN °O 04.00,04 .o • 1 CI 799 C2. 1 � • • JUN © $ 2007 L C t. C�-!1 1. 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C1;e e • OWNER/APPLICANT: Mr. Scott Haning Mainsail Homes 13325 SW Genesis Loop Tigard, OR 97223 Phone: 503-620-8911 Fax: 503-620-8911 mainsailhomes(a�aol.com APPLICANT'S REPRESENTATIVE: Mr. Ken Sandblast Planning Resources, Inc. 7160 SW Fir Loop, Ste 201 Portland, OR. 97223 Phone: (503) 684-1020 Fax: (503) 684-1028 Kens(a�prilanduse.com PREPARED BY: Liz Eddleman Planning Resources, Inc. 7160 SW Fir Loop, Ste 201 Portland, OR. 97223 Phone: (503) 684-1020 Fax: (503) 684-1028 Lize(c�prilanduse.com May 24, 2007 • • ElcDArc D'j C) C 1 Applicable Code Responses • Supplemental Narrative Responses 2 Stormwater Information • Memo From DL Design Group 3 CWS Standards • E-mail From CWS Addressing Pathway and Fencing 4 Geotechnical Information • Stormwater Design Narrative 5 Miscellaneous Documents • CC&R's 6 Natural Resource Reports • • Arborist Report • Tree Protection Plan 7 Plan Sets • 11x17 Plans Sets Attached: • Plan Set—24 x 36 • • _ planning ■ _1_J Partnerships •Performance 7160 SW Fir Loop,Suite 201 Portland, Oregon 97223 Tel:503-684-1020 Fax:503-684-1028 TO: Gary Pagenstecher FROM: Kenneth L. Sandblast DATE: May 23, 2007 RE: Fern Hollow Subdivision—Additional Planning Commission Materials File#SUB 2006-00011, PDR 2006-00002, SLR 2006-00011 This memorandum and attached materials are provided as requested by the Planning Commission at the May 7th public hearing on the above land use applications. Thank you for providing the draft of Planning Commission's meeting minutes,from May 7th, for our use and review in responding to the Planning Commission's requested additional information. The attached materials include the following: 1. Revised Plan Set A. A preliminary plat totaling six(6)lots. The reduction from the originally proposed 7 lots is achieved through reconfiguration of the previously proposed internal lot lines along the south side • of the private street. Tract A(open space) and Tract B (private street) remain as originally proposed. B. Increased rear setbacks for the building envelopes adjacent to Tract A(open space)to insure these four lots have backyards. C. Relocation of the internal sidewalk to the south side of the private street along proposed Lot 6. D. More detailed depiction of building envelopes and setbacks, including garage setbacks for each lot. E. Relocation of the proposed retaining wall from within Tract A to entirely located within Lots 4 & 5. F. Increased the buffer to 10 feet along the site's Durham Road frontage. G. Increased Lot 4 frontage to 25 feet. H. Reconfigured Lots 3 and 5 to side entrance garages through a shared driveway easement with Lot 4. I. Addition of two(2)cross-section (see sheet 2.2)depicting existing topography and proposed improvement. 2. Supplemental Geotechnical Memorandum 3. Stormwater Design Narrative 4. Copy of current Conditions, Convenants and Restrictions ("CCR's)for the site. 5. Email from CWS regarding pedestrian pathway within Sensitive Areas. • • The following are applicant responses to each of the items listed in the May 7th draft meeting minutes based upon • the above provided supplemental application materials. Missing information as summarized by Gary Pagenstecher: He advised that the application did not address all the applicable criteria; however, the applicant will provide findings tonight? Response: The additional criterion was addressed in narrative form at the Planning Commission Meeting on May 7, 2007. A copy of said narrative is attached hereto. Pagenstecher clarified that, contrary to his findings, the density as proposed would be consistent with the standards with the density transfer units which could be allowed. The maximum would be 7 units... Based on meeting the proposed maximum density, the standards for sensitive lands review would be met and could be approved. Response: Staff clarified and confirmed at the May 7th hearing that the maximum density for this site is 7 lots. The applicant is proposing a preliminary plat totaling 6 lots which is minimum density for this site. There has not been sufficient information provided on bicycle and pedestrian connections to determine if the standards have been met. Response: At the May 7th hearing, evidence was submitted in the form of photographs that establish no current bicycle or pedestrian connection within the current open space tracts adjacent to the site. Further response in the form of CWS staff email is attached hereto to fully inform the Planning Commission on this issue regarding future path construction requirements. • For development along arterials, a 10'buffer is required. Response: The applicant has revised the site plans to include a 10' buffer along the north side of lots 1 and 2, as shown on sheet C2.2 and C2.3. ...the proposed project sidewalk is within the right-of-way on Durham Road. Response: The applicant has revised the site plans to show the sidewalk outside of the public right-of-way. The application is missing a statement of planning objective. Response: The applicant provided a statement of planning objective on May 7, 2007 at the Planning Commission Hearing. ...dense development adjacent to a steep riparian corridor, which requires substantial retaining walls. Response: As depicted on the revised plan set, the applicant is proposing one retaining wall within Lots 4 and 5 that will not exceed 5 feet in height. The building envelopes depicted for Lots 5 and 6 allow for the construction of future single family homes to be daylight basement homes. CWS won't allow private(storm water]systems in private streets serving more than one lot. Tigard now required public system in private streets. Response: The applicant has revised the proposed storm water system to meet the City of Tigard's standards. • • • '0 Lot#4 flag lot-standards required lots to have 25'of frontage on a public or private street. Response: The applicant has revised site plans so that Lot 4 has 25 feet of frontage on the private street, as depicted on sheet C2.1, C2.2, and C2.3. Sidewalk-putting the private sidewalk in public ROW does not meet the applicant's burden of providing sidewalk along the private street. Response: The applicant has moved the sidewalk out of the public ROW to the south side of Tract B, as show on the revised updated site plans. Bicycle and pedestrian connection... Response: Two different cross-sections through site are provided (see sheet C2.2)to depict the existing topography within Tract A(open space). Given both the excessive grade of the existing slope and the CWS requirements to minimize impact within Sensitive Areas, construction of a pedestrian connection from the developed area of the site through Tract A and into adjacent open space tracts is not feasible. Future access from the existing Copper Creek Drive cul-de-sac may be possible. Additional Information requested by the Commissioners: Setbacks-does the building code allow 2'setbacks? For lots 5 and 6, how could occupants exit the daylight basement if there is only a 2'setback to the fenced property line? Response: In response to rear yard access, the site plan has been revised to show: (i) Lot 5 with an 8' setback and (ii) Lot 6 ,r with a minimum 5' setback and maximum 17.6 foot from the boundary of Tract A(open space). Setbacks to the garage- the plan is difficult to read. The setback information is listed in a table, not on the actual plan set. Also, note all of the setbacks are show appropriately. For lot 7, the plans look like there's a 1'setback. although the table shows 5'. Response: The applicant is proposing a revised plan of 6 lots. All new setbacks have been labeled clearly in sheet C2.2 and C2.3. Sidewalks-if the sidewalk moves to the south. the Commission would not like to see less than 18'of available parking. Need more clarity as to where the garages are planned;how would the parking relate to that? Response: The revised site plan on sheet C2.2 and C2.3 clearly shows garage setbacks at a depth of 20' and shows the possible parking spaces for each lot. Lot 3-it does not appear that the driveway on Lot 3 would meet the standard for garage and driveway parking. Response: The driveway for Lot 3 has been reconfigured as a shared driveway with Lots 4 and 5 resulting in a side entrance garage, and providing both garage and driveway parking, as shown on sheet C2.2 and C2.3. Lot 4-frontage issue that was discussed earlier? Response: The frontage for Lot 4 has been revised to comply with the 25' required frontage, as depicted on sheet C2.1 and C2.3. 0 • • Parcels to the west- what is their development potential? With that being an access to Durham Road, is there a need for connectivity and public street standards? How is that going to occur with the future development of ( • those parcels? Response: The parcels to the west may have the potential to be further divided in the future. If and when future development is approved by the City of Tigard, and these parcels require access, the applicant is open to a condition allowing use of Tract B, subject to participation in maintenance. Walls-are walls allowed in the buffer? If not, are they going to be on the lot? Is there appropriate square footage to be able to place them on the lot? Response: The proposed retaining wall has been moved onto the Lots 4 & 5 as shown on the revised site plan. Need more information on water quality. Response: Please see the stormwater narrative from DL Design regarding water quality. Need staff to clarify if the density transfer is optional. Staff answered that the Commission could choose to allow 6 lots instead of 7. Response: This applicant has revised the proposed number of lots to 6 which is the minimum density required for this site. Would like to see a site plan that shows how the project will work. Response: In response to this request, the applicant has provided updated plan sets; specifically sheet C2.2, and C2.3. Commissioner Vermilyea said it is his preference to provide pedestrian connectivity. He needs more detail to see if it's feasible, and if so, how? if it's not feasible, he would like the applicant to make a suggestion for the Commission to evaluate. •\ Response: Two different cross-sections through site are provided (see sheet C2.2)to depict the existing topography within Tract A(open space). Given both the excessive grade of the existing slope and the CWS requirements to minimize impact within Sensitive Areas, construction of a pedestrian connection from the developed area of the site, through Tract A, and into adjacent open space tracts is not feasible. Future access from the existing Copper Creek Drive cul-de-sac may be possible. For Lot 3 setback issue - Mr. Sandblast understands the code to read that the front lot line is the frontage that's along the private street tract. Thus, the setback would be measured from that pint and the front yard would be 20' setback. The applicant would comply with that, if that's what was meant in the conditions. Response: The site plans have been revised to show the front lot line for Lot 3 on the east side of the property; thus delineating the side lot line as the northern line. The applicant was asked to submit information in response to staff report comments that the applicant's narrative does not address certain standards? Response: The applicant submitted on May 7, 2007 the responses to the standard that were not addressed in the original narrative. Need to talk in detail about protecting the trees, particularly on the slopes? Response: The proposed development will occur within the previously disturbed areas that lie in the northernmost portion of the property. No impacts to vegetated corridors are anticipated from the project. The attached Natural Resource Assessment Report prepared by David Evans &Associates outlines the vegetated corridors on site and includes • mitigation requirements from the CWS Design and Construction Standards Manual. Specifically, no trees will be removed or impacted that are on the sloped areas of the proposed subdivision as they are all within the vegetated • . 0 corridors which will not be impacted. Tree protection will be installed provide during site construction based upon a radii of 1-foot per 1-inch of DBH (Diameter at Breast Height). A copy of the originally submitted tree protection plan,signed by the project's certified arborist, is included in the resubmittal materials under tab 6. Need to justify the density transfer request. The open space is sensitive lands. so it can't be built on anyway. Response: The revised preliminary plat reflects a total of 6 lots which is the minimum density for this site and doesn't involve the use of density transfer. Need to provide a copy of the underlying CC&R's? Response: A copy of the CC&R's is included herein this submittal. • • _ _ • • ern I [ ollow 6-Lot PDanned Devebpment SubdMs on AppDocalon SuppDement80 nformat on Tad, Oregon OWNER/APPLICANT: Mr. Scott Haning Mainsail Homes 13325 SW Genesis Loop Tigard, OR 97223 Phone: 503-620-8911 Fax: 503-620-8911 • mainsailhomes(a�aol.com APPLICANT'S REPRESENTATIVE: Mr. Ken Sandblast Planning Resources, Inc. 7160 SW Fir Loop, Ste 201 Portland, OR. 97223 Phone: (503) 684-1020 Fax: (503) 684-1028 Kens(a�prilanduse.com PREPARED BY: Liz Eddleman Planning Resources, Inc. 7160 SW Fir Loop, Ste 201 Portland, OR. 97223 Phone: (503) 684-1020 Fax: (503) 684-1028 Lize(a)prilanduse.com 410 June 8, 2007 • • 6 o LOT PLAMM DD DD OVOMOO OM/SM o DOMOSOOM appUC ZATKD M • Political Boundaries City Tigard County Washington Co. Planning Information Urban Growth Boundary Inside Zip Code 97224 Zoning Local Designation R 4.5 and R-7 Minimum Lot Size Minimum lot—5,000 sq. ft. Generalized Classification SFR Environmental Findings Flood Plain (FEMA 100 yr.) Outside Watershed Basin TUALATIN RIVER Watershed Subbasin TUALATIN CREEK • Service Providers Fire Protection Tualatin Valley Fire & Rescue Parks City of Tigard School District TIGARD-TUALATIN No. 23J Sewer Clean Water Services District Water City of Tigard Tax Assessment Details Tax Lot Number 2S114BA 15300 Mult. Co. Account No. R1309177 Tax Lot Size 1.59 acres Site Address NONE • • • TABLE LCD O[;= COo MTC NTS 1 • Paces Project Description i Site Vicinity Map and Aerial Photograph ii-vii City of Tigard Applicable Policies and Findings 1-27 • • • • PROJECT JECT OC SOG°3OTDOM • The applicant proposes to subdivide the 1.59-acre subject site (Lot 118 of the Copper Creek Subdivision) into 6 lots as a planned unit development. All Lots will take access from a 21-foot private street. The site has two zoning districts. The western portion of the site contains an R4.5 zone. The eastern portion contains R-7. Both districts allows for detached single-family homes with or without accessory residential. A density calculation is provided in the table below. A new private street will be created to allow access into the site and will curve around the site creating a stub to the property to the west. A new private street is proposed with a pavement width of 20-feet within a 21-foot wide Tract that includes curbs. Sidewalks will be provided on the north side of the private street in an easement. The entrance to the site is at the end of SW Copper Creek Drive, off the existing cul-de- sac. Existing Conditions: The site is known as Lot 118 in the Copper Creek Planned Development and is located amongst existing single-family detached subdivisions. The site is bordered on the east by SW Copper Creek Drive, on the north by SW Durham Road, on the south by Copper Creek and on the west by other single family residences. While SW Durham Road is adjacent to the site on the north, no vehicular access exists or is planned to the site from SW Durham Road. The site is split zoned R4.5 and R-7 as shown on the zoning and vicinity map below in this narrative. The northern portion of the site consists of grassy areas with scattered deciduous and coniferous trees as shown on the tree inventory map submitted with this application. The site slopes south in the direction of Copper Creek, which forms the southern boundary of the site. More trees and dense vegetation is found to the south nearer the creek. • Public Facilities and Services: 1. Sanitary Sewer: City of Tigard currently has a sanitary sewer line located in SW Copper Creek Drive. A new sanitary sewer line will be extended from this system west under the extension of the private street to serve all lots. Individual sanitary sewer laterals will be installed to connect to the extended system as shown on the preliminary utility plan. 2. Water Service: City of Tigard currently has main located in SW Copper Creek Drive. Water lines and connections will be provided for all lots as shown on the preliminary utility plan. 3. Storm Sewer: Stormwater runoff generated by the proposed development will be collected and treated for newly created impervious surfaces as identified on the attached Preliminary Grading and Site Utility Plan. 4. Streets: This application includes the extension of a private street, extending west from SW Copper Creek Dr. Street improvements for the proposed private street extension will include 20 feet of pavement from curb to curb, concrete curbs, storm sewers and all other required underground utilities will be extended underneath the private street to serve all lots. A 5-foot wide sidewalk is planned on the north side of the street within an easement and street trees will also be provided in the appropriate spacing as required. This application also includes the dedication of five additional feet of new right-of-way along Durham Road as shown on the preliminary plat submitted with this application. 40 • • • -- R3.5--:,t'=2: --. - _ • Ra R-7 M1'=i.�.r•=:p4' R4 • j P• R-12 _ .F R12_v _ - _ _. `---: - 1, R-T ___ R-12 R7 R7 - RT R 7 ", .'. i '...,,;.1..; '' f.. R_7 R-12 T w '-j R-7 , _R-12 - - " .-�•.R-7 -Z._ . R4.5 - . .�"---t. • : _ �;.. . - ' '- 3 =_2 R7 ! ± R-4.5 ,-7 - R-12f k �`- , � r✓ .' l . .�`• �....R„- •-, , - a,.. . F. R7 •ai , - `C ` • r R-T R-4.5 — _ R�.5 v __ -- SIT -- :.,-r R7 ---T.--; -t.;�---'w Zoned4�.5 E .-.R7.41-7, R4.5 _R-12-, -R7 w '-- ._ -- --,p,r •";,_-- -.- _„ ___ .,, _ �Jr_ :.fir•R G2 x. r R-41.5 _A ,,,a -R-7 - -- ;,.=*= 4 , - ' _ -, R-7 7 R-43 : `., R-4 5 • ....1 ?mot`- _ {-”" R-12 - " R4.5 R7 - - ' R7 - ;-;; _ H:.�:r�,ro F R•12 • _ - •R7 - Pifl:s_azda3 _ R 7 )t-.5 - - - F-„%TS3;,-.`E-1:as - Ra7a4 'y r etc:zsgp /�..,e2c 1 ai,i 2 3va b RtiO3' zdga Proae:9y . -. R-12 3-731t Pe..4 -:,ReiE ' FD10 s-tea s Pa:*. .3 L, Cr..--r1 1.-4:3 :::D=.2Rr:=a:ceCcicis.Mz1:7..t14).,,r-:.u.me't:m-ery=^.a:;/t::c 01 1861ft Figure 1: Vicinity&Zoning Map • . • • .: ..• x :.: • ,.. e _:• ,:. . A . • #.:: . .. e:.. .. , i. i> ' c k 0 4 z .:X. . X `kx „ g F gg d� .p : � .u.• • x .•. • • a` • y,.. • 'a'' i;: . :.: ':', ••.:. 8 Li @ :•'..a..a,# . •••: .• ':. ♦':Tz • . x< x.S � . .. % < ,.• :. .c':::•:•: !..: x • ., 4.. !s. #,,,. x : S :,?i•L < a :.._:........ 3 P' y:.:.., .: r. � r *' ' ' 4 .. .. '•h a .. r� a.' �� �,d*14,` # .a. S• .a, a .c :. :.. a . :41,'.: . . : X# k .: . A.• :, w�:. . ......^: .%x • A•'• ::b .,.” .; k'. a: ,p� d• x°«?' ,: ' a r x . .. .>. :.' r 4444:,,M :. '°fix : • .• ' .� ... v a VV: �..q: 1 . . akt .4;(„_... r.:•. ..x.... : . . .x,» t :, • . , . r: s ,: . • < .a:: a: <x .^ • . t •!' . .,i ,, 1.'.. .. :. ��j) x G. ,�.. •• • .. ` .tt.:9'P4t : : •ar:.<.. :i..::q::is ...e X:', ,A.': m..: : ':. a, �: ?9'. ,� : • •. .,' rA .1 • 0 0 0 ,.. • • ZOMIIRIG LOT DD INE`w'SOOMAL ARID DI MSIITY R QUOR M[ MTS TABLE 1 - Detached Dwelling Units -Minimum Base Zone Requirements-R4.5 Lot Area Street Front Side Yard Rear Yard (sq. ft.) Lot Width (ft.)Frontage(ft.) Setback (ft.) Setback(ft.) Setback(ft.) R-4.5 7,500 50 15 20 5 15 Lot 3 5,740* 45* 65 20 5/10 8* Lot 4 6,177 45* 25 50 5/8 8* TABLE 2- Detached Dwelling Units-Minim_um Base Zone Requirements-R7 Lot Area Street Front Side Yard Rear Yard (sq.ft.) Lot Width (ft.)Frontage(ft.) Setback(ft.) Setback (ft.) Setback(ft.) R-7 5,000 50 10 15 5 15 Lot 1 5,122 65 143 20 4/11 10* Lot 2 4,832* 50 50 20 4/5 10* Lot 5 5,668 65 109 20 10/8 5* Lot 6 5,325 159 159 20 5/10 8* • • Mainsail Homes —Fern Hollow planningTesoaarcesinc. 1 City of Tigard PD/Subdivision Application • • • TABLE B— Density Requirements R-4.5 Area Square Feet Acres Gross Area 13,131 0.301 MINUS Property Line Adjusted Area - - Total R-4.5 Site Area ("GSA") 13,131 0.301 Square Feet Acres Total R-4.5 GSA 13,131 0.301 MINUS Public Rights-of-Way - - Private Street Tracts - - Sensitive Lands 100-yr Floodplain - - >25% Slopes 7,892 0.181 Drainageways - - Wetlands - - Existing House - - Sub-Total 7,892 0.181 • Required Open Space (0%) - - Net Developable Area ("NDA") 5,239 0.120 Net Density Calculation Total NDA 5,239 0.120 Zone Minimum Lot Size 7,500 Allowable Units 0.70 PLUS Density Transfer Units 0.26 TOTAL R-4.5 Units 0.96 Max. • Mainsail Homes -Fern Hollow planning Resourcesinc. 2 City of Tigard PD/Subdivision Application • • • R-7 Area Square Feet Acres Gross Area 56,131 1.289 MINUS Property Line Adjusted Area - - Total R-7 Site Area ("GSA") 56,131 1.289 Square Feet Acres Total R-7 GSA 56,131 1.289 MINUS Public Rights-of-Way 1,438 0.033 Private Street Tracts 6,928 0.159 Sensitive Lands 100-yr Floodplain - - >25% Slopes 17,956 0.412 Drainageways - - Wetlands - - Existing House - - Sub-Total 26,322 0.604 Required Open Space (0%) - - • Net Developable Area ("NDA") 29,809 0.684 Net Density Calculation Total NDA 29,809 0.684 Zone Minimum Lot Size 5,000 Allowable Units 5.96 PLUS Density Transfer Units 0.60 TOTAL R-7 Units 6.56 Max. • Maximum Density 7.52 7 Units Minimum Density 6.02 6 Units • Mainsail Homes -Fern Hollow planningUesourcesinc. 3 City of Tigard PD/Subdivision Application • • APPLICANT'S REQUESTED APPROVAL: Preliminary Plat and Planned Development approval for the creation of a seven (6)-lot subdivision with internal street system. APPROVAL CRITERIA: This narrative will address the applicable standards and review criteria of the City of Tigard's Development Code. - 18.350 Planned Development - 18.390 Decision Making Procedures - 18.430 Subdivisions - 18.510 Residential Zoning Districts - 18.705 Access/Egress/Circulation - 18.715 Density Computations - 18.725 Environmental Performance Standards - 18.730 Exceptions to Development Standards - 18.745 Landscaping and Screening Standards - 18.765 Off-Street Parking and Loading - 18.775 Sensitive Lands - 18.780 Signs - 18.790 Tree Removal - 18.795 Visual Clearance Areas • - 18.810 Street and Utility Standards 110 Mainsail Homes -Fern Hollow planningResourcesinc. 4 City of Tigard PD/Subdivision Application • • Planned Developments 18.350-1 Code Update: 06/02 18.350.010 Purpose A. Purpose. The purposes of the planned development overlay zone are: 1. To provide a means for creating planned environments through the application of • flexible standards, i.e., zero-lot lines, narrower streets, and other innovative planning practices which will result in a superior living arrangement; APPLICANT'S RESPONSE: A superior living arrangement is achieved by the proposed development. The objectives of the proposed layout is to provide a cluster-type land division to locate residential units on areas of the project site best suited for development and protect the remaining land as open space to preserve significant natural areas. In this case, the proposed layout provides an efficient allocation of lots on areas previously disturbed, while preserving the wooded character of the area. If the applicant chose traditional lot development as opposed to a cluster-type, the site could warrant increased encroachment into the preserved areas, greater impact to the wooded character of the area and additional environmental impacts including increased erosion, degraded water quality in down-stream areas, reduced groundwater infiltration and degraded wildlife habitat. The proposed layout and open space areas also allow for ample screening between the proposed development and lots along SW Copper Creek Drive and units off the cul-de-sac, west of the development. This further maintains the wooded character of the immediate area. The proposed layout and open space areas also provide natural resource values and functions including wildlife habitat associated with forest canopy, scenic and open space values and groundwater recharge. The natural resources are not only preserved, but the environmental impacts associated with development such as increased soil erosion and sedimentation is prevented. Greater groundwater recharge is another benefit through a reduction in the impervious surfaces created by the reduced width private street tract. • 2. To facilitate the efficient use of land; APPLICANT'S RESPONSE: Utilizing the Planned Development provisions allows for an efficient use of land. In this case, the proposed development areas occur within previously disturbed areas that lie in the northernmost portion of the property. No impacts to vegetated corridors are anticipated from the project. Required densities are also met, as outlined in this narrative. Also, refer to the discussion on economics in #3, below. 3. To promote an economic arrangement of land use, buildings, circulation systems, open space, and utilities; APPLICANT'S RESPONSE: The site was designed with an economic arrangement in mind. The proposed layout, clustering the residential units on areas of the project site best suited for development and protecting the remaining land as open space, allows for reduced infrastructure and maintenance costs. By locating the houses on the northernmost portion of the site, the length of roadway and utility lines are reduced. This results in reduced maintenance costs. Homeowner costs are also less. Further, because earth disturbance and impervious surfaces on the site are reduced, soil erosion and stormwater runoff is also decreased. Mainsail Homes -Fern Hollow planningResourcesinc. 5 • City of Tigard PD/Subdivision Application • • i 4. To preserve to the greatest extent possible the existing landscape features and amenities 1111 4. the use of a planning procedure that can relate the type and design of a development to a particular site; and APPLICANT'S RESPONSE: As previously stated, the objectives of the proposed layout is to provide a cluster-type land division to locate residential units on areas of the project site best suited for development and protect the remaining land as open space to preserve significant natural areas. In this case, the greatest amenities of the site are the wooded character and the three vegetated areas identified in the Natural Resource Assessment prepared by David Evans and Associates. The proposed layout provides an efficient allocation of lots on areas previously disturbed, while preserving the wooded character of the area. If the applicant chose traditional lot development as opposed to a cluster-type, the site could warrant increased encroachment into the preserved areas, greater impact to the wooded character of the area and additional environmental impacts including increased erosion, degraded water quality in down-stream areas, reduced groundwater infiltration and degraded wildlife habitat. The proposed layout and open space areas also allow for ample screening between the proposed development and lots along SW Copper Creek Drive and units off the cul-de-sac, west of the development. This further maintains the wooded character of the immediate area. The proposed layout provides an efficient allocation of lots, while preserving the wooded character of the area. Traditional lot development on the site could warrant increased 1111 encroachment into the preserved areas and greater impact to the wooded character of the area. The proposed layout and open space areas also provide natural resource values and functions including wildlife habitat associated with forest canopy, scenic and open space values and groundwater recharge. The natural resources are not only preserved, but the environmental impacts associated with development such as increased soil erosion and sedimentation is prevented. Another benefit is the greater groundwater recharge through a reduction in the impervious surfaces stemming from the reduced width private street tract. 5. To encourage development that recognizes the relationship between buildings, their use, open space, and accessways and thereby maximizes the opportunities for innovative and diversified living environments. APPLICANT'S RESPONSE: The proposed development has been designed in a manner that recognizes the relationship between the built environment and the preservation of open space. In this case, the lots are clustered at the northernmost part of the site on areas previously disturbed. Wooded areas are preserved to the greatest extent practicable, with the goal of maintaining the wooded character of the immediate area and preserving open space areas. 18.350.050 Applicability in Commercial and Industrial Zones APPLICANT'S RESPONSE: The applicant proposes single-family detached units; therefore this section does not apply. S Mainsail Homes —Fern Hollow planningResourcesinc. 6 City of Tigard PD/Subdivision Application • • Planned Developments 18.350-4 Code Update: 06/02 18.350.060 Allowed Uses A. In residential zones. In all residential zones, an applicant with a planned development approval may develop the site to contain a mixture of uses subject to the density provisions of the underlying zone and the density bonus provisions of 18.350.100 B2. The following uses are allowed with planned development approval: 1. All uses allowed outright in the underlying zoning district; 2. Single-family detached and attached residential units; 3. Duplex residential units; 4. Multi-family residential units; 5. Manufactured homes; 6. Accessory services and commercial uses directly serving the planned development only and which are customary or associated with, but clearly incidental to, the residential uses permitted in the zone; 7. Community building; 8. Indoor recreation facility;athletic club, fitness center, racquetball court, swimming pool, tennis court or similar use; 9. Outdoor recreation facility, golf course, golf driving range, swimming pool, tennis court, or similar use;and 10. Recreational vehicle storage area. B. In commercial zones. In all commercial zones, an applicant with a planned development approval may develop the site to contain all of the uses permitted outright in the underlying zone and, in addition, a maximum of 25% of the total gross floor area may be used for multi-family dwellings in those commercial zones that do not list multi-family dwellings as an outright use. C. In industrial zones. In all industrial zones, a planned development shall contain only those uses allowed outright in the underlying zoning district. APPLICANT'S RESPONSE: The applicant proposes single-family detached units, consistent with this standard. 18.350.070 Applicability of the Base Zone Development Standards A. Compliance to specific development standards. The provisions of the base zone are applicable as follows: 1. Lot dimensional standards: The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.715; 2. Site coverage: The site coverage provisions of the base zone shall apply; 3. Building height: The building height provisions shall not apply; and 4. Structure setback provisions: a. Front yard and rear yard setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; b. The side yard setback provisions shall not apply except that all detached structures shall meet the Uniform Building Code requirements for fire walls; and c. Front yard and rear yard setback requirements in the base zone setback shall not apply to structures on the interior of the project except that: (1) A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. • Mainsail Homes —Fern Hollow planningResourcesinc. 7 City of Tigard PD/Subdivision Application • • (2)A minimum front yard setback of eight feet is required for any • garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. B. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. APPLICANT'S RESPONSE: Refer to the table above for an outline of the proposed lot dimensional standards. As demonstrated in the table, the dimensional standards are consistent with this section. Specific building plans have not been selected at the time of writing this narrative and therefore the applicant will demonstrate compliance with site coverage, building height and setback provisions at the time of building permits. In addition the lots located within the R7 zone will dedicated 20% of their area to be landscaped with lawn, and will comply with the maximum lot coverage of 80%. As demonstrated on the proposed layout, there is adequate area for future homes to meet the setback provisions. 18.350.080 Exceptions to Underlying Development Standards APPLICANT'S RESPONSE: This proposal does not request any exceptions parking or sign requirements; therefore this section is not applicable. 18.350.090 Conceptual Development Plan Submission Requirements A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type IlIB procedure, as governed by Section 18.390.050. In addition, the applicant shall submit the following: 1. A statement of planning objectives to be achieved by the planned development • through the particular approach proposed by the applicant. This statement should include a description of the character of the proposed development and the rationale behind the assumptions and choices made by the applicant. APPLICANT'S RESPONSE: As stated herein above in response to the Section 18.350.010, the objectives of the proposed layout for this planned development is to provide a clustered land division of lots which locate residential units on areas of the project site best suited for development and protect the remaining land as open space to preserve significant natural areas. In this case, the greatest amenities of the site are the wooded character and the three vegetated areas identified in the Natural Resource Assessment prepared by David Evans and Associates. The proposed site layout provides an efficient allocation of lots on areas previously disturbed, while preserving the wooded character of the area. If the applicant chose traditional lot development as opposed to a cluster-type, the site could warrant increased encroachment into the preserved areas, greater impact to the wooded character of the area and additional environmental impacts including increased erosion, degraded water quality in down-stream areas, reduced groundwater infiltration and degraded wildlife habitat. The proposed site layout and open space areas also allow for ample screening between the proposed development and lots along SW Copper Creek Drive and units off the cul-de-sac, west of the development. This further maintains the wooded character of the immediate area. • The proposed layout and open space areas also provide natural resource values and functions including wildlife habitat associated with forest canopy, scenic and open space values and Mainsail Homes —Fern Hollow planning Resourcesinc. 8 City of Tigard PD/Subdivision Application • • groundwater recharge. The natural resources are not only preserved, but the environmental impacts associated with development such as increased soil erosion and sedimentation is prevented. Another benefit is the greater groundwater recharge through a reduction in the • impervious surfaces stemming from the reduced width private street tract 2. A development schedule indicating the approximate dates when construction of the planned development and its various phases are expected to be initiated and completed. APPLICANT'S RESPONSE: As of the submittal date of this land use application, the development schedule for this project is to proceed immediately with engineering and final plat approval processes upon completion of the land use approval process for this one phase planned development. Existing processing timelines for these various approval processes will result in an approximate Fall 2007 initiation date for construction of this planned development and completion within four to six months, Spring of 2008. 3. A statement of the applicant's intentions .with regard to the future selling or leasing of all or portions of the planned development. APPLICANT'S RESPONSE: The applicant intends to build out each of the six (6), detached single family homes created though this planned development applications and sell them to future owners. 4. A narrative statement presenting information, a detailed description of which is available from the Director. B. Additional information. In addition to the general information described in Subsection A above, the conceptual development plan, data, and narrative shall include the following information, the detailed content of which can be obtained from the Director: • 1. Existing site conditions; 2. A site concept; 3. A grading concept; 4. A landscape concept; 5. A sign concept;and 6. A copy of all existing or proposed restrictions or covenants. APPLICANT'S RESPONSE: Application submittal materials provided to date by the applicant- including site plan sheets, narrative and impact statement- address each of the applicable provisions of the above section involving information for this application. 18.350.100 Approval Criteria APPLICANT'S RESPONSE: Using the computations referred to in Section 18.715, the minimum density for the R-7 portion of the site is 5 units and the maximum density for the subject site is 6.8 units. The minimum density for the R 4.5 portion of the site is .77 units and the maximum is .96 units. Total density for the overall site is a minimum 6 units and a maximum of 8 units. This application is proposing 6 lots for single-family detached dwelling use, in the range of the minimum and maximum allowed. b. Chapter 18.730, Exceptions to Development Standards; APPLICANT'S RESPONSE: • Mainsail Homes -Fern Hollow planninggesourcesinc. 9 City of Tigard PD/Subdivision Application • s As a planned development, the applicant is requesting lot area and setback exceptions as • provided for in Section 18.350.070(A) addressed herein above. No exceptions as listed in Chapter 18.730 are being requested by this application. c. Chapter 18.795, Visual Clearance Areas; APPLICANT'S RESPONSE: Clear visions areas are provided on the preliminary plat included herein this application, demonstrating conformance with this chapter. d. Chapter 18.745, Landscaping and Screening; APPLICANT'S RESPONSE: Responses to this chapter are provided herein; see findings below in Section 18.745. e. Chapter 18.765, Off-street Parking and Loading Requirements; APPLICANT'S RESPONSE: Responses to this chapter are provided herein; see findings below in Section 18.765. f. Chapter 18.705, Access, Egress and Circulation; and APPLICANT'S RESPONSE: Responses to this chapter are provided herein; see findings below in Section 18.705. g. Chapter 18.780, Signs. APPLICANT'S RESPONSE: No signs are proposed at this time as part of this application. • 3. In addition, the following criteria shall be met: a. Relationship to the natural and physical environment: (1) The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible; APPLICANT'S RESPONSE: The site contains forested areas, some steep slopes drainageways located south of the proposed lots. The proposed private street has been located to preserve the greatest amount of trees as possible, while reducing impervious surfaces. Specific buildings are not proposed at this time. However, as previously stated, the objectives of the proposed layout is to provide a cluster-type land division to locate residential units on areas of the project site best suited for development and protect the remaining land as open space to preserve significant natural areas. (2) Structures located on the site shall not be in areas subject to ground slumping and sliding; APPLICANT'S RESPONSE: A geotechnical report is included in this application and contains preliminary geotechnical recommendations. The report concluded that the majority of the site appears suitable for development. Refer to the attached report provided in the Appendix. (3) There shall be adequate distance between on-site buildings and other on-site and off-site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; • APPLICANT'S RESPONSE: Mainsail Homes -Fern Hollow planning Resourcesinc. I City of Tigard PD/Subdivision Application • • Setback standards and Building Code requirements ensure that adequate distance between on- site and off-site structures for light and air and fire protection will be provided. (4) The structures shall be oriented with consideration for the sun and wind directions, where possible;and APPLICANT'S RESPONSE: Specific building plans have not been selected at this time. As shown on the preliminary plan, structures can be oriented to consider sun and wind. (5) Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. APPLICANT'S RESPONSE: Tree preservation is discussed in detail in Chapter 18.790, below. A Tree Inventory and Tree Preservation Calculations are provided, consistent with this section. b. Buffering, screening and compatibility between adjoining uses: (1) Buffering shall be provided between different types of land uses, e.g., between single- family and multi-family residential, and residential and commercial uses; APPLICANT'S RESPONSE: The proposed development, Fern Hollow, will consist of single-family residential uses, comparable and compatible to the surrounding development. No buffering is necessary between uses. (2) In addition to the requirements of the buffer matrix (Table 18.745.1), the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: (a) The purpose of the buffer, for example to decrease noise levels, absorb air • pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering; and (e) Whether the viewer is stationary or mobile. APPLICANT'S RESPONSE: The proposed development will consist of single-family residential uses, comparable and compatible to the surrounding development. The development however abuts Durham Road, an Arterial Street. Table 18.745.1 and .2 require buffering. A 10' buffer adjacent to Durham Road will be provided and compliance with this section will be demonstrated at the time of building permit submittal. 410 Mainsail Homes —Fern Hollow planningl8esoanncesinc. 11 City of Tigard PD/Subdivision Application • • (3) On-site screening from view from adjoining properties of such activities as service • areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year-round. APPLICANT'S RESPONSE: The proposed development will consist of single-family residential uses, comparable and compatible to the surrounding development. No screening is necessary or proposed with this application. c. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; APPLICANT'S RESPONSE: All structures will be residential, making this standard not applicable. d. Private outdoor area—multi-family use: e. Shared outdoor recreation areas —multi-family use: APPLICANT'S RESPONSE: The proposed development is not a multi-family use, making this standard not applicable. f. Access and circulation: • (1) The number of allowed access points for a development shall be provided in Chapter 18.705; APPLICANT'S RESPONSE: Refer to Chapter 18.705 for findings. (2)All circulation patterns within a development must be designed to accommodate emergency vehicles;and APPLICANT'S RESPONSE: The proposed private street tract has been designed with as a 21 foot wide tract with 20 feet of asphalt as proposed there is sufficient width to accommodate emergency vehicles that may need to access the site. In addition sprinkler systems will be installed. (3) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. APPLICANT'S RESPONSE: Pedestrian and bicycle ways are not shown on any adopted plans. Facilities will be provided in the private street tract as shown on the preliminary plan. g. Landscaping and open space: (1) Residential Development: In addition to the requirements of subparagraphs (4) and(5) of section a of this subsection, a minimum of 20 percent of the site shall be landscaped; APPLICANT'S RESPONSE: As required by this section a minimum of 20% of the site will be landscaped. Please reference the Landscape Plan Set. • Mainsail Homes —Fern Hollow planningResourcesinc. 12 City of Tigard PD/Subdivision Application • • (2) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and (3) Industrial Development: A minimum of 15 percent of the site shall be landscaped; APPLICANT'S RESPONSE: This application is proposing no industrial or commercial development; therefore this section is not applicable. h. Public transit: (1) Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: (a) The location of other transit facilities in the area;and (b) The size and type of the proposed development. (2) The required facilities shall be limited to such facilities as: (a)A waiting shelter; (b)A turn-out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area. APPLICANT'S RESPONSE: There are no public transit routes within 1/4 mile of the site, making this section not applicable. i. Signs: (1) In addition to the provisions of Chapter 18.780, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; APPLICANT'S RESPONSE: No signs are proposed as part of this application, making this section not applicable. j. Parking: • (1)All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; (2) Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. APPLICANT'S RESPONSE: Refer to the findings provided Chapter 18.765, Parking and Loading. k. Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria in the adopted 1981 master drainage plan; APPLICANT'S RESPONSE: All drainage provisions have been designed in accordance with the requirements as set forth in Chapter 18.775 Sensitive Lands. Copper Creek is located just south of the subject site the centerline of the stream is depicted on all plans and a natural resources assessment prepared by David Evans and Associates is included with this application. A natural resources tract has been designated on the plat that will ensure protection of this valuable resource. The required buffers and appropriate planting mitigations are shown on the appropriate plan sets submitted with this application. • Mainsail Homes —Fern Hollow planningResourcesinc. 13 City of Tigard PD/Subdivision Application • • 1. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the • 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. APPLICANT'S RESPONSE: There are no floodplains located on site, making this section not applicable. 18.350.110 Shared Open Space A. Requirements for shared open space. Where the open space is designated on the plan as common open space the following applies: 1. The open space area shall be shown on the final plan and recorded with the Director;and 2. The open space shall be conveyed in accordance with one of the following methods: a. By dedication to the City as publicly-owned and maintained as open space. Open space proposed for dedication to the City must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations; b. By leasing or conveying title (including beneficial ownership) to a corporation, home association or other legal entity, with the City retaining the development rights to the property. The terms of such lease or other instrument of conveyance must include provisions suitable to the City Attorney for guaranteeing the following: (1) The continued use of such land for the intended purposes; (2) Continuity of property maintenance; (3) When appropriate, the availability of funds required for such maintenance; (4)Adequate insurance protection; and (5) Recovery for loss sustained by casualty and condemnation or otherwise. • c. By any method which achieves the objectives set forth in Subsection 2 above of this section. APPLICANT'S RESPONSE: Areas inside tract "A" labeled as vegetation communities will be placed in an environmental resource tract owned in common by all property owners of the Fern Hollow Subdivision. Each owner will be responsible for the maintenance the tract. Maintenance agreements will be submitted for review and approval before final plat approval outlining the responsibilities and restrictions for owners of Fern Hollow. Included in this application is a preliminary landscape plan. CHAPTER 18.390 DECISION-MAKING PROCEDURES 18.390.050 Type III Procedure (A) Pre-Application Conference: A preapplication conference is required for Type ll actions. Preapplication conference requirements and procedures are set forth in section 18.390.080C APPLICANT'S RESPONSE: A pre-application conference was held on May 9, 2006 with City of Tigard Planning Division staff. (B) Application Requirements: 2. Content. Type Ill applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped, pre-addressed envelopes for all persons who are property owners of record as specified in Section 18.390.050C. The records of the • Washington County Department of Assessment and Taxation shall be the official records Mainsail Homes -Fern Hollow planningResourceinc. 14 City of Tigard PD/Subdivision Application • • for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; APPLICANT'S RESPONSE: • As part of the submittal information, an application including the information requested has been provided; the narrative herein below addresses the relevant criteria for review and action; the applicable application fee of is provided; and the mailing materials will be provided by the applicant to include: (mailing labels provided by the City of Tigard with self stamped addressed envelopes provided by the applicant) to the City of Tigard once the submitted package has been deemed complete as required by this section. e. Include an impact study. 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 requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. APPLICANT'S RESPONSE: The various public facilities and services listed in this section are addressed as follows: Transportation System The subject site is located adjacent to SW Durham Road to the north, with SW Copper Creek Drive to the east. The frontage improvements for SW Durham Road include 5 feet of new right • of way dedication and the extension of the sidewalk from the cul-de-sac terminus of SW Copper Creek Drive as shown on the civil engineering plans submitted with this application. The new internal private street is proposed with a pavement width of 20 feet. The entrance of the new street connects with SW Copper Creek Drive. A five-foot wide sidewalk is proposed along one side in a sidewalk easement. The sidewalk and private street will accommodate the limited amount of pedestrian and bicycle traffic generated given the street design and overall topography of the area. To meet City standards, the planned development complies with the provisions of this section by continuing access onto the subject site through the use of the internal street system within the development and the potential for extension of the street system to the western boundary of the site. Access onto SW Copper Creek Drive, a local public street, poses no inadequate or hazardous access. Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be approved during the building permit process. To minimize impacts to adjacent property owners and the public at large this application does not propose transportation connections through the site to any other street due to significant topography and existing vegetation. No public transit is located within 1/4 mile of the site. Drainage System As depicted on the preliminary plan set included with this application submittal, a stormwater collection, detention and treatment system is proposed for construction to serve the subject site. The preliminary drainage report provides a full analysis of the drainage system proposal. To • Mainsail Homes -Fern Hollow planningResouurcesinc. 15 City of Tigard PD/Subdivision Application • • summarize, roof run-off from the landscaped, roof and road areas will be collected and • conveyed into the detention system. After detention, all runoff will receive water quality treatment prior to discharging into the existing storm system in SW Copper Creek Drive. The proposed drainage system will be designed to meet City standards and these standards have been adopted to minimize impacts of development on existing public facilities. The drainage system for this application will be required to accommodate existing surface water flows from adjacent parcels to minimize, and likely improve, drainage in the immediate vicinity of the subject site. Parks System There are no parks proposed through this application. Residents of the future single-family detached homes built upon the subject site will utilize existing park site located within the City of Tigard. The impacts to these existing facilities will be minimal given the seven proposed lots of this planned development application. Water System Water system improvements necessary to serve the subject site consist of extending the existing public water line in the SW Copper Creek Drive public right-of-way into the site and installing individual water meters serving each of the lots. Impacts to the general public, existing public water system and affected private properties will be minimal. Sanitary Sewer System As depicted on the preliminary plan set included with this application submittal, a public sanitary sewer system is proposed for construction to serve the subject site. The nearest sanitary sewer line to this property is an 10-12-inch line which is located within the SW Copper Creek Drive • public right-of-way and will be served via gravity. The proposed development will extend the public sanitary sewer system into the subject site. Noise Impacts This application involves a subdivision creating 6 single-family detached residential lots. Given the subject site lies within an area of existing single family residences, noise impacts associated with development of the subject are compatible based upon land use and will therefore be minimal. There will be short-term noise associated with site development. These impacts are mitigated through conditions imposed by the City during the plat approval process. CHAPTER 18.430 Subdivisions 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; APPLICANT'S RESPONSE: As addressed by this narrative, the subject site complies with all statutory and ordinance requirements and regulations applicable to a subdivision application. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; APPLICANT'S RESPONSE: To the best of the applicant's knowledge, the plat name is not duplicative. The plat is proposed to be named Fern Hollow. • Mainsail Homes -Fern Hollow planningResouACesinc. 16 City of Tigard PD/Subdivision Application S • 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road • pattern;and APPLICANT'S RESPONSE: No road patterns are modified as part of this application. One new private street is proposed as access to all seven lots. 4. An explanation has been provided for all common improvements. APPLICANT'S RESPONSE: Refer to the discussion on public improvements and utilities, above and within this narrative. Subdivisions 18.430-4 SE Update: 03/00 B. Conditions of approval. The Approval Authority may attach such conditions as are necessary to canyout the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties. APPLICANT'S RESPONSE: The applicant is aware that reasonable conditions of approval can be added to the approval of the project. 18.430.050 Submission Requirements: Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. B. Additional information. In addition to the general information described in Subsection A above, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. • APPLICANT'S RESPONSE: The application includes all general information required for a Type II procedure as shown herein. 18.430.060 Adjustments Authorized A. Granting of adjustments. Adjustments to the subdivision regulations prescribed by this title may be authorized by the Director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020 Cl. APPLICANT'S RESPONSE: No adjustments are requested as part of this application. 18.430.070 Approval Criteria: Final Plat APPLICANT'S RESPONSE: This application is not requesting approval of final plat at this time. These requirements will be addressed at time of final plat request. 18.430.080 Improvement Agreement APPLICANT'S RESPONSE: These requirements will be addressed at time of final plat. 18.430.090 Bond APPLICANT'S RESPONSE: These requirements will be addressed at time of final plat • Mainsail Homes -Fern Hollow planningResourcesinc. 17 City of Tigard PD/Subdivision Application • • • 18.430.100 Filing and Recording APPLICANT'S RESPONSE: These requirements will be addressed at time of final plat. 18.430.110 Vacation of Plats APPLICANT'S RESPONSE: No vacation are being requested as part of this application. CHAPTER 18.510. RESIDENTIAL ZONING DISTRICTS 18.510.020(D) 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. APPLICANT'S RESPONSE: A portion of the site contains the R-4.5 zone. Refer to the preliminary plat. As proposed, this subdivision will accommodate detached single-family homes upon the subject site. The applicant proposes a planned development for the site. As a planned development, the minimum lot size, lot depth and lot width requirements do not apply. 18.510.020(E) R-7: Low-Density Residential District. The R-7 zoning district is designed to accommodate attached single family homes, detached single-family homes with or without accessory residential units at a minimum lot size of 5,000 square feet and duplexes at a minimum 10,000 square feet. Duplexes and • attached single-family units are permitted conditionally. Mobile home parks and subdivisions are permitted outright. APPLICANT'S RESPONSE: A portion of the site contains the R-7 zone. As proposed, this subdivision will accommodate detached single-family homes upon the subject site. The applicant proposes a planned development for the site. As a planned development, the minimum lot size, lot depth and lot width requirements do not apply. 18.510.030 Uses A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; APPLICANT'S RESPONSE: As proposed, the intent for this subdivision is for future construction of detached single-family homes. Further division of the lots will not be possible under existing zoning regulations. Detached household living is an outright permitted use within the R-4.5 and R-7 zoning districts. 2. A restricted(R) use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; APPLICANT'S RESPONSE: No Restricted uses are proposed as part of this application; therefore this section is not applicable. • Mainsail Homes —Fern Hollow planning Resourcesinc. t 8 City of Tigard PD/Subdivision Application • • 3. A conditional use (C) is a use the approval of which is discretionary with the Hearings Officer. The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not • listed as a conditional use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; APPLICANT'S RESPONSE: No conditional uses are proposed as part of this application; therefore this section is not applicable. 4. A prohibited(N) use is one which is not permitted in a zoning district under any circumstances. APPLICANT'S RESPONSE: No prohibited uses are proposed as part of this application; therefore this section is not applicable. 18.510.040 Minimum and Maximum Densities A. Purpose. B. Calculating minimum and maximum densities. C. Adjustments APPLICANT'S RESPONSE: Using the computations referred to in Section 18.715, the minimum density for the R-7 portion of the site is 5 units and the maximum density for the subject site is 6 units. The minimum density for the R 4.5 portion of the site is .77 units and the maximum is .96 units. Total density for the overall site is a minimum 6 units and a maximum of 8 units. This application is proposing 6 lots for single-family detached dwelling use, in the range of the minimum and maximum allowed. Please reference the density calculations above in Table B of this narrative for a more specific breakdown of density calculations. • 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. APPLICANT'S RESPONSE: As proposed, this planned development will accommodate detached single-family homes upon the subject site. The Planned Development chapter determines the applicability of the base zone development standards. As outlined in the findings for the Planned Development chapter, the proposal satisfies the requirements. Refer to section 18.350 included herein. 18.510.060 Accessory Structures APPLICANT'S RESPONSE: This application proposes no accessory structures at this time; therefore this section in not applicable. • Mainsail Homes -Fern Hollow planningResouarcesinc. 19 City of Tigard PD/Subdivision Application S S • CHAPTER 18.705. ACCESS, EGRESS, AND CIRCULATION. 18.705.030 General Provisions A. Continuing obligation of property owner. B. Access plan requirements. C. Joint access. D. Public street access. E. Curb cuts. F. Required walkway location. APPLICANT'S RESPONSE: This (6)-lot PUD complies with the provisions of this section by continuing access onto the subject site through the use of the proposed private internal streets with access onto SW Copper Creek Drive, a local public street, posing no inadequate or hazardous access. No joint access will be utilized through this application; each lot will be provided its own access. Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be approved during the building permit process. The private access will be maintained in accordance with the provisions of the Uniform Fire Code. In addition sprinkler systems will be installed. G. Inadequate or hazardous access. H. Access Management APPLICANT'S RESPONSE: No inadequate or hazardous access is proposed as part of this application. J. Minimum access requirements for commercial and industrial use. • APPLICANT'S RESPONSE: No industrial or commercial uses are proposed as part of this application; therefore this section is not applicable. 18.715 DENSITY COMPUTATIONS 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in thelegal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development:allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum • number of square feet required for each lot in the applicable zoning district. Mainsail Homes —Fern Hollow planning Resourcesinc. 20 City of Tigard PD/Subdivision Application 0 • C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the • maximum number of units determined in Subsection B above by 80% (0.8). APPLICANT'S RESPONSE: This application is proposing 6 lots for single-family detached dwelling use, in the range of the minimum and maximum allowed please reference the density calculations above in Table 2 to verify that this standard is met. 18.715.030 Residential Density Transfer A. Rules governing residential density transfer. The units per acre calculated by subtracting land areas listed in Section 18.715.020 A. 1 a -c from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: 1. The number of units which can be transferred is limited to the number of units which would have been allowed on 25 percent of the unbuildable area if not for these regulations;and 2. The total number of units per site does not exceed 125 percent of the maximum number of units per gross acre permitted for the applicable comprehensive plan designation. B. Additional rules governing residential density transfer. Units per acre calculated by subtracting land areas listed in Section 18.715.030 A. 1 d. from the gross acres may be transferred to the remaining buildable land areas on land zoned R-12, R-25, and R-40 subject to the following limitations: 1. The number of units which can be transferred is limited to the number of units which would have been allowed on the wetland area, if not for these regulations; 2. The total number of units per site does not exceed the maximum number of units per gross acre permitted for the applicable comprehensive plan designation. C. Underlying development standards. All density transfer development proposals shall comply • with the development standards of the applicable underlying zoning district unless developed under the provisions of Chapter 18.440, Planned Development. APPLICANT'S RESPONSE: Residential density transfer is requested as part of this application at this time. Please reference the density calculations above in Table 2 to verify that density standards are met. CHAPTER 18.725. ENVIRONMENTAL PERFORMANCE STANDARDS. 18.725.010 Purpose 18.725.020 General Provisions 18.725.030 Performance Standards APPLICANT'S RESPONSE: This subdivision satisfies the provisions of this section by complying with state and federal regulations pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer, or stream systems. This application anticipates no activities hazardous to the environment (noise, emissions, vibrations, odors, glare and heat, insects and rodents) with the proposal of a (6)-lot planned development and the construction of single-family detached houses. In accordance with this section evidence of compliance will be approved during the building permit process. • Mainsail Homes -Fern Hollow planningResourcesinc. 21 City of Tigard PD/Subdivision Application • • • Chapter 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.010 Purpose 18.730.020 Exceptions to Building Height Limitations APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to building height requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. 18.730.030 Zero Lot Line Setback Standards APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. 18.730.040 Additional Setback Requirements APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. 18.730.050 Miscellaneous Requirements and Exceptions A. When abutting properties have non-conforming front setbacks. If there are dwellings on both abutting lots with front yard depths less than the required depth for the zone, the depth of the • front yard for the intervening lot need not exceed the average depth of the front yards of the abutting lots. APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. B. When one abutting property has a non-conforming front setback. If there is a dwelling on one abutting lot with a front yard of less depth than the required depth for the zone, the front yard for the lot need not exceed a depth one-half way between the depth of the abutting lot and the required front yard depth. APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. C. Storage in front yard. Boats, trailers, campers, camper bodies, house trailers, recreation vehicles or commercial vehicles in excess of 3/4 ton capacity may be stored in a required front yard in a residential zone subject to the following: 1. No such unit shall be parked in a visual clearance area of a corner lot or in the visual clearance area of a driveway which would obstruct vision from an adjacent driveway or street; 2. No such unit shall be used for dwelling purposes except that one camper, house trailer or recreational vehicle may be used for sleeping purposes only by friends, • relatives or visitors on land entirely owned by or leased to the host person for a period not to exceed 14 days in one calendar year, provided that such unit shall not be Mainsail Homes —Fern Hollow planningResoaurceAnc. 22 City of Tigard PD/Subdivision Application • • connected to any utility, other than temporary electricity hookups and provided that the host person shall receive no compensation for such occupancy or use; • 3. Any such unit parked in the front yard shall have current state license plates or registration and must be kept in mobile condition. APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Findings in compliance with this chapter can be made at the time of building permit review. D. Projections into required yards. 1. Cornices, eaves, belt courses, sills, canopies or similar architectural features may extend or project into a required yard not more than 36 inches provided the width of such yard is not reduced to less than three feet; 2. Fireplace chimneys may project into a required front, side or rear yard not more than three feet provided the width or such yard is not reduced to less than three feet; 3. Open porches, decks or balconies not more than 36 inches in height and not covered by a roof or canopy, may extend or project into a required rear or side yard provided such natural yard area is not reduced to less than three feet and the deck is screened from abutting properties. Porches may extend into a required front yard not more than 36 inches; 4. Unroofed landings and stairs may project into required front or rear yards only. APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Therefore the applicant cannot determine at this time if exceptions to setback requirements will be needed. Findings in compliance with this chapter can be made at the time of building permit review. Exceptions to Development Standards 18.730-5 Code Update:10/02 • E. Lot area for flap lots. 1. The lot area for a flag lot shall comply with the lot area requirements of the applicable zoning district; 2. The lot area shall be provided entirely within the building site area exclusive of any accessway(see figure following). F. Front yard determination. The owner or developer of a flag lot may determine the location of the front yard, provided no side yard setback area is less than 10 feet and provided the requirements of Section 18.730.010C, Building Heights and Flag Lots, are satisfied. APPLICANT'S RESPONSE: At the time of writing this narrative, house plans have not been selected. Findings in compliance with this chapter can be made at the time of building permit review. CHAPTER 18.745. LANDSCAPING AND BUFFERING. 18.745.030 General Provisions A. Obligation to maintain B. Pruning required. C. Installation requirements. D. Certificate of Occupancy. APPLICANT'S RESPONSE: The proposed development will comply with and address the above criteria at time of final plat. • Mainsail Homes —Fem Hollow planningResourcesinc. 23 City of Tigard PD/Subdivision Application • • • E. Protection of existing vegetation. APPLICANT'S RESPONSE: The proposed development will occur within the previously disturbed areas that lie in the northernmost portion of the property. No impacts to vegetated corridors are anticipated from the project. The attached Natural Resource Assessment Report prepared by David Evans & Associates outlines the vegetated corridors on site and includes mitigation requirements from the CWS Design and Construction Standards Manual(CWS 2004). F. Care of landscaping along public rights-of-way. G. Conditions of approval of existing vegetation. H. Height restrictions abutting public rights-of-way. APPLICANT'S RESPONSE: The proposed development will comply with and address the above criteria at time of final plat. 18.745.040 Street Trees A. Protection of existing vegetation. B. Street tree planting list. C. Size and spacing of street trees. D. Pruning requirements.. E. Cut and fill around existing trees. F. Replacement of street trees. G. Granting of adjustments. H. Location of trees near signalized intersections. APPLICANT'S RESPONSE: • This application complies with the provisions of this section and will plant street trees street as a requirement for all projects fronting a private street. Please see the Landscape Plan Set for compliance with 20% landscape requirement. 18.745.050 Buffering and Screening A. General provisions. B. Buffering and screening requirements. C. Setbacks for fences or walls. D. Height restrictions. E. Screening: special provisions. F. Buffer Matrix. APPLICANT'S RESPONSE: The proposed development, Fern Hollow, will consist of single-family residential uses, comparable and compatible to the surrounding development. The development however abuts Durham Road, an Arterial Street. Table 18.745.1 and .2 require buffering. A 10' buffer adjacent to Durham Road will be provided using a mix of lawn and living groundcover, and compliance with this section will be demonstrated at the time of building permit submittal. CHAPTER 18.765. OFF-STREET PARKING AND LOADING REQUIREMENTS. 18.765.030. General Provisions. (A) Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission • requirement. (B) Location of vehicle parking. The location of off-street parking will be as follows: Mainsail Homes —Fern Hollow planning Resotuircesinc. 24 City of Tigard PD/Subdivision Application • 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); • APPLICANT'S RESPONSE: As proposed, the off-street parking for each lot will be contained within the respective lots, no joint parking will be established. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt or concrete surface; and APPLICANT'S RESPONSE: Any driveways constructed upon the subject site will be reviewed as part of the building permit process and shall comply with the provisions of this section. This (6) lot planned development complies with the provisions of this section by continuing access onto the subject site through the construction of an internal private street system with access onto SW Copper Creek Drive, a • local public street, posing no inadequate or hazardous access. No joint access will be utilized through this application; each lot will be provided its own access. Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be approved during the building permit process. 18.765.050 Bicycle Parking Design Standards APPLICANT'S RESPONSE: This application is not proposing any bicycle parking area. 18.765.060 Parking Structure Design Standards APPLICANT'S RESPONSE: This application is not proposing any parking structures. 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. APPLICANT'S RESPONSE: The minimum number of parking spaces required in the R-4.5 zone is 1.0/DU. Adequate parking is available as part of the development of individual driveways for each lot. At the time that the site is developed with single-family detached dwellings, conformance to the provisions of this section will be required. No maximum is applied to the R-4.5 or R-7 zones. • Mainsail Homes —Fern Hollow planninggesouusccsinc. 25 City of Tigard PD/Subdivision Application • • CHAPTER 18.775 SENSITIVE LANDS 18.775.070 Sensitive Land Permits D. Within drainageways. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; 3. The water flow capacity of the drainageway is not decreased; APPLICANT'S RESPONSE: The project consists of a (6) six lot planned development. The proposed development will occur on the most level portion of the site, in previously disturbed areas. No development is proposed in vegetated corridors and therefore no impacts to vegetated corridors, drainageways or wetlands are anticipated. The stamped geotechnical report submitted with this application provides specific preliminary geotechnical recommendations for design and construction of the proposed development. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening; APPLICANT'S RESPONSE: Erosion control will be provided in accordance with City of Tigard standards and revegetation • will occur in compliance with Chapter 18.745.060.B and C. 5. The drainageway will be replaced by a public facility of adequate size to accommodate maximum flow in accordance with the adopted 1981 Master Drainage Plan; APPLICANT'S RESPONSE: No replacement is proposed, making this standard not applicable. 6. The necessary U.S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands, and CWS approvals shall be obtained; APPLICANT'S RESPONSE: If necessary the applicant will obtain approval for the project from all of the applicable divisions outlined above. 7. Where land form alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the consideration of dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. APPLICANT'S RESPONSE: No development will occur within or adjacent to a 100 year floodplain, making this section not applicable. • Mainsail Homes -Fern Hollow planning Resou ce inc. 26 City of Tigard PD/Subdivision Application • • CHAPTER 18.780 SIGNS APPLICANT'S RESPONSE: • No signs are proposed as part of this application, making this section not applicable. CHAPTER 18.790. TREE REMOVAL. 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention 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 in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in • accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. APPLICANT'S RESPONSE: The tree plans and supplemental materials submitted with this application Include: The identification, size, species, and condition of all existing trees greater than 6 inches. A tree removal plan, tree preservation plan, arborist report and retention calculation spreadsheet is included with this application. To sum it up all trees will be retained in the natural resource tract and trees that are within lots 1-6 and the proposed private street tract extension will need to be removed for the development of the site. As shown on the tree calculations submitted with this application 65% of the trees over 12" in DBH will be retained, therefore per this section retainage of from 50% to 75% of existing trees over 12 inches in caliper require that 50% of the trees to be removed will be mitigated according to Section 18.790 060.D. The applicant will meet these requirements and provide a mitigation plan for the removal of the trees over 12 inches that meets these requirements prior to final plat approval. • Mainsail Homes —Fern Hollow planningRcsourcesinc. 27 City of Tigard PD/Subdivision Application . • CHAPTER 18.795. VISUAL CLEARANCE AREAS. • 18.795.030 Visual Clearance Requirements A. At corners. B. Obstructions prohibited. C. Additional topographical constraints APPLICANT'S RESPONSE: As proposed, there are no obstructions that would cause a reduction in proper sight distances from vehicular movements. The tentative plat provides a clear vision area for lots free from obstruction wall structures of vegetation. Therefore, the provisions of this section have been met. CHAPTER 18.810. STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets (A) Improvements. E. Minimum rights-of-ways and street widths APPLICANT'S RESPONSE: The proposed private street is 21-feet in width, consistent with the pre-application conference notes dated May 11, 2006. 21-feet is proposed, given the limited traffic generated from the site combined with the need to meet minimum densities and preserve the natural areas on site. F. Future Street Plan APPLICANT'S RESPONSE: The proposed private street subs to the property to the west. No access will be provided to Durham Road. There are no transit facilities within 1/4 mile of the subject site. G. Street spacing and access management III H. Street Alignment and Connections APPLICANT'S RESPONSE: This (6)-lot PUD complies with the provisions of this section by continuing access onto the subject site through the use of the proposed private internal streets with access onto SW Copper Creek Drive, a local public street, posing no inadequate or hazardous access points. N. Grades and Curves APPLICANT'S RESPONSE: The proposed street grade is less than 20%, consistent with this section. O. Curbs, curb cuts and driveway approaches APPLICANT'S RESPONSE: Curb, curb cuts and driveway approaches will be developed in compliance with this section. Q. Access to arterials and collectors APPLICANT'S RESPONSE: SW Durham Road is adjacent to the site along the north boundary. No access is proposed to SW Durham Road. Buffering will be provided consistent with Table 18.745.1 and compliance will be demonstrated at the time of building permit submittal. T. Private Streets APPLICANT'S RESPONSE: This (6) lot PUD provides a private street, which is allowable by this code section. The proposed private street is 21-feet in width, consistent with the pre-application conference notes • dated May 11, 2006. 21-feet is proposed, given the limited traffic generated from the site combined with the need to meet minimum densities and preserve the natural areas on site. Mainsail Homes —Fern Hollow planning Resourcesinc. 28 City of Tigard PD/Subdivision Application . . 18.810.040. Blocks • APPLICANT'S RESPONSE: The proposed block layout is dictated by numerous factors, including environmental constraints and the desire to protect natural resources, by SW Durham Road to the north adjacent to the site and by the located of SW Copper Creek Drive. 18.810.060. Lots A. Size and Shape B. Lot Frontage C. Through Lots D. Lot Side Lines APPLICANT'S RESPONSE: The proposed lots conform the requirements of this section. Refer to the preliminary plat. 18.810.070. Sidewalks APPLICANT'S RESPONSE: The applicant proposes a 5-foot sidewalk on one side of the private street, consistent with this section. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall 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. APPLICANT'S RESPONSE: • The nearest sanitary sewer line to this property is a 10-12-inch line which is located within the SW Copper Creek Drive public right-of-way. The proposed development will extend the public sanitary sewer system into the subject site to allow for connection to the public system. 18.810.100 Storm Drainage A. General provisions-The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. APPLICANT'S RESPONSE: The storm water runoff will be designed to flow into an existing public drainage system located in SW Copper Creek Drive, consistent with this section. • Mainsail Homes —Fern Hollow planningResourcesinc. 29 City of Tigard PD/Subdivision Application • • • COMCLUSIIOM Based upon compliance with all applicable review criteria as addressed herein above, the applicant requests the City of Tigard approve this application for a six (6)-lot planned development. • • Mainsail Homes —Fern Hollow planningRes®urcesinc. 30 City of Tigard PD/Subdivision Application • • • Stormwater Narrative for Fern Hollow Subdivision Tigard, Oregon Prepared for: • Mainsail Homes Prepared By: DL Design Group,Inc. 9045 SW Barbur Blvd. Suite 101 Portland, OR 97219 May 24, 2007 • • • FERN HOLLOW SUBDIVISION WATER QUALITY Storm water mitigation for this project is accomplished by detention and water quality. Runoff from the roads, sidewalks, driveways, and roofs will be collected into a large conveyance/detention pipe located within the new private drive. At the end of the pipe will be an outlet control structure that will meter flows out at the predeveloped flow rates. From there, the water will go to a Stormwater Management-Vault for treatment. The vault contains filter media cartridges that treat the stormwater to the level required by Clean Water Services including the requirement for 65% or greater phosphorus removal. The treated and metered stormwater will then be discharged to a manhole that will be constructed over the existing storm sewer that discharges to the creek. • • • Page 1 of 2 • Ken Sandblast From: Gary Darling [gid @dleng.net] Sent: Wednesday, May 09, 2007 1:06 PM To: Ken Sandblast Subject: Fw: Fern Hollow PUD Ken, Please see Damon's response below regarding the path in the buffer. I hope this helps. Gary Gary Darling, P.E. Principal 9045 SW Barbur Blvd. Ste 101 Portland, OR 97219 ph: 503.225.1679 fax: 503.246.2094 www.dldesigngroupinc.com Original Message From: Randall leonard To: 'Gary Darling' Sent: Wednesday, May 09, 2007 11:51 AM Subject: FW: Fern Hollow PUD See Damon's replies, below. Follow-up questions(undoubtedly)? • Ran From: Damon Reische [mailto:ReischeD @CleanWaterServices.org] Sent: Wednesday, May 09, 2007 11:43 AM To: Randall leonard Subject: RE: Fern Hollow PUD Ran, I have answered your questions in green, below: 1. Can the fence be on the 'resource side' of 15'vegetated corridor(buffer area)? It depends on the location of the path. If there is to be Vegetated Corridor on the development side of the path, the fence should be located at the outer edge of the corridor. If the path is at the outer edge of the corridor(no Vegetated Corridor between the path and the development), then the fence could go on the resource side of the path. 2. Can you build a path on the outer 20%area of buffer? Paths are typically an allowed use in the outer 40%of the Vegetated Corridor; although in this case with the steep slopes the path would need to be located beyond the break in slope(outer 15 feet of corridor)in order to be an allowed use. 3. Can you go past the 20%area of buffer? The path will not be allowed to be located closer to the sensitive area than the break in slope(outer 15 feet). I am not sure is this ends up being the outer 20%, but outer 40%would be allowed as long as you are beyond the break in slope. • 4. What mitigation does CWS require to include a path in buffer area? As an allowed use, no mitigation for the first 3 feet of path width is required. Anything over 3 feet of width requires mitigation at a 1:1 ratio for on-site mitigation and up to a 2:1 ratio for off-site mitigation. All trees over 6 inch DBH 5/24/2007 • 0 Page 2 of 2 should be avoided. .0 5. What permit(s)would be required for a path? I can't speak to the requirements of other jurisdictions; however,for CWS you would need an Amended Service Provider Letter. I hope this information is helpful. Please let me know if you have further questions. Damon W. Reische Project Manager, Environmental Plan Review Clean Water Services 2550 SW Hillsboro Highway Hillsboro, OR 97123 PH 503-681-5106 EM rein checl @clear,wa erservices.orci From: Randall leonard [mailto:ran @dleng.net] Sent: Wednesday, May 09, 2007 9:40 AM To: Damon Reische Subject: Fern Hollow PUD Damon, 0 Gary Darling asked me to inquire regarding a proposed 7-lot project located off SW Copper Creek Dr.just south of Durham Rd. in Tigard (DL Job#MAI001). This project has notable slopes and a sensitive area with vegetated corridor along its border(see attachment), and the City of Tigard is asking for a walking path along the edge of the vegetated corridor. We feel the City's request would be difficult to accommodate, and welcome your opinion. I've briefly looked over Chapter 3 as it relates to Vegetated corridors, and there are numerous issues that may apply. Would you please address the following questions, per the attached dwg.)? 1. Can the fence be on the 'resource side' of 15'vegetated corridor(buffer area)? 2. Can you build a path on the outer 20% area of buffer? 3. Can you go past the 20%area of buffer? 4. What mitigation does CWS require to include a path in buffer area? 5. What permit(s)would be required for a path? We're eager to receive your answer. Would you please respond at your earliest convenience? Thanks. Ran Randall L. Leonard DL Design Group Inc. 9045 SW Barbur Blvd. Suite 101 Portland OR 97219-4036 Tel. 503-225-1679 Fax 503-246-2094 • 5/24/2007 Carlson Geotecliical Mailing Address Main Office P.O. Box 23814 7185 SW Sandburg Street,#110 A Division of Carlson Testing,Inc. Tigard,Oregon 97281 Tigard,Oregon 97223 Geotechnical Consulting Phone(503)601-8250 Aft Serving Oregon&SW Washington Fax(503)601-8254 May 4, 2007 • Mr. Scott Haning • Mainsail Homes 13325 SW Genesis Loop Tigard, Oregon 97223 Geotechnical Report Addendum 9 • Site/Grading Plan Review— Fern Hollow Unit Development SW Copper Creek Drive near SW Durham Road Tigard, Oregon CGT Project G0602785 • Carlson Geotechnical (CGT) prepared a preliminary geotechnical investigation report, dated June 16, 2006 for this project, referred to at that time as Copper Creek Drive Subdivision. At your request, we have reviewed a revised site /grading plan, dated January 7, 2007, prepared by the Design Group, Inc. of Portland, Or. You asked that we review the revised plans to check that the recommendations regarding slope setbacks provided in our 2006 report were being met based on the new plan. :• Since building setbacks will be greater than the planned 15-foot vegetation corridor indicated between the property lines and the "break-in-slope" (sheet C3.1 et al), the minimum building setbacks provided in our 2006 report will be exceeded. Accordingly, based on our review, the revised plans appear to meet our 2006 recommendations. This addendum is provided under the same terms and conditions as our original 2006 report. We recommend that a copy of this addendum be attached to that report for future reference. . We appreciate the opportunity to assist you with this project. Should you have additional questions, or when we may be of further assistance, please call. Sincerely, F i CARLSON GEOTECHNICAL • b�1 �� 7c." \ ✓age, 1;1A • 4 William M. Weyrauch, P.E. =' Principal Geotechnical Engineer �&2j, 4 . 3f) O$ ;;'•,� Distnbution:Scott Haning PDF via email and original via US Mail • Doc ID:G:IGEOTECHIPROJECTS0006 Projects\Copper Creek Drive SubdivisionlAddendum Letter 1.doc • • • • 1 82020892 DECLARATION OF CONDITIONS AND RESTRICTIONS, COVENANTS AND AGREEMENTS OF TUALATIN DEVELOPMENT CO. , INC., a Delaware Corporation Declarant 1. Declaration. .Tualatin Development Co., Inc. is the owner of Copper Creek, a subdivision, the plat of which is recorded in the office of the Director of Records and Elections for Washington County, Oregon and all other plats contiguous thereto or 'joined thereto bZ_ the successive contiguous plats which, in the future, shall be recorded- by the Declarant, its successors or assigns. It is the desire . and intentipn of the Declarant to sell the property des- 1111' cribed in these . Declarations and to impose upon it mutual, beneficial ' restrictions under a general plan of improvement for the benefit of all the lands in the subdivision and for the future owners of those lands. Tualatin Development Co. , Inc. now declares that all:-of the property described in this instrument is held, shall be held,- conveyed, encumbered, leased, occupied and improved subject to the following limitations, restrictions, conditions and covenants-, all of which are declared and agreed to be in furtherance of a plan for the subdivision,. its improvements and the sale of lands within it. These are established and agreed upon for the purpose of enhancing and protecting the -value, desirability and attractiveness of the lands within the -subdivision. All of the limitations, _1_ • S . � . restrictions, conditions and covenants shall run with the land and shall be binding upon all parties having or acquir- ing any right, title or interest in the described lands. 2. Legal Description. Copper Creek is legally described as: - COPPER CREEK e• STAGE 2, in the City of Tigard,Washington County, Oregon 3.. Copper Creek Homeowners' Association. Upon the completion and occupancy of 50% of the dwellings in the • subdivision, Copper Creek Homeowners' Association shall be - 410duly formed and incorporated as an Oregon non-profit corpor- ation. It shall be administered by a board of directors pursuant to its articles of incorporation and its bylaws. 4. Membership in Copper Creek Homeowners' Assoc- iation. As provided lb its articles of incorporation and its bylaws, memberships in the Association consist of class A and class B members. Class A members consist solely of Declarant. Class B members are divided into two groups: a. Proprietary Members. Each owner of a residential unit in the subdivision, including Declarant, shall be a proprietary member of the Association; provided, that the purchaser(s) of a, residential unit under a duly recorded contract for the purchase of a residential unit shall be deemed the "owner" of such residential unit . for • -2- • • • i . these purposes. Each proprietary member shall be entitled , . to one vote per residential unit owned by such member; • provided that if two or more proprietary members shall own any residential unit by any form- of co-tenancy, such owner- . ship is entitled to one vote, and the co-owner shall desig- nate in. writing, filed with the Secretary of the Association, the one of their number who shall exercise the voting right of such residential unit. The rights and privileges of a proprietary member- ship shall terminate when the holder of any such proprietary • membership shall cease to qualify as an owner, and his _ certificate of membership shall thereupon be void. • b. Associate Members. Each lessee, renter, - or other occupant of a residential unit, in the subdivision not eligible for proprietary membership but who satisfied the conditions of the bylaws of the Association and of these conditions, restrictions, covenants and regulations appli- cable to the properties respecting residency therein, shall be an associate member, which status shall continue in effect during such period. as the associate member shall' be . • an authorized non-proprietary tenant of a residential unit in the subdivision. Associate membership shall carry all the rights and privileges, and shall be subject to all obligations and _responsibilities of proprietary membership, except the right to vote. At any time, an associate member shall cease to be a resident of the subdivision, or shall member, his _rights and rivile e s aB au 1111y become r-o r-ieta , 9_,..,..__,_,_ -3- • • • association member shall thereupon terminate. The class A member shall cease to exist automati- cally upon the earlier of the following events: a. The election- of the class A member to extin- guish class A membership; ' b. When the Declarant no longer owns any property in the subdivision; or _ a. On the 1st day of January, 1990; 5. Association Functions Prior to Incorvoration. Prior to the formation of Copper Creek Homeowners' Associa- tion, all rights, powers and obligations of the Association shall be vested in the Declarant. Upon 5.0% of the dwellings in the subdivision being completed and occupied, Declarant shall cause articles of incorporation to be filed . and the preparation of bylaws for the Association. 6. Land Use and Building Type. No building shall be constructed except for residential purposes and each building will be a single family detached or attached structure with no more than two residences per structure, not to exceed two stories in height, with attached or detached garage. Declarant, its successor or those approved by Declarant, shall be entitled to maintain a sales office in any residential units designated as a `model home` as the Declarant, its successor or those approved by Declar- • ant, 1.a its sole discretion, shall determine to be necessary for the orderly . sale of land and its . improvements.. subdivision. All utilities, including but not limited to -4- • .,• electrical, natural gas, telephone, cable television, or any power source, shall be installed underground. Trucks of any size, vans, campers, motor homes, recreational vehicles, trailers and boats are strictly prohibited from parking on any lot or street except that these units may be parked • temporarily for no longer than 24 consecutive=hours. 7. Architectural Control. No building, fence, wall or any other type of structure shall be erected, placed • or altered on any lot until the -construction ,plans and specifications, together with a plan showing the location of that structure, have been approved by the Architectural • Committee, whose approval shall not be unreasonably withheld so long as the _plans and specifications rise to the quality - • of workmanship in materials, harmony of exterior design with existing structures and, as to location, with respect to topography and finished grade elevation. 8. Architectural Committee. To enforce the architectural standards set forth in paragraph 7 above, an Architectural Committee is hereby created. Prior to the formation of the Copper Creek Homeowners' Association, Declarant or its designates shall comprise the Architectural Committee. Upon the formation of Copper Creek Homeowners' Association, the Association shall establish an Architectur- al Committee which shall exist with the jurisdiction and authority as. provided in paragraph 7 above. The Committee shall consist of three members, who may be, but need not be, owners of residential units or residents in the subdivision. "_ "_ ---:' .,al - ae -vntfl-vetlaran -shyall no longer own -5- • • • • any property in the subdivision, the Declarant shall have full authority to designate and appoint each of the members of each Committee and the members, respectively, shall serve at the pleasure of the Declarant. When the Declarant shall no longer own• any property in the subdivision, or at any earlier time upon waiver by Declarant of its authority to ' designate and appoint, each Committee and each member of . each Committee shall be designated and appointed by -the board of directors of the Copper Creek Homeowners' As.socia- tion and shall serve at the pleasure of such board. The Committee shall have the full and . complete power to control every matter which affects the exterior and • exterior appearance of any structure on any lot and the plantings, walls, fences,. and structures or improvements of any other kind which may or might tend. to _alter in any way • the nature or appearance of any residential lot within its jurisdiction. No change or alteration of any structure or site within the jurisdiction of the Committee shall be made . by any person without having first secured the written consent of the Committee. 9. Standard for Landscaping. Each lot shall be landscaped within 90 days after the dwelling's completion • notice has been issued by the municipal body. . Landscaping plans must conform to the material specifications set forth . by the Architectural Committee. Or. . shall be equal to the material specifications set forth by the Architectural -6- • • electrical, natural gas, telephone, cable television, or any 'power source, shall be installed underground. Trucks of any • size, . vans, campers, motor homes, recreational vehicles, trailers and boats are strictly prohibited from parking on any lot or street except that these units may be parked temporarily for no longer than 24 consecutive'-hours. 7. Architectural Control. No building, fence, wall or any other type of structure shall be erected, placed - or altered on any lot until the •construction •plans and specifications, together with a plan showing the location of that structure, have been approved by the Architectural Committee, whose approval shall not be unreasonably withheld so long as the .plans and specifications rise to the quality - • of workmanship in materials, harmony of exterior design with existing structures and, as to location, with respect to topography and finished grade elevation. • 8. Architectural Committee. To enforce the architectural standards set forth in paragraph 7 above, an Architectural Committee .is hereby created. Prior to the formation of the Copper Creek Homeowners' Association, Declarant or its designates shall comprise the Architectural Committee. Upon the formation of Copper Creek Homeowners' Association, the Association shall establish an Architectur- • .•al Committee which shall exist with the jurisdiction and authority as provided in paragraph 7 above. The Committee shall consist of three members, who may be, but need not be, owners of residential units or residents in the subdivision. - -- -=k --a- •1r �t a uz #i'"Decd.-ai aiit.--tM l. no loricer own • - _ -5- • • • any property in the subdivision, the Declarant shall have full authority to designate and appoint each of the members of each Committee and the members, respectively, shall serve at the pleasure of the Declarant. When the Declarant shall no longer own- any property in the subdivision, or at any earlier time upon waiver by Declarant of its authority to • designate and appoint, each Committee and each member of each Committee shall be designated and appointed by -the board of directors of the Copper Creek Homeowners' Associa- tion and shall serve at the pleasure of such board. The Committee shall have the full and complete power to control every matter which affects the exterior and • exterior appearance of any structure on any lot and the • plantings, walls, fences,- and structures or improvements of any other kind which may or might tend to alter in any way the nature or appearance of any residential lot within its jurisdiction. No change or alteration of any structure or site within the jurisdiction of the Committee shall be made by any person without having first secured the written consent of the Committee. 9. Standard for Landscaping. Each lot shall be landscaped within 90 days after the dwelling's completion • notice has been issued by the municipal body. . Landscaping • plans must conform to the material specifications set forth by the Architectural Committee. Or shall be equal to the material specifications set forth by the Architectural 1111 €apins`1 -; -6-- • • • ' 1 plan is equal to the material specifications shall be made by the Architectural Committee. 10. Dwelling Quality and Size. No dwelling shall be permitted on any lot which has a ground floor area of the main structure, excluding garages, of less than 1000 square feet. Garages shall be not less. than double- . - car size. No carports will be_allowed. 11. Completion and Occupancy Time. Construction ' of any dwelling shall be substantially completed within six months after the issuance of the building permits. No dwelling shall be occupied prior to its being substantially .100% completed. 12. Nuisances. No obnoxious or offensive activity ' 9 , shall be carried on -upon any lot. Nor shall anything be done on any lot which may be or may become an annoyance or a nuisance to the neighbprhood. Lawns shall be cut suffi- ciently and landscapes- groomed so that they do not become eyesores and detrimental to the value of other properties. Yards must be improved and landscaped not later than 90 days from the time that the dwelling' s completion notice has been issued by the municipality. . 13. Trailers and Temporary Structures: No trail- ers-, mobile homes, recreational vehicles, basement, tents, • shack, garage 'or any other structure can - be, at any time, used for residential purposes either temporarily or other- wise. In addition, no trailer, mobile home or recreational 0 vehicle . shall be- stored on the property or parked:- in" the::....__ ___. , street for more than 24 hours; "nor shall any disabled car be 7_ • • stored outside of an enclosed garage more than 24 hours. • 3.3a. Antennae, Aerials, Etc. No communication ab tennae, aerials or other devices for receiving or sending broadcast signals - - including "dishes" designed for satellite or micro-wave signals - - shall be permitted on . any structure nor shall they be unattached and exposed upon the property. Nothing will prevent the use of 'thes^ devices so long as they are contained within a structure on the property, which structure has been architecturally approved in accordance with Paragraph 7. 14. Livestock and Pc.21try. No animals, livestock or.poultry of any kind shall be raised,, bred or kept on any lot except household pets such as dogs, cats and birds . • provided that they are not kept, bred or maintained for any commercial purpose and further provided that they are not • permitted to cause damage or discomfort to the neighbors or to the community. Any pet shall be on a leash when not in the confines of its owner's property. Each pet owner shall abide by all governmental laws pertaining to ownership and possession of such animals., 15. Signs and Mail Boxes. No sign of any kind shall be displayed to the public view on any lot except one • professional sign not more than one square foot. Any sign advertising the ,property for sale or any builder's sign during construction shall not be more than five square feet. All mail boxes shall conform to the design initiated by • Declarant. • • 15. Easements. Declarant hereby reserves to -8- • • • • .itself, its successors and assigns, perpetual easements under, over and across strips of land four (4) feet in width 'running along and interior to the rearlines of each building site owned by it for the purpose of erecting, constructing, maintaining and operating sewers and drainage systems, and poles, pipes, wires, cables, guys, anchors and conduits for lighting, heating, power, telephone and any other method of conducting and performing any public or quasi--public utility service or function beneath, upon or above the surface of the ground within those four-foot strips of land. Declarant • reserves the right to cut and/or, trim any trees or other growth on those four foot strips which may interfere with or may menace the construction, maintenance or operation of the • . utilities. The easement area of each lot and all improve- ments in it shall be maintained continuously by the owner of the lot, except for those improvements for which a public authority or a utility company is responsible. 17. Garbage and Refuse Disposal. No lot shall be used or maintained as a dumping ground for rubbish. Trash, garbage or other waste , shall be kept only in sanitary containers and removed by authorized sanitary collection services. 18. Water Supply. No individual water supply system shall be permitted on any lot unless that system is located and constructed and equipped in accordance -with the requirement standards and recommendations of Washington County.' Approval of that system, as-, installed, shall. be - , ..._. first' obtained from the Declarant, Tualatin Development Co., -9- • • • . . Inc. , its successors or assigns) and from Washington County. 19. Sewage Disposal. No individual sewage dis- posal system shall be permitted on any lot. 20. Term. These covenants are to run with the land and shall -be binding upon all parties and all persons • claiming under them for a period of 25 years from the date • that these covenants are recorded. After that time, these covenants shall be automatically extended for 'successive periods of 10 years unless an instrument, signed by a majority of the then-owners of the lots, have been recorded, • agreeing to change these covenants in whole or in part; • provided, however, if at any time it appears to the advan- tage of this subdivision that the covanents and restrictions set forth here should be altered, then any change desired may be made by recording an instrument setting forth that • • change, executed as follows: a. During the development and building period, any changes desired shall be by special permission granted by Tualatin Development Co. , Inc. and by an instrument signed and recorded by it; and b. After the development and building period, or ten years from the date that these covenants have been recorded, whichever first occurs, any desired change shall be made by t. l. & �*t-.r�;s_ -1 ±-.+1 r 4 i::Z'i `arai.' Za:d25t signed by a majority of the then-owners of the II • • lots in the subdivision. • 21. Amendments. No amendment shall affect the dedication of the common areas in perpetuity for recreation- al and open space purposes; nor shall there be any amendment to these Declarations and Conditions unless it is approved • by the Declarant. Declarant reserves the right to approve any amendment "so long as the Declarant owns any land in the described subdivision. 22. Cormon Ownership. All benefits, rights and duties of undivided and common ownership including, but not • limited to, the use and maintenance of all common areas, designated on the plats as tracts A and B, shall inur't to the owner of each and every platted lot and shall forever • . run and remain with the ownership of each platted lot. In the event of failure to fulfill any or all duties and responsibilities of responsible ownership by the lot owner, • or any of them, or by their delegated agent, the City Council of Tigard, or its successors or delegates, is hereby • granted the right to enforce . these duties of responsible ownership including, but not limited to, reasonable mainten- ance compatible with other areas and lots in the plat against the owners of those lots jointly and severally by all means provided by law. - . 23. Maintenance Assessments. The Declarant, its successors and assigns, for each lot owned within the subdivision hereby covenants, and each owner of any lot by acceptance of any deed thereof or by being a contract _ ' - '" - '-`i.;r�'''n-er _ iher- or not it--s-hall- be so- expressed in that -11- . • • deed or contract, is deemed to covenant and agree to pay to Copper Creek Homeowners' Association (only one assessment per lot shall be collected) : (a) Annual assessments or charges as may be • determined by the Association; and (b) Special assessments for capital improvements which are to be established and collected by the Association. No lot shall be exempt from assessment except as set out in these Declarations or without the express written consent of the Declarant, its successors or assigns; how- ever, any lot owned by the Declarant, or any other builder, but unsold to third parties shall be exempt, however any lot which has been improved by the Declarant or other builder and which is rented or leased to third parties shall not be exempt from assessment. Should the structure be occupied for any purpose other than as a model-home, the structure shall not be exempt from assessment. The annual and special assessments, together with interest, costs, and reasonable attorney' s fees, shall be a charge on the land and shall be a continuing lien upon the property against which each assessment is made. Each assessment, together with interest, court costs and reason- able attorney's fees, shall also be the personal obligation of the person who was the owner of that property when the assessment fell due. The personal obligation for deliquent assessments shall not pass to that owner's successors in .. ztt `e'°u"nfess expressly assumed by them. If a lot is being -12- • . 41/ • sold on contract, the personal obligation for an a P 9 assessment 'shall be that of the contract purchaser. 24. Purpose of Assessments. The assessments shall be used exclusively to promote the recreation, health, safety. and welfare of the residents of the properties of this subdivision and for the improvement and maintenance of the common areas and sensitive land areas including, but not limited to, the maintenance of landscaping, tree pruning, . brushing, drainage, erosion control .and the general up-keep of the sensitive land areas and common areas to maintain an asthetically pleasing appearance and to retain the value' of all -the lots within this subdivision. 25. Date of Commencement of Assessments ana Due 4111 - Dates. The annual assessments, of no less than $ - per lot, shall commence as to all lots on the first day of the month following the conveyance of the common areas. The first annual assessment shall be adjusted according to the number of months remaining in the calendar year. Written notice of the annual assessments shall be sent to every- - owner subject thereto. Due dates of assessments shall be established by Copper Creek Homeowners' Association. • The Association or Declarant prior to the Asso- ciation's formation, shall have the full power and authority to increase the annual assessments as is necessary to fylfill the purposes set forth in paragraph 24. 26. Effect of Non-payment of Assessments or Failure to Comply With Any Provision. Any assessment not ; :4,7 fi#- J tfay' A fti.t .die. a e-: is -=bear •-inte�res -i-from _ . __ -13- • • 1110 the due date at the •rate of 12% per annum. Should any property owner fail to comply with any of the other provi- . pions in these Declarations, the property owner shall have 30 days to comply after receipt of a written notice of that failure, which notice is to be sent by. the Declarant. If the property owner fails to comply within that time period, then the developer or Association may perform th._ work or duty to be done consistent with these conditions and re- striations and the developer's or Association's reasonable expenses in accomplishing that work will become immediately due from the property owner in the same manner in which assessments arQ due under these conditions and restrictions. Any unpaid assessment or expense incurred by the developer or Association on behalf of the property owner shall be a lien on the property. The collector of assessments or expenses incurred to enforce the conditions and restrictions may bring an action At law against the owner personally obligated to pay the assessments or charges or the collector may foreclose the lien or liens against the property.. No owner may waive or otherwise escape liability for the assessment or charges provided for here by non-use of the common areas or by abandonment of his lot or in any other manner. 27. Subordination of the Lien to Mortgages. The lien of the -assessment or charges provided for here shall be subordinate to the lien of any first mortgage. Sale or IP transfer of any lot shall not affect the lien for• assessment or charges. However, the sale or transfer of any lot -14- • pursuant to a mortgage foreclosure or any proceeding in lieu thereof, shall extinguish the lien of that assessment or charges as to payments which may become due prior to that sale or transfer. . No sale or transfer shall relieve any lot from liability for any assessments or charges thereafter becoming due from that lien. 28. -Non-Remonstrance. The Declarant for itself, its successors or assigns, agree and every owner of each lot - in the subdivision shall be bound to the agreement that no owner shall remonstrate against the future formation of a Local Improvement District to improve Durham Road. 29. Disclosure of Temporary Access to Durham Road. At the time of the filing of these Declarations, the 11/1 access to Durham Road, which presently exists on the north- east corner of Copper Creek which is an extension of Copper Creek Drive, is a temporary access and it will remain . temporary for a period of time not to exceed two years from the completion of all construction on all lots within this subdivision. When a Local Improvement District is formed, ` whether or not the present temporary access will remain, will be closed, or will be converted to a permanent access, will depend entirely upon traffic studies made in conjunc- tion with the formation of the Local Improvement District. 30. Enforcement. Enforcement of these covenants and restrictions shall be by legal proceedings of the Declarant or the owner or owners of any residential unit in the subdivision, against any person or persons violating or .s attempting to ,icla e any of these covenants by way of -15- • • injunction, restraining order, or an. action at law to recover damages. If, upon the erection of the first improvement upon any of the residential lots wnich are subject to these restrictions, it is disclosed by survey that a minor violation or infringement of the setback lines has occurred, that violation or infringement may be waived by written consent and waiver of the owners of the residential lots immediately adjoining either side of the .resi- dential lot upon which the violation or. infringement occurs. That waiver shall be binding upon all other owners of residential lots which are subject to these restrictions and it shall nullify any right of suit or action which otherwise would • have occurred by reason of that violation. Nothing contain- ed shall prevent the prosecutirn of a suit for any other viola- tion of these restrictions. For the purposes of defining a "minor" violation contained here, that violation shall not be more than two feet beyond the set-back lines. This provision • shall apply only to the original structure and it shall not be applicable to any alterations or repairs to that structure. Its WITNE & WHEREOF, the assigned Declarant has caused its name to be signed on this ,ij day of r,..,, � , 1982. I TU`LT N-DEVELOPi EI:T . , INC. By: ROBERT L U C :`� rr i'cent i/ • • • 01/11/2007 09:16 5036351544 TREE CARE UNLIMITED PAGE 03/04 Tree Protection Plan REVISED 7/27/05 • S TE ADD REss 4cettk �a 2 S Pt.\C,3 Q 0 Feu ko1� Follow the below fisted instructions In order to provide the proper protection before, during and after construction for tree # Q� e, O qvt. r. Before Conskuetlona — 0/40 App. Non-App. 7CC:-/-;:c114, �O a. Identify and number the trees to be protected, verify by mapping and/or tagging and note the size In D.B.H. (Diameter at Breast Height), variety, health and structural conditions, review plans. • Ca G b. Check with local government agencies for tree protection ordinances. 2, 0 c. Remove any low limbs that may be in the way of construction equipment, and prune as neede to adhere NAA standards. 0 d. Leave a protective covering on the soil, i.e., existing groundcover or mulch. el: C7 e. Notify all other contractors that these trees are to be saved and protected. o f. Install a temporary 6'high metal no-climb fence to protect the trees and their root systems. Install tree protection sign on fence. Posts located 10'on center as a general rule. For every inch in diameter of the trunk (D.8.H.) allow up to 1 foot of radius from the trunk as the protected area. (Example: 24"D.B.H. m 24'radius of protected root system.) Ideally, we need to protect more than the drip zone. The drip zone into the trunk is the support roots the• hold the tree up. The roots from that drip zone out provide nutrition, water and oxygen. Try tc avoid loss of more than 30% of root on any one side. This allows some encroachment within the drip line. This should be determined on a.case by case site conditions reviewed. (SEE ENCLOSED SITE PLAN) ❑ Zr g. Identify any insect or disease problems that may require treatment. ❑ 2( h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. ❑ i. Design landscape Islands and planting areas large enough to accommodate trees at maturity. • o JE:r.I. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities. D k. Have an experienced Arborist review landscape plan to assure the right tree is planted in the right place and proposed changes don't kill retained mature trees. o I. Consider tree removals adjacent to trees to be saved for wind related stability concerns. r • 01/11/2087 09:16 5036351549 TREE CARE UNLIMITED PAGE 04/04 App. Nosi-APP. ❑ m. Check for past and proposed.grade and drainage changes, consider the effects. ❑ n. Check trees for stability. ❑ o. Remove all trees that would not survive the effects of change. Remove all hazardous trees. ,L7' ❑ p. Minimize environmental changes. teurieta Coriseructiom l • ❑ a. Keep equipment off of the root system to avoid compaction. ,er ❑ b. Keep equipment away from structure to prevent damage to trunk and limbs. le D c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel, paint, herbicide, cleaner, thinners,etc. • ❑ d. Provide means of temporary irrigation If the project runs through the summer. • /_ ❑ e. If roots or limbs are cut or damaged, have them inspected by an ISA Certified Arborist and repaired or treated according to his/her recommendations. • ❑ 1, Protect the trees from excessive heat, i.e., equipment, paving and/or burning. J" 0 g. Avoid trenching through the root systems, boring under them or hand digging can save roots. 40 /6 ❑ h. Contact the ISA Certified Arborist familiar with the site prior to and during any activity within the drip zone or tree protection fencing for consultation. I$>;. After Const dion: • ❑ a. Carefully landscape the area under the tree, being careful of the roots and structure. Use plantings that will live under the same conditions as that of the tree. ❑ 2 b. Provide insect and disease.control,fertilization and pruning as needed or adhere to tong-term protection plan If provided. e9' 0 c. Avoid direct irrigation spraying onto the trunk. The amount of irrigation needed to keep new plantings alive can often be enough to kill mature trees. ❑ d. Do not cover existing root systems with more than 2"of soil. The more soil you add,the greater the chances of damaging the root system. • ❑ e. Provide irrigation and/or drainage to emulate pre-construction conditions. NOTE: This tree protection plan identifies construction protection measures to prevent unwarranted tree loss. The identified measures limit the amount of earth disturbance surrounding the trees, and limit the removal of the tree's root systems. Due to the variation of every project, it Is unlikely all of the above identified measures can be practicably applied to each individual tree; nor is It likely each measure Is necessary to retain each tree. Prior to the beginning of construction a meeting between a certified arborist and the necessary contractors will be held to determine the appropriate level of protection for each tree, in relation to •what work needs to be completed in the tree's vicinity. On site supervision by a certified arborist will be etermlned and supplied as necessary. _.. ....._. . . . .. \ . da-- v • m . N co _-----____--.—_—.—_ -- ____---------- —®- -RHA I A�---_—_—_---______—,--_---_- 'A Oa OA '')—. _ _...1_,_ • MX=raft 13 -14' I "----/ ''`3ri iii7i7.07417, :Ji TREE PRESERVATION! LEGEND X11°; ` ai�f - taTfar • ,ROOT PROTECTION ZONE ' r' `� + !!��� .ROOT IMPACT ZONE I \,, .,,,,..0-7,-,-' ..7, ' :.e, �l� , ....,.N.Arse . _er,:' 7 ..,,..,.. 1 )-I.;--- ilin es lir 1` % LGT f 1'8 600 W - X.\\N\4: 1:-. .;:....., ..,.../** COMMVAM ti t,• J$g F /: f 1 0 1 ,ce.,.....:;;___________. 0 X �" �, � l-N q lofts �' ,{\+�i; r , L , N. �� t' _ ,� CO iCaY ? ; ,.<1 ? ' 1 .., LOT PO r ' i • r r r et TRACT J" �. 8 : .. 1 "' �t r i Irs COPPER CREE'KSTAGE4 'X a • r �r ' jry' JjJ --°�' its plan has r�e 8 DPc�aved by: • LC) N ..: .14 J �'>�tea AI o PP • ao �, i T` /, .�.i pa ntrtllted,Belk,Tree Care • �, 0 80X 15E , &,a 4� pq,®fit 97®3S N`� 54 - 5-31165 / / ,d7 Lo .m t . COPPER CREEK STAGER •^4'. �'_ CV . ........ • to7 vt——— / .: --,/..-.:-,/ / r p19MIt1giZ�e 1. 6tt1C. ' wp, iamb log FERN HOLLOW PLANNED UNIT DEVELOPMENT I i ti z gym. Tree Preservation Plan• m • ELSIF-- ---. - - -0-- - ---1-7-- - • 19.7pm--K,Cf ----NO DIRECT ACCESS 0 • ._ lisedr I - - D L IVItmelfr I g ....-.___._...-•.... a - ......_................ • Rusbod D U R H A M- ----RQ i.t. ,......-..q......................._ .....,,..._........ ......_...______.......- . As......,.....-• . _ _. . ,.._..._; .1 _,,,,, .6 -------- '-- 1VM WAT.PER ASBUILTS ---._, -- - - • DESIGN GROUP INC. MV021s01 VAT.V. 20.2...... ..: ,..,S---,--cu..... -•-i • .. = ,_ _-__ .... _ .--•WK.LK - th......d r'"'"" im NW :-......WALA - - - - ' ..'. .■----------='' .‘,./ 9045 SW Barbur Blvd. :- _ -,y. .,-'0.,-...- c4%' - -: -- - - . _ r I- - _..._ ,.... Suite 101 -------__ ___ _SUS%TV - *%-' '._1/s;.. ''''.'----`4. # _ _ - 1110 -- Portland.OR 97219 %. 1.7.1--'-/ ,_) -0-1"mrtgg------------_---7-"' ---/.2--- -- - __-/- (503)225-1679 _ - -1.03--=----___________- \ - - - 1 tritasPncH w ....j i 4.LIM I r 1 __ _ . - . , ___--------- c-----. ,,-if.,,... - .,74 -__,----','_-.7-- • __________ va, it a I •, ______ • :.) -----, ! .. . c , ----- -- "7)L7 . 01.37 lare4991.12% \\; DRIVEWAY / .• • _ 1 ,egt =, .26C-ENER. : 1 , \ 'I I .' 7 FOUND LATI . rtliELICIRIC RISER ( - -- \\\ c ........„.„.„...„....--- SANjr1 I ..MS! TA FT= 1 \\\A-":", IX OM 1.7 i A OD. 11 0.1t WM 0142 Z.- 1 pp 1 , 1 A / I I 2 -. \'LT' \ . I ! I I \ ■ - orn4 '': I . ) ';')-12-:---"\ITI:1:1•-61.-447:-----‘'.- - ----------j- "'... 77-.------ r'---- ..."- ---N''' I , H 1 '11L-' ! r. Z 1 1/ Ef'' , / --__,- •-- ,_,--':,' --:--:;--------------' / . ---- -A--7-<-2 .,'- - \ ' \ • j1 :c17-Vir..<- ,.-_--___--..Z..,__.. LLI ) i p . •,...f• t-, i 0',('). it • , r --J....7.5-------._-_-_-:-.---:--- . ,-ItAt.___---__ ,ii - -',N.. N-,t ,/ --:-__:----:2-------,. ..--.- --"-",,s._ ----_- -----7:-<-1‘-.'.-•-; •'--•\, X '. ''. I I /- /7-A°7• -----------=--- './ _., -in -,,, \ , E N 7. 'v- • i ------- ''''\ \--:c':.. • g '', CONCRETE ' v DRIVEWAY a_ ;., ,A , . , \ , . , ,,._• • -__-. •_7-195._ -;),..-:3_,---?..,,, r--------.,.- .:••••\...„.\‘( •.,■,,,-- 1 in LOT ._J ,y\/, y. • i , . N ----....-. • . 1. s 1.1.1 - / '''..‘ s 2 ----.."f:1':-:'''-:,----z--:f->:':...-- -----':---/ /7-/-7---- -- --1, , IYER' = 1 .7 I (f) „.... .‹...• ..., / • , / \ \ '‘ \.,,-->'2i --;--,-----------:----..':•:./1"el)n I 'a'culA(2' ';7. N -1-1 Z PARTITIO PLAT NO. 1995-135 ' KA‘. 1 \ • y...4. .:,. •;i \ , ,r.,..,i, ..,,F:iz-e-'.;--;*:-..,:_::"=„:_-,Z.,-,--1" ---7-..„7 , RIM 171163 \‘I ibi' .1 a f II' /1,(1,. .17 'i'4,• ff...... 'S. I '/C .ii ".1.%"-/...--7-- -- ..•.:------.--7. .--------=.‘ /9.--,' PARCEL 2 PARCEL 1 ......„;.. iii.....1 . i / i " ' 1 7• , , t f 1 t,i i -c-----1,7f._`)\ i ■_,5"pt.-__ ....1:.----:::_±.:---_-_-:_.: I -1--- • 1 ' . , ,2.-!.; -- ---- ._... ../-1 , f-, ‘ ■ ,,i;;„,s6,, ,,, __ E Z -, lign • ) -., ir ;4.".../ ; \ '.1 \ \\I^‘ I'', 7 b, v "-' --s't-,4;-;C.-1;-=';‘::- ---g-,---;--7:.,.',:' •......' ' _jP J 1 1.6 '"..' ll 1 '---■\;VI41■,7^‘ 1 f 4:tP:),K W i 0 rx I u j 0 2.=‘,1'011111"Itis .__ . ,7 _____I ,..___ , , , 7 ." . : • )■,:.fr\Ti. .ifri, (l, .1. ,-;.'"- TREAM CENTERUNE I Z 0 - (...) -tflf,.C'-. " • /,-;. jr( ' '"'''-04. , , 411 .• / i. -1%." Lr /,'*4,77 Z fi 0 v.../ -------/P' ' ' -.." .• - -- 4'. \- ' . 16 \ ‘■,, / 1 /f/ //,--,-5.1. 0_ I= ,7, . 25' 5' s.,. ... .--.:_21:1,N.;,----=-_::::•------:-:. --:-.---41---,---- '--)--- - L Wii i,i/ (2,,,,:•:'n';'205• / F - L - 14/19/,11)P'. /PV r : •Ticiiii7; :;,---,2:-------• -.7--.2 --. -:.:-- --:-----.:=-r-- ----:- -:-_-- ---.--...-:-. - ---., -. - .. . • - '1-11; '---,1 .1?4,-`11?--4'. ';'-_-'1%.,g.;,-,..?, X , ,---'-_-)2.-.:--- .-__. ----, _..-,.., .- ---7- ------ '' \ 1 0 LI I" 1 '- -;---,., - -■,. -- - - . ... .,- .=,•-,„„,, . 1 i (211,p''if/1,Wil-,.- ,11,(-,- - .'-- ' ■ ...--I ''',-,' •Po - \ , ) , 1 •,,, , i ' ._J < r"-L , ...., 1 ..., ., LOT 119 i 1 a osok ;.,.. , 1,.....\,1-4r11 irl•qt1 f I i , ....,---. STREAM CENTERUNE VA MN. ---. '---- --- Ns-vs ..----'.-- ..‘,'::,-'....N.' -.'. -:-...4:1n' \,":-.‘', '',:1;i1cit. • \ - V '. 7,.‘' l 1))/) ,''... / / ,-''',)1 I --S.'---.C.' " '•',- .---:•: ..-4-.;:st0..:,' '',', . `,',.if.'■ \ .. , i 4. -_--ei } -4:///'f(II r '11 I' •"1'--- ,-----'1 li Ii .‘"‘■-.... :-.------------- ---,.___y7 i - -'(..-.--......";„'I.Y,`.-.",.‘•..\7.,.4°'. • -,,\ -. .,I )--...,,,.....)--A*---' ,---„,---,,,711 . 1,fip.,,/,,,-:,..g 1 ck -7., ,:_,.., n„.,x,,,,,,,.;.., 1,\..s.,;\ .\... , , /Y/• /".1 /444`: •:.Y. ' „ \\\.:, ' .K \ \'\\ iqb k '‘---' ' : ,A,yi■ ct . ••'--•.---.•.--.' N` -■ ', \.',‘.\\,,',', ..'''' \1- ‘.\',: ', ,/,', ‘ i„ ..,..c_.*(4w6 7,rip - . 1 ILI :,'..\--\.' '-• --7 --. \ / 1.1- STREAM CENTERUNE----- .„..,.....„. ..,..,\ ,,.., \\,,, ......,_ \. k4</ii-ti 4(09,y ,, ; Orsav(4, ,„7(/ . , /p I ., ',■, . ‘.•\\A,\\\..\,\\s, 1:)..\ 7-.,',. \t'.\- ., ' '-.--' _11- • pAk4 .).7..,/,4!, .q I / ,) w5,-..,,,, „., 7 '.------------ . •-• ---. --....••,,,,,V,),\,\k,, /1,-;-,.. `,,,• '‘.,`...'‘..\TA."-', .., •, . - fit yii/.1;;;;;k7/. it,,,K,•,::: REV. DATE BY . `, N. ' \ \i..\\■\le,A. , X tli..\r';,j, ) ` s .'7- '. . , -- _.%--t•-•"%EVER/ 1 ///r' 30' = -30' , ,,_____AL \ .‘,,,,\,,V,;•\;:e,..,.4.-ZArs ,„ .\,.7.\\,. , .....- _--„, /74 I I --, is: 00,',VIC '..".,\ \--L\ ■."' `' \ ,-,/- / ' 1 .//ii A.1;11 A ,....,.. i•. in, Q. 11111= - --:_i---,'. \ \' .0,`1\', ;V■,:----7.::.%41.'ittERL vk'''•I\\'i's,‘-- - --. ,/ /1 /`'T., "' LOT 120 1 I :.°- 11=1 1••■ - .1 ' \, V.1 Ir.,-... ---\-(k:::::,! ....\--\41-..21.,,f_ --,,,....<- ....,.,..... .../ . I I • \ \ \ '\' V'------\1 \.:-,„;.r\E■42).0■1 .---'_..-:::f-,----j.----"„ ), -f/ / ,,.„))/; , . I I - cti SCALE: 1" .30' Z .\ \ \ ‘\ ‘VA2 I 1,H" \ C•\C\.r;1$‘5•,3VER''> -.--::;;;?.--k-I-f.,„...1 // / I I __ \ \1\\\.,. I ,,,,,.:. \ ■4\ Nie.,..7,-,-(- ....„,...1,- ,-,-,-,,..,„//,‘„ / . A... C) \\‘1k(11 is\ .A. w ._9,•-,•;';_s-----___ ,-,-.ef9-,:-." // / • ,..:, 1 I 1,,\\.\../t/1.-; ;26.---_, N‘\.„ z.....-<•,!--,2„.... - ___.---/ -9 /`,1-s "--, %`\\\--, L,1.!---rt-,. 1 fil- --....---- .---- ...,--_-_,-;--- ,--_-•• _ /---STREAN'' CENTERLINE N.. -' \ ..i\;\‘Vkl.1.1'■../_>2-1--,:,:cciS'r/,/. :/.'- . / A 8.1/1/ PROJECT ,,,•ili, NUMBER MAI001 ).- '4( / atRI-1?1;94 Dor 1107107 el w \ . \ .‘ i(14 ,,_--■ --i--71;2 '7/.. LOT 121 CE'r ---. Scee: AS SHOWN \O‘V\ ■ \\''10,..%;,--\--.T-r-,--2,1-_,Pr ..,„/ . • '---......„.......... ....ey: °TT • \ \% I\.--- .--r // -.... ----......_... Designed By: GID 1 1 Co .4( . \ Z ... • aleCkSdEty: 010 IT) ‘ • / 7.--- -.............„ ..... ......., ".............. 0 ( i 4111 ■ Z Qi c 2 i I /// ./ / •■• C11 • 1 ■ co PAD'UST- . • 0 • ,rmr I I DURHAM ROAD 4r4cal _ _ _ - - _ D L a4ma,ASO .WAa1o, 4 DESIGN GROUP INC. 9045 SW Barber Blvd. Suite 101 UnnemAul 13—x- , jth k — —-1 _ — — — — — _ —— — — — — — 8 ^r �, EVER D Portland,OR 97219 9 (503)225-1679 ■ 1�^ 12 \ '- 1 ;' pPROfr I •• : • TREE ASSESSMENT �'4j L DO M- • I � Coamsoa Nerve Cam Common Nome CHH I Emma Yat-0T N I 19 0 21 2 os fern 10 Big Leaf Maple 20 1 \ 13 4 Wt Red Cedar 7 B' Red ode Maple 23 / 5 Douglas Fir 12 79 Darglos fb i8 Z s 11.20' �' 1 r 26 27 1 F-' - '417,clip f`�^�! )›.-, ..y / 6 Douglas Ffr I) 80 Bg Leaf Ygole 8 JO 9 O ZO � ,;`. ^Jul • 14 ` _ CM 7 Douglas Fr iJ 81 Douglas Fir 15 I.[.� 5 lLl,% \ 15�,�y / `••�. `, B Douglas F B 82 Douglas a hM 45 5 24 2 �[1 9i Big Leaf Yople B I 2 ; % ■ ` Rio Douglas Ft 14 84 Douglas Fir 27 Q 6 3 •' 9 / .� R 12 Western RedeCedar 9 7 85 Douglas Fr 13 88 Douglas Fir 8 O 3 - EVER 32 1 / .,g•EVER. I . , Scarlet&nat 9 88 9 Leaf Maple 8 > ^ tjr 7r.., / I O R 15 Bg Lea1 Maple 25 89 Bg Leaf Maple Il / �7 3' 4 A:)EVDLO 1 9r^�� // I ; -. R 16' Ponderosa Pine 21 eo Bg Lea/Maple l0 W Z 42 n Q; :4:4'1 E1RR 131 j E R17 Apple 23 92 Big Leaf Maple 27 4 3. -' 1 2 r 11/4- R18 Red Alder 11 R 93 Big Leaf Maple 9 J-- Z n y yf. \ ' �38 / R 79 Red Alder 12 R 94 Big Leaf Maple 12 O u. .F 1 46` 1 O ^ ; (�'1 130 ".-.=-o b f -T^^+.� R 20 Red Alder 1D 95 Western Red Cedar 17 Z /-' I 4� ^ T_1^ ^-1 49 124 1\0. 3(:• 137/ R 21 Western Red Ceder 5 96 Big Leaf Maple 37 D v J 73 ) h -• W_^^ / R 22 Red Alder 70 97 Western Red Cedar 6 w Q 4 �^ ,j 1 '� R 23 Red Alder 10 98 Western Red Cedar 7 Q cc — — - +' - - - - - 5 —1 1^ -7.Z1 E ^„�t'1 8( , R 24 Douglas Fir 8 99 Douglas Fir 8 0 ` t.-, 5,4,....- A`"• 134 \ R 25 Red Alder 15 99A Western Red Cedar 8 -W�• cO ^/, 74 r 141 11 � ;k rf :.. 27 y� STREAM CENTERLNE i R 26 Red Alder 8 100 Douglas Fir 39 Z ci G \j�2g_EVER 72 71 70 5 - -� 9 •^ ,y 2LE� R 26.7 Red Alder 14 7004 Does not exist Z W '^�I r EVER. � R 27 Big Leaf Maple IB 107 Big Leaf Maple 9 ` ; j 5 �, 5 k 1 / 1 6 R 28 Western Red Cedar 32 102 Big Leaf Maple 15 < N - ■ 2 1 R 287 Big Leaf Maple 9 103 Big Leaf Maple 9 ��11 W Douglas Fir 17 105 Western Red Cedar 16;J. "�Q•EvE,A.O / R 29 Big Leaf Maple 41 104 Red Alder 22 a. I- tWy 56as ^ 7 !` R 30 Douglas Fir 13 106 Western Hemlock 32 LL ` 75 .3 .2 5 's-' ` R 33 Douglas�Leaaf Fr 22 107/ Leaf Cedar°err 16 O I- �ypL 6 R 34 Big Leaf Maple 6 708 Big Leaf Maple 76 14•EvEftL`/�(QQ+�� 8 -.^ ���) ^ 1 5g';-•e'1 EVER. t 100 R 35 Big Leaf Nrrple 5 109 Big Leaf Maple 16 J rTREMA- ' .lc 6 6 ,^/ j^•�``' 101-' ^! / cErITERLaaE R 36 Douglas fr se I/0 Big Leaf Maple 15 0 t ■ •77 F Ewt6 �,�/y\rye I 60 ;p R 37 Western Red Cedar 28 III Big Leaf Maple 7 _ 78�^1 j^6t EVER. '-' ^.^'� 9V 99 Alf 2 (jI R.38 1 Big Leaf Maple 5 113 Big Leaf Maple 14 •-� • �.-' - '1^_^ eta fE� R 39 Big Leaf Maple 5 114 Western Red Cedar 70 L STREAM CDITFRLIHE 81 ^ 92 ^x-EVER. _ g! 6; (�,� -'ff ; R 41 116 Big Leaf Maple 10 °X 80 �r \ •`^ \,�EVER`-' _ j^^1! `� _'� R 42 Big Leaf Maple 11 117 Big Leaf Maple 12 W _' 90 - g4 �4•'^^;l^ 99A R 43 English Hawthorne 9 718 Big Leaf Maple 14 • ^ j I R 44 Red Aldo 17 119 Douglas Fr 9 $2�^ 88 8 � 96100A` '� 03 R45 Red Alder 18 120 Douglas Fr 21 \ 83 !` E. \6 -•t- j ,; j}j1^ 1REAY CENTERLINE R 46 Bg Leol Maphr 721 Douglas Fir 32 �'�= 87 - 91 tQ EVER. 1 V5 1 R 47 Bg Leo/Maple I, ,22 Western Red Cedar 12 REV. DATE BY EL 84-� ; EVER_1 `"ti 17^ 16 • R 48 Big Leaf Maple 15 I2J Doe oa Fir 28 ........ l 1Q 107 R 49 Bg Leaf Maple 14 124 Douglas F r 25 I 1 v 8 ��`21C�-' ` 1 j 1 6 r R 50 Red Alder IO 125 Western Red Cedar 7 W -_;'),..E .��,�^ .....-'-'-6'} R 51 Big Leaf Maple 14 726 Douglas Fir 25 A �., a, ,n. `T • 8a1 -•1 18-�-•a14 y-per, / R 52 Big Leaf Maple 12 127 Douglas Fr 8 I 1 M. \ •-j.Ti l,_Q E� 108-p--, 6nt. / R 53 Big Leaf Mgile f0 728 Red Alder 17 I ' 9^ R 54 Big Leaf Maple 16 129 Western Red Cedar 20 o \ 112 rq 13 / R 55 Douglas fir 22 130 Douglas Fir 51 N 109 ^, / R 56 Big Leaf Maple 16 737 Red Alder 22 I I • • 11}7 111`-' / .-QTR 58 57 Western Red Big Leaf Maple 16 133 Red Alder Cedar 9 Q ' EVER. \ -j" ^ / •ffi EVFIL B79 Leaf Maple l J I I 59 Western Red Cedar B 134 9d Lii 1.......) / R 61 0 Big Leaf Maple „ 135 Bg Leaf 4�1e 9 •4a•EVER E}\ / R 62 Leaf Maple 17 136 Western Red Cedar 72 ' Oe •1B'EVER ,�v/ Mg Leaf Maple 7 137 Big Leaf Maple B PROJECT Red Alder 3 •�• I R 64 Bg Leaf a 25 9 738 Bg Leaf Maple NUMBER MA1001 TREE I N VEN TO /Y LEGEND R 65 Bg Lea/Maple 10 140 187AT7 R 657 69 Leaf Ygde 22 Stye: AS SHOWN O \ ErE� REGULATED TREE R ci erl,'Red cep Q 0' HAZARD TREE / 68 Douglas Fr 41 Drawn Sr OTT Z , TREE TO B REMOVED '5 0 o R = TO BE 'EMOVED - 77271"3 7 298 Checked� Go NOTE: E ARBORIST REPORT FOR TREE • SESSMEN 74 Red aIC 25 C \ / 75 Douglas Fr 15 C1 . 2 Eii Z C 1 2 IMF LSI • a • • . "galed' DURHAM ROAD D L RegaleMAI00100 in IM1001X51) 4- d E to DESIGN GROUP INC. 410,} R — 9045 SVV Barbur Blvd Suite 101 __ __ aTr.s __ __ __ __ -- -- - - — Portland,OR 97219 ——— —— �-- - - -- - - - -- Ss97szz'w —� SaBra 9 —' :io—�— Se97e'?Z"w ' (503)225-1679 \ ' R�05R1 �5�A0{0 \ I . ../. DO 6a.4 �.4q � 1 4S�� l�f� I \ ,� R'%7 58966.4 1� ' • utw IZ 5,122 SF ,i. ,— s SIDE A.Uf EASEMENT ` /L 1! \m Si Fl Sc� , !� r moo A �l I A 1 1 4,832 SF 5,, °n01 N. -� 931 SF \ 5,325 SF a 29a n i ( 1 V ` ,'' ' y%`rw hq 11 ZB'W Na928',SS1Y V I ` ZlJ !O 3 O ZO ,��3 0'f' 2Qf 95` w ,' ���P 5 51.ter s. AR nTION 'LA T NO. 1995-135 ,moo 9 5,sse SF , O .� j J P ,4Zi_ t_2 ! P 1RCF_ 1 :, ��' �, Rl I LOT i g 1�o,a.� I w i 1 ti.�,, x.055 ` eP`SF / 0 l l s•\U 4\ / � i—-- Q l l 8 �o \ Z C7 d .f.>nT S'ssl w-F I use a- / �. j W W Cr/ .' 0 N Ne975'39'E Iqs NaT26'4e� NB975:J9� > TRACT A / ' i W 0 L 7.0 H "� ��,z• _too—\ � r CEN7ERUNE � z Q NIA 1 i Q H . '5'�r: 5,740 SF / i (� z . 434 � AS CL F W 4 1� O \` 8.177 SF 41, ;i I�s1REn►i ca, LOT ;19 i O . TRACT A N. rw l 2 N,.m J i j A s z \ ly 27,977 SF 1r f 1 W / / / ,STREAM co,TExiBTe \ • m 5'65.,E / CENTERLINE j REV. DATE BY z N. . if I ; LOT 120 , e T7, z \,-. \ 1 I I ss o / �. / % i I I 1 = 0 •` ' _• `\ \ PROJECT Q NUMBER MA1001 T' • / LOT v T 121 2 J '` Date 197/07..,4.H sue. AS SAN pg \\ / /./ ` // Orator By 0TT / Designed By CID / _ \ \, / / / • 02 . 1 PREF • • • • Ussedr I, I D L Scosheel ammo =%m DESIGN GROUP INC. •l LammA l DURHAM ROAD PROPOSED SMELT,REE i TYPICAL Boas SW sarbu/en/d. -- ----- -- Suite R ' ,- �,x a'r_w;.LK Portland,OR 97219 - s.r:.:, aD ac- -_ _-,—__ (503)225-1679 i 1 RAIL PL pt. 50'SIDEWAIX EASEMENT , I�Q iS D ,t,,� ' ` -- - .• �.���mw 'i -' .i: 1- '`-..iceLIA: A VIIIIIIIIIIIIr'c) ^ E 1!-1#5 ,1`_,..t� :-.=�- •G m .c'1' i i�....' ";.� - � `J 1. aaur ME SIDE 0 i'0 • .Q \ �• 4 1• \ BASE ROCK BOTH SIDES 2 ° �_ \ M1� 0,1 0. \ T. 1S/� Y /-4"/eMx�ADE c ON CLASS g" =-so \ /..� 2° ° ° .d' s ""1 Iar ` H I COACTED TO 9S! fi' -a"MINUS \ �� S P \ i? CROSS SECTION A—A =°— :�\o f` 0,..:..:,e d it yo. ,;/, ,\\ a g NOT TO SCALE I / \•>"�, Q� \ \ ., ,' 0 `i� Y ``r 4 OP \'% ,'- / \ W a O pG' e o. 5 `b J �i // 20!r- ----------------- -------r--, 204 O`I HOUSE 5 - w LI N. ■.7.,„ Y(Q IJ / ' W. aoAD g,aArx rr HODSE zor.o- Q Ct \ ` �\- � /O B�I) //,, , 200: - �;� '_. EXI57WC YECETiII z I twy5 1 D R \ i / - — Gi40UND 2 p I- �s,�4, "i5• , \\'+. /' / / 196 WISH GRADE / .1 T 196 W W so•-) ` J • �° 1ED TRACT A s'� eA°`trmrsEy84 , FauNDr , Q (Y o_ 5,0 S e J c \ I' te ' �� / 192:. _ .. ... .FIX/NDA,IaV ,_-__ -_-___-_� 182 W Q n P. L V' Di*--- / lae - - 166 Q z \v. \ r' s \ ��� a4' �� ii .Y RETAINING l'/ MEAL CENIERUNE ---- ------ ----------------------- ---'-"- n Q L \ ,. fCc Ty jr CG `yi 3 .e \ " ,>,,' '\�o. IBS — • — — — -- — -- 184 LL. z �s. N 35'0/DA2Y �, o`'� �,.'�/ °1: CROSS :SECTION B-S O •�`` T4 \ / rBD` SCALE-HOR 1 207-1ERT 1'=5' $60 -I Q. \ t , x , W 0 F- ���+ ♦e f T D7 O �! \.•,:,\ SCALE 1=20' /\ \ 4 yk l ! i 176• 176 2 h i \'. 1:1. �' � zy \ �` 70 O 20 �,J• M4Ci } -STREAN/INTERLINE I LJ.. Ns-. C.51-AC. f 0+00 1100 w • • TRACT A \ �. -- - ----- ______--- ___ - -- — — --- r: ' HOUSE •?D'SE7BAOY 20'ROAD PR/VAIt PL STREAM fF11TERlI11E \ \\`` //,/ / 204 �_-_ _ , 204 ■ \ \ \‘ �° 80• BUILDING l - ___ �GETAFED• . REV. DATE BY•�\ ENVELOPE(TW.) / I I T�A�+T rr n ♦ c , ZOO ,• 5,SK; 200 Sc /T\/`I lr I \ \\N. 1 //..--S1REAM CEN7ERLY•lE I I RETAINING ; A r•r ,.. US. illSc 2 _ . \� •\ I !96 i - - - - - - - - ��? cs, — — -- — - ---— — — — — — EwsDxc iRaDm__ — —— �. ♦`\ // / 192 _ i— 792 i` \ ., \• ■ I I Lii \ �\ / 188 P: ' 186 PROJECT O I. ■ �`` / /•f�°""^"�� I - NUMBER AAA1001 Yl • __ csi � Das I/07/07 �\\\ \‘‘, / / I e4 !— CROSS SECTION C—C I a4 : AS SHOWN p / SCALE HOR 1"-20'/ VERT 11-5' Drawn Br DTT °o~ ., 180 --- -- -- - 180 Q - °mod Bs Gm -. Checked Br G9■ O _-_-_ . 176 w ' C2 • 2 ..- 1+00 1+00 2+00 2 a I NAME:W,•IMAI00110DIMAJDO,D22dwg DATE.MAY 18,2007 TIME.4:17 PM t. !IIIfilfli q — a . 4 • 1 la / • • V� / 4 / / M c / nn2ii • ef kIm z / i/ r-- - `r°4 lL 1 ' ' a . • . / . A / �0. R N V .64OON M.ISB000N R .!,80AON ,• 1� 1 o r� ` / rre �'i \ f / .3.t;`y4 \ N Ate_ 8t5 04 g T7 +•c ` ' q iZS� o ,�. .p �5 a 1 , .yam' V S :>�;,. � : To."o. .Oro•lai ..\ K\ . t......b.0 ....4, Cv ° i �f • \ 'ON cl N oro�i Vi104\f fo _ I( 4%& co 111% co AV 4( 'it 1 . 1. Or \:61' ,-C'e t^, $1 0 In . p ye lit' • .....,s. A ,or •u' ■ ■ , N \ ° i .Oros . PI \\ ��g R or i I R — � or v\ Im 5 1• 1 / - \: 1 1641 1 SIDEWALK M \ SW COPPER CREEK DR. lf10 eano -' ifp gtlro Li , _:7UF.WALK_.__._.._._.__.L_.. SIDEWALK .r�/l 4y( k r 1 1 1 1 5 5 10 ___—r--). FERN HOLLOW PLANNED UNIT DEVELOPMENT — o 2 �� TIGARD, OREGON °�� R+',j� i 0 I.CO a s m WORKING TENTATIVE PLAN ��,��R 4.�� ��a • • • Pascals I Iftabeel D 1= DESIGN GROUP INC. ,0 DURHAM RD. 411 11O01aO1 ms :,: .r— —, — —• — — — — — — —— - — _ ._ 9045 SW Barber Blvd. -• -- _— u.�an.e Sd)EWF1X 90ENp.L'c SIDEWALK Suite 101 1 Portland,OR 97219 ..205 1 _ _ _ __ __ `_ � � — — — — — — (503)225-1679 205 -`- 1 I — _ �205 s ' J ` F, � \,,J r t ��r�* �g� i fs a`i,sn10,- ` + 200.5 ARP���, �`,� -''SiMent e r'`�'iP 2.1 ���� Lk----��� - ��� LOT 117 °�E w ` fi t/' ' cnwsmucnoN j 0-,401 � t 1 ►.I ' F 204. 0 .- t , 20• ro' 0 ' ! ''/ FF 05 •e '_• SCALE 1.=2d I 0. 411t4 . .41 ,% .1111.'- '. 11111k. "i",i0111111.10Upilirliiill 1__ I 1 Z Z li,1.111t' W. dr'..... ---,-\ \ , z, - \:-. - II i, w PARTITION FLAT N4. 1995-135 / /�f + 95 �J' ? i W O I ,� �� lr l �l LOT 116 PARCEL 2 i PARCEL 1 �� .f�' f / i% j i e \_— `= _� 1 r I) ,( W I LLI j ._ J ç— I, .) �— / r/ FENCE(l1'P.) 1\1 f •-- W Z Alh Q. • \ • 1�����s---�-- �— �4' / /I �L'�� � t�v ///PD,� /iy . '� / � i cEN1Eaw+E (_9 �LJ a. -- rte--= _ ., FF 203.0. / /, 1 /(1/ ' Z - _-_� __~ / / i / 165 '404... �'20 / / ' i)11/li i ,i ,1. J'NET !NG I '---- --� Z r ww — � 4 �• l�\ ( i ` y f\�\ ` r I = Q I LOT 119',�� `� �!'1. \ FF 202.0 moo f J .�.�STREA4 CENTERLINE Z LL,..__2 \ __..--- (.„..--)/yi 1 /h t 1 I I X 0 IL smEnu corrrmat¢ \ ` \�\ ;\\ ` �� I 7 j J J�l `j �( l/r�6 :� -.—„-�` I 1 REV. once BY ''''■;%,.,,_ ii\ '• I,I, \ ‘(O. % Y �1 \ 1 -~.� �/ � ,� 7REA4 CENTERLIPE '! ) I / Z LOT 120 l I I ., ‘ ■ "------\ \ . . • \ i .\` , ,I t ` ` / TREAY CENTERLII'ff /r 1, PROJECT cii i NUMBER MAt001 E , �,p — b , / \ 9a8 1IWN7 8 t ` 1 / Say rx AS SHAUN 7 � \` �'' / LOT 121 / ` _ Drawn e, OTT o `� �1w_ I / Checked By: cm . C3. 1 ' L 132.6:YSr 4110 • • • Lowe*1 AAR=lc I Probed MA00101 EROSION CONTROL NOTES D L Unresetnel DESIGN GROUP INC. 1- OM=or desipaml person shall be respontille improper installation and maintinence Mall ...7E,t'AHRT:UA1EROL maim and sediment corm!measures.in accordance stids heal State,mi Fedeal regulation. 26**DE R:)I 5 USE STiTCHED LOOPS 9045 SW Barbur Blvd. f S•ralimarn OR Y.2-POSTS 1 The implemenreicm of these ESC plun and casstructice.maintemince,roplacenam sod Suite 101 0 cr) •, • upgrading of these ESC fatalities is the •"•of tln=tractor wad all cl:astructice is Portland,OR 97219 M 11. ;b`'l'';',..•Vz,0....-rs..4‘..xca,...• . A F....„ 4,, 11111 completed snd approved by the/realign:ire-1=Z vegerationlandstaping is established The (503)225-1679 F- _ •••=....,---43,,,?.•-•,•-•:.•,‘,•-*;:ml•fe,:-..f,• ••••.-; il, ":1•I giMP.:.0MArA = . fri dmeloper shill be responsibk fOr maitoematsce after the gojem is apgared untti the 100 re sold. ITI r .8- ' "•(•"I '1, ,S-----•" - 1//P.. 3. The boundmes untie cleming Moils shwas on this plim dull be climb.mated ix ds Mel prim -. :‘./2.00./>, i .-•.WW44" -IZ : -F:l. II - ' I-I .I. 'iMall'arl■..(411M co constuution.Dining the massroction pito&no disturbance berm(tin cleoirrg Maim shall be Wasted.The=de*dull be ttuattuatd by de appliarecootiatitor foram&elm of Ott Feral, ; -ga 6•UAAtlelat spAoutc 1/ I "7 s7 etnelinCi011 sAl 4.4101S0. * -.-I rn FRONT VIEW PROFILE Z 4. The ESC facilities shown on this ptin tms beam:muted in conliantion with all dearinz and AN itHI 0 grading aeirigies,and in such a manner as to insure the sadism and seamed laden want does CiZ0011 TT1 not mar the drainage system.roadways.of Melte applicable water eandards. r I el 5. The ESC facilities Moms an this plan are Muir=requirmsenn for anticipeed site cog D uations. M=caostruction period these ESC finalities dall be upgaded as needed for tmespeend meow keens _ u-astir _I etimiand to enure that sediment and s 'Mimeo 121ILD uMer does mat lent dm me. I *Acta 7 O.Ittl t AR,C. I FENCE to ASSu, S.C.Is inia.pin I 6. The BC facilities shall be inspected daily by the eppticanticounacgor and mai:Mined as necessary . ... ra I -1 ,, NOTES: to ensure then'mminued funnioamg. T I • • 7. AI no tioae shall sedimes be allowed m acctmralre more then In the brasier Mies.All catch cg a am:.ItTaie,num nkacr 44. [\ \ a rg r na.ow na sun. basins and eomeyence lines Mali be clesmcl prior to palm.. The cleamag. °pennons dull tin EMI sedimen-laden water into Me dernstream sysem. Z g0000pwm •• g-S, RECT TROIS 11.1 r DIMS1battED .I. Posts to to.sou..Ho erHaA SOL Of SOK 8. Stabilized gravel entrances shall be installed.t the beginning of Loinntaaion etod maintained for OS 2"A 2'POSTS the Mention of the project Additional measnres may be required to Mame dm aIl paved areas me 2 4, coo=BOTH SOO Of ram nate keys dean far the&arnica ache impact. ANO ATTACH otOtOt a. _J PLAN VIEW S tHELS UUST Of ..ACCD .010.3 TO Or.. 9. Stonn drain Mrs,basins,and area drains shall be protected until mom=sulfates are completer' 0 0 'AEI A-7 sodas reps:Mon is re-established. -I W 10. Pavement isolates and vegetation are to be placed as rapidly as possible. W H 7 SEDIMENT FENCE 11. Seeding shall be perommed Do lam than Sep:ember I for each phase of construction > Z 11.1 0 (/) 12. If there no gummed sods or soils not folly estabhstted from Omo. ber.I'throupAgil 50',she wet a _J C3.2 N.T.S. males motion proved=measures will be ea ea•ger.See the Erosion Precemon and Sediment (.) Castro!Awning and Desip Manna(Clariter4lforrequirements H Z 7C-C 13. The developer shall remove ESC immures schen vegetation ts fully established 2. 0 Z H •-•••-, 0 0 W • .--a IA (7) a 0 fX iii 0 00 .1 .,tau,...co.A...,tr/ • •', ; Homo CF CCMCLCFFSST ; s l;ifirflailftf. , Z 1..4 tu < • ' Z IY . i ,.___-,, : • 4.,Ii7Z, ,,..,,'I• < < 0 (f) ' FLY. ..:•ii, IT 1 ii ,-...,..,, 1 in Hi Illim., , .__I 0 Z al II II• Ale.i.. •. I 4121. III.jriefl ,..--' 0.- I-- < H i-"; I VA!! 0. . .2''Oil giretiVtt.si ItAgE -- ,,Alliej-T.,,Jig,'-' - •V. 7,-----ta s- , Z' ) •-• ,•. 0 Z - ' CATCH 3ASIN AREA DRAIN ,.re',;-6`1. --.,--7-;-- ,.,,.,,,,.- . J ---"-..'-. .- e ,,,!"-• ':-...r.:.:;.-;-., .. 0 (IC . ---- 51.14. 0 I : iitt..df „., ,,.. .,- ====.. /....i:S:',....,-,7.;,.-' 0, ' i - --• AZ - FLOW -... , 0 0 0.. ,,..0,,, -...._ :, 1 • ttlfil LLI 1 • 4(":.er- ...DE ei•STA.1.47/ • LL =MILL r'S HMCO 1 11 1.1 I '59,$.4•117.1'12 6"ovolup of bop. Illa I r ons OEM PLAN VIEW mrff, -.•on FOS WIZ PASIT HO',ID MIEVITHL Tpi• REV. DATE BY Z :C'.. . fi,-tat,TL c.,vistp.ocir. WRAY7 .- Z.L.13 IL, Q. •:1 . :jib:.:140.. mow --,---- -----..--7.itg r .E. ii ■ 1r , . u... • • ._._ ...,....._.._ iii •• 1'.._.■ 1; Z ; - DITCH INLET ----... - i • f_ _ 11_1- N .• 't ' Csi NOTES: 5....otirnote.1 vEiLstri.v_s vi-sr EiE CC CCHSIDERM DVONDING ON SCL TYPES kOlES: 7.610FLIE7 s ass SHOULD BE STAKED %HERE Att..1CA3LE USM(4 ra- arireeses boODEN STARES OR AP.RMID ECUAL PER 0. SCISLCJELOLL 20.LC.Of=FM . .. . in O.Cf:EF Of 4-W.ME.SSG INLET PRO TECTION Mtge Doman 4-24 • EOENSIL SW(mm Of 70'.v..e PROJECT <( EWE 4 3-a•=eat ROCK NUMBER MAI001 0 CO.PRISC ALORCHTI I.MI=UM COMMIE REPTC To PROEM" 'E 5503-WI,oL.M.O. Datto 1107107 rNi Sat* AS SHOWN 4.5 0 TEMPORARY BIOFIL TER BAGS c.51Ruc1Po. ERTR.Nct 54-ad Ottowisto 4-5 CI 0 Draws By: OTT C5 , Owlirsi Br GB Z'C • C) 41) GRAVEL CONSTRUCTION ENTRANCE Mocked By: DID . 0 1 41[0 Ili 2 N.T.S. . , C3. 2 XREF UST • • 0 • Ltso Ow I Pabset I Resehwl DURHAM ROAD .3111 81.002 . IINOOIXTO QM MAI 10.1001)50 I A A A A WM:PER ASNI,Z --—-V-- V V D L 101001X70 VAT.V,,..s.L. IS 02.0 MAN ,.. wAtallt:CUT --•-■ a- IE OA OKI• 0 MAVOIa0I -11LIKA",o1 . _ __ _ _ _ _ . _ _._ _ ._ . _ DESIGN GROUP INC. :DEWAI.< SV",,X t.:L:WALK tInrealred IP NNOOLC03 I I 9045 SW Barbur Blvd. l I 1 PUBLIC SSW GUARDRAIL /.4,..f, Suite 101 \I I ---------------------—FVE/1.76-.S.;78-77/7Y ------- 0-7--—------:-—-:SW"4006* - Portland,OR 97219 -- - - - -— -— 1 ----1---AspRe3-I---- 1. SEI1ER SS ''‹Z(.', .ii' FWElasnmccawECTnNGHtgRANPuBucrm_ . (503)225-1679 1 % NAiter. ,, T.704:00pft.rp 2 ‘ ' DRIVEWAY_I 1 PUBLIC 00,,, t I I % a3 ..-_„,k \let WILET CON7ROL ...4! .,74I- wATER Illo, IIIIIIIIridfi Air E51 17071 . ,, . Olt 111: - .M''"!•• '. \\1 MICREJ ■:'71 .' 1'I i OT 117 4 e • S ... • . • .-- NANHCLE `--■ 1 R19).L Of, • \ 0 ,\ 6 ii , —10.44.Lorr) ii ,7,6,. cowEcr ro DOSING 20' 10' 0 20' '. , 0 N NA avIon 116.48-0 ., ' /A ' : IMIIMIIII.1.1.19 . % (1) 171 1 •i PUBUC WAIER SCALe 1...20' 1 6 PRIVATE X 1 I 1 COWIE, 4010041, 4ii* \ NA rER PIPES • ,,, C S 1. , ■I 0 , , ! 114.4k 36-OETEN170N ,., ■ ' . INSTANK43? il "--..:::• ''..Ida ! 5 36'CULvion- a_ /./ \N. X 3 CONCRETE , ... . / ...vs ., 11111P>10,401. I CSIBLIC V".- SSINI 0 . *PRIVATE nai ,......7 ... 1 M LOT 115 -J WAIER / I: 1S• 1 W Z I ./. .• 35. T 49 CULaatT 1 ,. 1 f • > I 5 ' RN 178.63 7--- E■ ' a . L.) N .... . . 7- . .. . .... .... / . . , ... .... • I , 0 __I , __, TRACT A / .- • -.VAX it F- •,,_ ,... - ---------_ CONNEO•av V■ r „ . i . D .... ..././ • 1 . -i, Z 0 LI .. TREAM CENIERUNE Z CC 1-__ /1 N_ 1 ./I I I < (.-.9 0 0 20U) Oa' U . 3'RETAINING 'Z.'''. 14 i r' 25' 25' Z iiiii: ----------------Th/;;: Q. 1:z STREAM CENTENuNEN.-------.\\2‘.... N N\\\\\\ **-...\\‘‘.\\ \ TRACT A .....I %\\ ..1"............)"...." II 1/ /WAIL/ mama eon /iii/urpi 111,_____sTREAN/..-.---SIREALII cei C:NEIERLINE / Iiiii /i i • ' LOT 119 i I WM MIMI 7EIC 620%..111.1%:: ,li r 2 Z CC LIJ REV. DATE BY I . / I I 4, s. .. / / ELI \\\\\ \ / . I LOT 120 z N. .- 1 / / / / i . -,...____, I I .... T4 / / / / I I t'F'... NV.. .0 / ). vt. 1 N. 1--STREM" 011IERUNE / ■ Ili N. / ." . I-. / / / , ' N ',L •1 N. / PROJECT 0 NUMBER MJ11001 %Ty/ ../......./' ! \',..... •ilteiRp. Elahr I/07107 8 • .----• LOT 121 / § / Drawn By: Orr vE / . (1 .• _ OssIgned By: G6) / Checluzl By : GD -- .... / ) / li) fel / LOT ---------.-.------- .-- ------------ . 7 Z I \ 122 .1 04. 1 / , . . . ' . ' .. „:"........•••.• . . .*::::::10•••••*•,:::::•:•••:•:••• . . 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''•• ...,i,..f...;;!..,:•:.,,,:...4........ .; ..7....4.y...,,...,.....'",;42:.:. ••••_••••• . ...'..74,.•T.'....: if...-••,..• .: ... .••'•.,:••••::.••• •.- .4.v•••-: • ..: : ••.. • ,... ..• ... ... • ...•• :Nex• •:,,,A.,itv...1:1.„1„., :I -:::::::: • &::..-4,,Ts'4.4 •.. ••••••• ••:.• •••••• ,....„.1.. „„ ..,..,.........., „.. ... • „,, • • • '.'41.0 •h •• .„,..:,•••' .•'`.:••.fl...• "":: •••••...' I IL • • • • • arn 6 ∎ je41/\'`� MEMORANDUM • TIGARD TO: Planning Commission FROM: Darren Wyss, Associate Planner RE: Comp Plan Update (June 18, 2007 meeting) DATE: June 11, 2007 On Monday,June 18, 2007, the Planning Commission will meet and staff will present a progress report on the Comprehensive Plan Update project. Three topics will be discussed: 1. Policy Interest Team meetings A. Process —policy "building blocks" are presented to the team. These are based on information from Tigard 2007, the Issues and Values Summary, and applicable laws/regulations that must be followed by the City. The "building blocks" are used to spark discussion and provide a framework for how a policy can be constructed. After the "building blocks" are discussed and the appropriate public input is added, draft policies are constructed for review and comment by the team. Draft action measures are then formulated. The draft policies and action measures are then forwarded to the Planning Commission for consideration and revision at a workshop session. B. Progress — the Parks, Recreation, and Open Space Policy Interest Team has met twice and is finalizing the draft policies and action measures. Staff is hoping to bring them forward to the Planning Commission in mid July. The Environmental Quality Policy Interest Team is reviewing draft policies and will meet again next week for discussion. Staff is hoping to bring Environmental Quality forward in mid July. Community (June 14), Citizen Involvement (June 20), and Hazards (June 21) have scheduled a first meeting. C. Issues — staff has found that it is taking a bit more time than anticipated to complete the draft policies and action measures with the Policy Interest Teams. This is due to two reasons: 1. with 10 different topics, trying to not schedule overlapping meetings is proving difficult; 2. team members are very passionate about the topic and have a lot to say. Because public input is very 1 • • important to the process, staff feels it is necessary to exercise patience and not rush the process. 2. Scheduling A. Staff is hoping to begin workshop meetings with the Planning Commission at the July 16, 2007 meeting. Potential topics to bring forward are Environmental Quality, and Parks, Recreation, and Open Space. B. Staff is hoping to have at least five of the topics through the Planning Commission public hearing process before the end of September. This would require the two regularly scheduled August meetings be heavily weighted with Comprehensive Plan workshops/hearings. This of course is dependant on the amount of revision that the draft goals, policies, and action measures require. 3. Response to May 21, 2007 Meeting Comments Memo A. Staff will answer any questions regarding this memo. 2 • • ti y MEMORANDUM TIGARD TO: Planning Commission FROM: Darren Wyss, Associate Planner RE: Response to May 21, 2007 Meeting Comments DATE: June 1, 2007 At the May 21, 2007 Planning Commission meeting, a number of comments and questions regarding Comprehensive Plan Update draft goals were submitted by Commissioners and Tigard resident John Frewing. Following are responses to these comments and questions, as well as some • additional materials that were requested. Planning Commission comments: 1) Planning Commissioners suggested getting more proactive in outreach efforts. a) Staff has scheduled a number of talks (five and counting) with local organizations (during their scheduled meetings) to provide an overview of the Comprehensive Plan Update and solicit members to get involved. b) Another round of invitations was sent to the listserv, community organizations, boards and committees, and community volunteers for participation in the Policy Interest Teams. This resulted in eight additional people signing up. c) Staff gave a presentation to the Tigard High School senior government classes and had six students sign up to participate further. d) A poster board display and informational materials are being developed and will be displayed at various community events. 2) A suggestion was made to use the word "encourage"in place of"promote" for two of the Community draft goals. a) Staff will get feedback from the Community Policy Interest Team and report their comments back to the Planning Commission. Staff use of"promote" was based on it being more concrete and less susceptible to interpretation. Promote means that the City will take action to make progress or move forward on an issue or program. Ultimately, the Planning Commission will have the final say on goal, policy, and action measure language that is recommended to City Council. 1 • • • 3) A comment was made to possibly narrow air pollution draft goal in Environmental Quality to traffic. a) Staff recommends keeping the goal broad to encompass all sources of air pollution. This is important because Statewide Planning Goal 6 addresses both point and non- point sources such as industrial emissions versus traffic emissions. Additionally, managing industrial air pollution is a big part of the Oregon Department of Environmental Quality's work program. This program ensures compliance with the Clean Air Act. Traffic specific policies will be developed to address this comment. 4) A suggestion was made to remove"Natural" from the Natural Hazards topic as there is a draft goal addressing non-natural occurrences. a) Staff has removed"Natural" from materials. 5) A suggestion was made to add "responding to events" in the draft goals for Hazards. a) This will be included in the policies developed for Public Facilities and Services under public safety. 6) A comment was made regarding the need to ensure a broad dispersing of park facilities across the community. a) This will be dealt with in the policies of Parks, Recreation, and Open Space. John Frewing comments: 1) Process concerns: Darren says 'no action' is requested,yet says that this discussion will'make sure staff is going in the right direction'in subsequent work developing policies and actions. I hear this to say that this is PC signoff on the goals, perhaps with a few minor wording changes. The comments from the public workshops were not presented or analyzed this evening; I think the PC ought to see those comments to assist in development of their views and questions to staff. Staff reply: Mr. Frewing makes a good point that even though no action was requested, staff will move forward developing policies and action measures with the Policy Interest Teams. However, the entire process to update the Comprehensive Plan will be iterative and by allowing the Planning Commission the flexibility to adjust, add, or delete the draft goals will help to create the best possible update to the Comprehensive Plan. Additionally, the draft goals are meant to be very broad statements that were developed based on 1) issues and values gleaned from community surveys and Tigard Beyond Tomorrow work, 2) key findings from Tigard 2007, and 3) principles found in the Statewide Planning Goals. Staff also reviewed the open house comments and found most of them to be more relevant to become policies or action measures. The comments can be found at the end of this memo for your review. Commissioner Doherty's additional comment: I would like to see comments from the open houses, even if some of the comments were verbal and expressed to the staff that were in attendance. I 2 • • believe a number survey on whether patrons agree or disagree with the goals is a bit misleading, considering there were about 100 people attending. Staff reply: The comments can be found at the end of this memo for your review. 2) A better way to view these 'goals' is to construct a matrix,with the first column being a list of 'end conditions' which are sought, the second column being a corresponding list of'directions' the city will follow, and a third column being a corresponding identification of the present-day metric for each 'end condition'. IE if'livability' is an end condition, how will City of Tigard approach its work toward this goal and how is 'livability' measured today. Staff reply: The structure of the Comprehensive Plan Update is very similar to the matrix proposed by Mr. Frewing. The `end conditions' are the goals, the `directions' are the policies, and the action measures are how the City of Tigard will approach its work towards the goals and policies. The identification of a present-day metric has already been completed in the Tigard 2007 resource report. Staff spent the better part of a year developing inventories and documenting current conditions and practices. The Planning Commission, as the project steering committee, can direct staff to include a baseline condition for the goals, although every goal would not be conducive to such an exercise. Another alternative would be to make developing quality of life or livability indicators a recommended action measure that is used to implement the Comprehensive Plan. Other cities are doing this as part of their sustainability programs. Lake Oswego, for example,is doing this. Commissioner Doherty's additional comment: How is livability measured? I would like to have some direction as to how cities measure this. Staff reply: There are a number of different approaches and protocols for measuring livability. It is a complex and highly relative term: what would be considered a livable community in one part of the state or Metro region might be deemed highly unsatisfactory in another. One commonality is the definition usually contains expectations for urban design, transportation, other infrastructure, and service provision. Creating a measurement for livability is usually accomplished by a diverse group of stakeholders in a community coming together to accomplish the task and then supporting livability as a public policy goal. One option for measuring livability is an annual community attitude survey that asks the same questions to track responses over time. This could be supplemented by yearly data on a variety of indicators that have been identified by the community as important to them. The Oregon Progress Board has created state benchmarks in a variety of categories. This includes economy, education, civic engagement, social support,public safety, community development, and environment. There are a total of 91 benchmarks,with a number of them applicable to individual communities. Some communities around the state have adopted applicable benchmarks as a way of tracking progress towards a community defined goal of livability. 3 • • The Metro Performance Measures highlight progress towards achieving the Regional Urban Growth and Goals and Objectives. These are focused on the region, but could be used as an outline for specific measures of livability for the community. 3) The staff memo refers to ten comp plan topics, but only nine were covered this evening. The breakout of the tenth comp plan topic should be known now. A correlation between the comp plan topics and the Statewide Goals,which are their source, should be provided at all stages in the comp plan development. Staff reply: The ten topics and their corresponding Statewide Planning Goals are as follows: Citizen Involvement- Statewide Planning Goal 1 Land Use - Statewide Planning Goal 2 Natural Resources - Statewide Planning Goal 5 Environmental Quality- Statewide Planning Goals 6 and 13 Natural Hazards - Statewide Planning Goal 7 Parks, Recreation, and Open Space- Statewide Planning Goals 5 and 8 Community (Housing, Economy, Historic Resources) - Statewide Planning Goals 5, 9, and 10 Public Facilities and Services - Statewide Planning Goal 11 Transportation- Statewide Planning Goal 12 Urbanization- Statewide Planning Goal 14 The topics of Land Use and Urbanization were presented together at the Open Houses and in the Comp Plan Draft Goals Discussion memo. This is the reason for the appearance of only nine topics during the meeting. Please accept my apologies for the confusion. 4) The comp plan update project recap mentions 'department review teams' (Tigard city staff) who will review the goals 'to ensure compatibility with department work programs and projects'. This seems like putting the cart before the horse. The comp plan should guide department staff, not department work programs guiding the comp plan. How will this orientation be changed?? Staff reply: The Department Review Teams have been established to provide professional knowledge of federal, state, and regional regulations, as well as any requirements the City is obligated to follow because of existing Intergovernmental Agreements (IGA). They can also convey information on programs that are currently being implemented that would be well served by a policy or action measure. For example,public works has an extensive recycling program for old equipment. This could be written into a policy or action measure to ensure the practice continues into the future. This is what was meant to be conveyed by the statement 'to ensure compatibility with department work programs and projects'. Staff is also required to coordinate its work internally to 1) ensure that the best and most accurate information possible is conveyed to the public and 2) ensure consistency with existing laws and agreements. This does not preclude the public from proposing changes. Commissioner Doherty's additional comment: Mr. Frewing's comment about should the comp plan guide the department staff rather than the department programs guiding the comp plan is 4 • • compelling. I would hope that the comp plan process may lead to some different directions for Tigard that the city has not thought of,which may include down zoning of properties in the area and presenting policy ideas that may not be popular to businesses that are based outside of the city, but want to move in. Staff reply: The down zoning of property is an implementation action that should be supported by policy. Thus, it is important to have findings and community support for a policy that provides the opportunity for this action. Conversely, policy ideas that may not be popular to businesses will be implemented by programs or actions that are developed over time. 5) As an example of comment 4 above, note that under Park and Recreation, the goal is cleverly written so as to 'provide ... park and rec services'. The Tigard City Council just last week eliminated any idea of a recreation department for the next six years;if this idea again surfaces, one of the 5-year comp plan reviews will be the right place to reinstate such goal. The goal should simply be to provide a wide variety of high quality parks,with opportunities for use by all residents. In this regard, the recreation survey back 3 years ago ranked the desire for OPEN SPACE much higher than other proposed park features (ie rec programs) and it should be mentioned in the comp plan goal. Staff reply: The draft goal to 'provide...park and recreation services' is not limited to a recreation department. Trails, soccer and baseball fields, playgrounds, and the Tualatin River boat launch are just a few examples of recreation opportunities within the City. The draft goals are also intended to be broad and achievable in the long term, thus making sense that recreation services be included. The community's desire for open space has been taken into account and a goal addressing this has been added. Commissioner Doherty's additional comment: The open spaces comment should be factored into the plan, if it is not already. Staff reply: See above. 6) The goal regarding water supply seems out of place, since Tigard does not provide water service to its residents -- such is provided by the Tigard Water District and Tualatin Valley Water District. Tigard staff is contracted with the Tigard Water District, but as a consumer of TVWD, I want Tigard's attention to be as much on my provider as on TWD. The goal should be restated to refer to the provider districts and Tigard input to those districts. Staff reply: The draft goal reads "Ensure a reliable, high quality water supply to meet the existing and future needs of the community." Regardless of the water supplier, it is the responsibility of the City to ensure its residents and businesses have access to potable water. Staff believes this goal explicitly states that position. Additionally, Mr. Frewing's statement that the City does not provide water service to its residents is incorrect. The Public Water Infrastructure section of Tigard 2007 outlines water distribution services within the City and is a good resource to gather the facts on current service providers. 5 • • In regards to TVWD, again it is within the City's responsibility to ensure that there continues to be adequate service and supply from them. This is covered by the draft goal. The policy level will be the appropriate place to address continued collaboration with TVWD. 7) I am concerned that the comp plan update project recap states that the Resource Document for the comp plan is completed. I have had no response to a number of comments I have provided and there has been no public hearing on its adequacy. Staff reply: The Tigard 2007 resource report is not required to have a public hearing on its adequacy. It is intended to provide findings that may be included in the updated Comprehensive Plan to support the goals and policies. It is the duty of the Planning Commission to ensure the appropriate key findings are addressed in the goals,policies, and action measures that are recommended to City Council. Ultimately, the Council makes the final decision on policy direction for the City through the findings they find most important and adopt into the updated Comprehensive Plan. During the process to complete Tigard 2007, there were numerous opportunities to provide comments. Several citizen comments were received and staff addressed them, forwarded them to the Planning Commission, and incorporated appropriate information into the final document. A number of Planning Commission meetings were dedicated to reviewing the document chapters and staff feels the Planning Commission did a thorough job of ensuring the appropriate information and inventories were included. If Mr. Frewing has submitted comments since its completion, staff would be happy to address them and make the applicable information and findings available during the policy formulation stage. However, staff would first ask the Planning Commission to review Mr. Frewing's comments to determine what information would be applicable and necessary to their decision-making process. The applicable comments would then be addressed. The Tigard 2007 resource report is a tool that is intended to be added to or amended over time. This ensures consistency with relevant conditions and community values. 8) Offer citizens and the PC a choice among wording of goals -- maybe three different versions for each goal. The idea would be to convey a different sense of values by stating the goals differently. Maybe you can find other Oregon cities that have goals which would serve as suggestions, so you don't have to think up different wording yourselves. Staff reply: Staff would be pleased to assist, if the Planning Commission desires by itself, or based on public input, to consider alternative wording for any goals or policies. The Planning Commission, as project steering committee, can direct staff to undertake this exercise. However, Phase I: Issues and Values Summary of the Comprehensive Plan has already identified community values and this information was taken into account and had direct influence upon the draft goals. 6 • • 9) I have offered this before, but this is a good time to say it again. Tigard should be definitive about its attitude toward growth. Growth needs to be defined and the comp plan should say that growth is not a goal, or in some specific sense growth is a goal. To support this policy, there should be an underlying analysis of Tigard's budget which shows the cost of growth (again, it needs to be defined to be fair). Staff reply: The update of the Comprehensive Plan will address growth through the Urbanization and Land Use topics. As this subject is one of more complexity, it will be necessary to ensure a high level of citizen involvement with the Policy Interest Teams. This work will supplement what is already known from Phase 1: Issues and Values Summary. All policies, including growth,will be based on findings and community input. Alternatively, specific actions such as assessing Tigard's version of costs and benefits of growth can be identified as an action measure in the Comprehensive Plan. 7 • Comments from Comprehensive Plan Open Houses 4/18/07 & 4/21/07 1. Citizen involvement: this is a must. Environmental Quality: Needs to be at the top of priorities. Urbanization: Keep development reflective of neighborhood. Natural Resources: Need lots of open spaces. Parks and Recreation: Need more—not enough. 2. Land Use: Development, especially those that will impact traffic congestion should be limited and isolated away from Tigard. Natural Resources: Need to put funds behind purchasing regional wetlands to protect them and to add them to parks and greenspace lands. 3. Goals are pretty global—We'll work to add more detail as the process moves along. 4. Environmental Quality: Add more "sustainability"incentives. Natural Resources: Educate developers about low-impact development community. *Ensure jobs housing balance in order to reduce traffic problems. Affordable housing downtown and in Washington Square Reg. Ctr. 5. Community: The goal of housing, economic development and natural resources should adopt the words of 2005 Vision Report that"Growth will be managed to protect the character and livability of established areas..." 6. Community: Tigard should devise a sustainability goal. 7. Natural Hazards: City goal should protect natural resources from floods... in addition to people and property. 8. Environmental Quality: Include a goal to improve water quality by other than land use regulations. —Address noise pollution. 9. Parks & Rec: Include the specific goal of 11 Acres/1000 residents for park area. 10. Land Use &Planning: Expand the tree protection goal to include consideration of economic contribution of trees, energy, contribution of canopy cover, etc. 11. Transportation: The comp plan should adopt the words of 2005 Vision Report: "Develop transportation infrastructures concurrently with new growth."Add from Vision 2005 Report: "Alternative modes of transportation will be available and use shall be maximized. 12. Public Facilities: The City should adopt words of Vision Report 2005 that it shall"Develop long term, stable funding sources to ensure efficient, uninterrupted public safety and emergency services." 13. Citizen Involvement: 1. the words "In all phases of the planning process" have been inadequate to allow citizens to sit in on pre-app meetings —clarify these words. 2. The goal should be to achieve actual citizen participation, not just to offer"opportunity." 3. Provide citizens a process to work with community on the other side of city line. 14. Natural Resources: Tigard should have a goal of providing"X" acres/1000 residents of true open space throughout the City. The provision of open space was a 2006 City Council priority;it has disappeared now. 15. Citizen Involvement: What is the status of the Community Inv Plan? Need citizen involvement to review and address issues to the full comp plan that is not the sub community groups. Land Use and Parks: Need updated trail plan that includes Tigard and planned future Tigard. e.g.,Westside Trail (Powerline) was not included in 5 year CIP. Need to have a "trail" area in the CIP that has maps "as is" and planned. Multi-modal and trail planning need to work together. 16. Transportation: The $55K price tag on a "traffic study" is totally ridiculous. (Highway robbery!) 8 • 17. There needs to be a place for kids to go indoors and outdoors—not run by schools but to the needs and likes of sports and activities and learning activities monthly. 18. Would like to see the Fanno Creek cleaned up and redirected to spawning ponds for local fishing that Tigard Community leaders can hold for the community to be involved in. 19. Citizen Involvement: Need citizen leadership support for regular participation; smaller units vs. single city coordination. 20. Community: Extremely good as is at Open House. City should also be mindful of the socio- economic need to disperse affordable housing throughout the city and not cluster such housing,which can lead to ethnic separation, cloistering&ghetto creation. 21. Environmental Quality: Excellent but could be expanded to include reference to pollution entering wetlands,which could be included in E.Q. Draft Goal #3—after the word landfills. (ditches and drains are for surface water runoff collection which leads to wetlands and Fanno Creek. Must address and curtail utilization of this system for waste dumping,i.e. paint, oil, pesticides/herbicides, antifreeze, etc... 22. Land Use and Urbanization: Need to retain the entire language id. In Comp Plan Draft Goals and add prevent intense development impact to adjacent neighborhoods. Existing policies allowing unlimited subdivision development in underdeveloped areas is putting great strain on roads and transportation facilities. Unless this action also includes acknowledgement of this conflict the impact problems will persist. (BM 37 needs to be addressed legislatively). I reside in the Metzger Community where portions of these neighborhoods are in the City. Tigard neighborhoods and Metzger neighborhoods around the proposed Regional Center could be negatively impacted by intense development. The acknowledgement of this scenario is important in the decision making process and should be identified in the Comprehensive Plan. 23. Hazards: Good! 24. Natural Resources: Very good!!! Proposing that a goal be included to address the need to create a new zone designation for "open space and wetlands" to coordinate with other sited area goals regarding developments impact and quality of life compromises to those special land features within the City. The total health of a City populous,its environs, and its developmental acknowledgement of urban needs should include this designation. 25. Parks and Recreation: Good. 26. Public Facilities: Good. 27. Transportation: Very good! To secure the on-going livability of existing established neighborhood and the concept of goals to meet the quality of life plans of a vibrant city,it is important to address the need to prevent through-commuter traffic from inundating local roads and streets through residential neighborhoods. Important to meet the needs of major routing. 28. Please reign in rampant residential development at the expense of our natural areas, i.e. Wall Street, etc. Do not support hazardous flood-prone development in the 100 year floodplain (Washington Square Regional Center). Primary topics conveyed during conversations with staff: Transportation and congestion issues Need to rezone certain properties Need for recreation facilities and programs Need to protect tree resources and open spaces Ensure the relevant subjects (i.e. trails) are included in a number of topics 9 XREF LIST ======= Ltscale: 1 Ps/tscaie. 1 DURHAM ROAD Resolved MA1001X14 in 041 5 MAI X 4 MA/401 X52 ��m.,.�.�..._n�..,�m.w� .,��..�.,�.a.....�.,.._..,., .-».�..,. ��..�.,,,.„_...Fh. ...., .A . _..n._ , .,_ .m......H_.... .. ..... . ... ..... .W.,.._N... , ... .. . . ....... ».., ._. ,.,.,..».. .,M_.m.,Fl r. ..., . . .. .. ..L_w., .,, ___ ,...,. m.. ,. ...... _. . . ._ lc” 2 /1,. DESIGN GROUP INC. MA/041lve Unresolved ;`'r+ ,, &, r,{ „ ,,,,t. 9045 SW Barbur Blvd. I 3-- ; ;`��'`+,,.. ,�'_ 1 8 � VR. Suite 101 s 7—fr-. �'`' + , 1 '` ,t �t it 12 E» `/�p "_ _. ... _._/?., . 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E' ''''' '' -; t / V EGE a.. \ ' 4 't/e..„7-',1,.,,, / / h P WALL #,4 ", ..„' i,,,L, ,,: '"Nk\ , i 114 ',,P,,,,,,,,, N 7-4 ' 3 ii .,, I' ii Z 184, „, , .i„, ,,,,..„5, , . ,,, I: Sb ,1/ P-- ' < Ba/A/n A RIDcy 1,\. .. sit,„„a04., ,,,,, -<<‘le., ------ <`%/. . , - 0 --1 N i ' v-u R Y I , / ..„-- , ....... , 9. it -,- ..,„,.. --SCALE--HOR-1- i' 20V-VERT-r--V-------------- --- -- -- - — ■ N ,''''"'''' - :, ***4'SN° ,, , .,...,,,,,,,,. is \ N. i / r , ' i t.0 N / ,,,,„?,. 0.........j IL A 180 ,,,, --L '''% / o.........1 W. \, N %, itil ‘ , N 0 / C> ‘ ebli ,,4,4 .-0, '- . , lk, if‘\ /' di, 4 \VI ,,,, 176; ' <4<>7 , _ N SCALE 1"=2O' 4 --,,,„ , i , tb 1,, 1 § 176 I (I) ; . \ C.) ")* ' Nk„,,,,,s,, N N N r11.141111111.11.111111.millii 4.3` ', , ii, a' I ,,, ,, ,,, . , 1 N 20 10 5 0 20 -0 / 1 ! Z N TE I' ,---STREAM CEN RUNE I 1-1 d'i ...--- , „).. ,„0 0 t Ct ,„,,,,, / ,,, , 5 „ i , I N 0,64 AC .5t if I .5, ■5,,, 5.„„, X 0+00 1+00 . kr ,.4.% N N /%;''.ki I 11. / I _,,,,,_ FINISH GR44 DE U..... , N TRACT A /4 ,?•.,,,, \ '-n-,,,, .. - ,tic, it,:'N; / ,, „o' , ,. „._ i PRIVATE. i \ ' ,,,,,' ,,,,, ‘ I 1 t,,,r. %.,, N ,/,;,',%',7 V: . • 20' SETBACK i HOUSE 20' ROAD PL -,, ” I 1' , t, 1 ,, „, STREAM CENTERUNE----' • ''' N N ,,,, BUILDING cryp.)tfrif : 0' 204 _ ; ' "••■•■.......___ _ 4,m„,,,,,,„,,T„,,,,,,,, 7."'"""'"".“"."""""."*".•••••••••.•...........- --- g -----„ .......,_..._ ..,......„,„. , _ __ VEGETA VEGETATED 204 , %,,,,,,N N \ N N N N,,,,,,,,, 6.d :0' i , , i I , , , , , , , , , ,_ _ . ___."--............. .11111111111111.111111111111111 _ , CORRIDOR, . t REV. DATE BY Z ‘,„ N 1 . i___,„.,--,,--,„„_ ___,„,„,_ i , ,,--------_______„- Q.. • , . , I I N, N . E.----STREAM CENTERUN 200 .________________.__„_-- 1' , ! , __.____ i: --------'---------- , , , „....,__.....„„,,.,_.„,.....„.........„_....„.........„..7;' ___, 200 : N..... ,,‘ ',, W 't:1-' • ,/ A 05/22/0) TGW , u J Z . \ I I 4 . I. • ,_ 5 , ________,.______,,„„, i • , , k..5 te 196 li li pi ! ! N. / ,, (ZI ,o,... , 40* 1 1 I I C) N. , i • i i :' , N , „, ,,,,. N 0,0 ,.,,,, , ; 1 , 06 \ . , ,„;.,,, N , I i 't• 192 i- , , t•••■ , S, N .6, ,” \ '44 N , , / • 1 1 I \ NI, N -, „, . ' . , N .9 I' if / i , . ''' S,,,,, N -09 *45' , / / . .,'''''' 188 ,dusaima tj i \; i,,,,, N , , 1`... , k.„ ,. N te i ' , 1 ' .' ‘ i , , / STREAM CENTER LINE //1/ ' i i i t i ; i 011 PROJECT , sK , , ,,,,,,,,, N ,te ,,,,,.,„„''' / ' 1 , „ ,• C) , „„, N tt' /I t r ="4 ! NUMBER MA1001 ,„,„, N e ) ,e,,, / . i . ; ; i c.': .„ ,. -, N ,,, °' : , i '0‘; N„,, N "t3 • , N - „ ,,,,„,, ..,,..„_,,,,,,,,,,,,,,,,_,,,,„„_ ' , Date: 1/07/07 ' 184 . Ri ,k,4, N / 7 ; . 1 0 . , C , oss sEc Tit N c.......... GI. , ' AS SHOWN t\i 4% N iiti „44 i,• Qi . , \', ., tiiik '. ti, t'tt4. .di. 44 iet •44 , ii-t"' i i i i i i : Speraawlen: By" SCALE HOR 1"-20Y VET 1 —5 o ,re /' 180 4 180 , _ ``K . ,-, - .„---- . , , „ ' 1 , Designed By GID , Z • 't ' C) CZ) ; ; , Checked By: GID . t , , , - . 4 i i t . , 1 ! 1 i i 'C Z 1 i 1 1 i I , , 1 , iti5 , Z . C 2 . 2 1+00 1+00 2+00 Z ---- XREF LIST Lisco le: 1 Ps liscale: 1 Resolved MAI001X1 0 MAIDO1X50 MA1001x01 —PROPOSED STREET TREE / TYPICAL D L. . 1.0 DURHAlvf RD. Unresolved r-I— CURB CUT -----•1 ‘4' DESIGN GROUP INC . __________ . .__ si D E V,:A _K 9045 SW Barbur Blvd. _ _ _ ____ _ _ „„ _ .___,________________________„_______. __„___.____ __ _ _ ____ --- - Mr 0.C. , , , ,„:. ',', ',, , ,,, / ' , , , ,./ Sutte 101 c i ,...., ,p,- ..,../,, , \",t.z..1 / , to„,„d 1 , /11 _. \;;,,, 1, , \..../b' F o / ■ , k .N.t ', : ',,, e' A -DRAIL ‘, ,,,, . „, ,, , v, , Portland, OR 97219 (503) 2251679 ) I ?-=,--, - , -. , _.„,,,, _,,, -,-, .., If - .....,,, -1, !, _, -- ,e'r"---._ : . 'i- s' 1 , >-.., , ,., —,, / -j' ;---.- I ASPHALT I ,., „.....,,, __ ,., _,,.,w, ,,,,„,„,,,z,,,,...,,,,,,,,,,,,,,,, ,,,, _ , ,,,.„., , , , ,.,, 7:5„, ,,_,,,,,,,,,,,,,,,,......„. o „.,f,,,,i,.\.,,o — - ..,,,,r.,....,,,,„„,„:„ —.,-. ----.-...... -, - , —.2,=, -.,.— ,',.,-..,•,. ...,,,,, ,,,,, ,,,,,.. .,..,,,,.,-7,-,; :°1,,,,,'.,.,,,,,„''''' 26 17z 9 N8916'22 E t.l. 869, 1 DRIVEWAY ___I ...............i ....; S8976'22"W 6'1., 7\ 0 S8976'22 , "N„, a n 0. - -:- ,,,„;,..„„,,._. ,, el......1- ,,,,,• , - L....___ — _ . tc,,,,,,:ar., 1 , k,) ,,,,,..---.:::,< .' ,-'• ,.. . ... .. tri .,_,, P ,:',','„,-„, v •, A, ., Q) 0 IICkV i\ 7Z1A tv ppy•-,,.,• :,,,,,„ , , . •:,,, 4) ” . P R Oft N• ,...;.,0,03_,;(,,:..,,-; N # 77. , ci • o . Ntev-"I '-,' fz.„,„,.,,,,49,,,,,..,. .,.. N ‘ ' ' ZY45 , \ i iLet.), - is , \\,...:,•., . , of.V, :,,, =,, ,/, 4 .41, N 5 A., \ ,,,,_:_..„,,,,,,,,,_ _., ,,,,_ „,,,,,,,,,,,,,,,,,,.,,, 66.4 ..,,,_ „._._ :,,.. .. ./ile,ey::, \-\\ , ' ,0(,, t., . , -, • .„, „ # ,,,,,,, 0.- 19'0' `' '' •-•-•-*. • • ' .• • St•i6'.j22 • • . 4 • . '''''•' - ,, e . IZ _ . .4- "4. • • ''' :-'''' , OREGON .., 0 G , . ,, 5, 122 . .., i ., . , , . t e9 ..,,,•,..,hi., ,f)' il i- :..P / ' .%.- , 5' SID 'f--- EASEMEN c t.i. . . ..107f-- -' ' 4,0 .",,,_::, , C• • COI ,.." , L ,i,` ! I) 0. Nvf.,„„. .„ ,, '5:.% '--.''.'Fr. ' CI , tA .„. . ,,,.., l' d ',Co 2 c.o....v.- .' • •.7- 0., ,1/4 . ,,,, „„i, , , 0 o3 ,-.0.- cr- CAA Ca .4,ON,..,%\ "----5.0$ as , tt•0 ei",, I",. , EXPIRES 12-31-07 ....,, 4'‘ ,,,I .,,._.„ , --I i 5 ',,,,:,, , .,.,,, ';,- ', 6 - .. ,, . ...: -1.• . , ,,.. , - ,..„.„,,, ,,,,, - .•,. .•.., •• ,, 0:-,450 i• :.?0.. k./ ,, '', t,,,,v,r' ..,..... i 4 832 SF ,,.. , \,..,„..,,,#.., ,,,,\. ,,,,,,,,.„ --,;.\,0 - v..V„, '\ t., , 4 f:, *., .\,4,', '',,,:.., ',,,,,,,,,,:, 4 - ,,,, v. ,,,, ,., , , - ., • , ,„. ,., • ; S85 51' . , ... . , , .— , ,10.1 \\ ,„,, , , 0.. ,, 2,1..ig,4 ..):::•1‘,...: 0'• ,14,751 .,,,6 ,,,,..? I IS, ,./.;-, :40 '''' P• •r't.‘,;,,,,, ,,,' ---=,-- - , ..,,,,,,,71_,...,A,,\tr:* 15 ' ' 1,,,,,,50,,.: CS , '47, ,Ii. - . -: (0' 6 9,31 SW" , • _..10„, ‘ \ co , 1 .0. 1, - -- - 29.8 „,,,, , 1 LA ., ,.,,,,,- i '4,-P- i .0 f'4,,, . • :• ,, i k«, 4 Yi% ',„4, 4' • ,,,„„,11(2' .14 N89 38'35"W ,..,,,,_ 4,4) 7 ,..-aA. - .....,„ Z 5.0' ' 1 cl, ix....:,,sw, .... ,,,,,-- ,, ' I • ,,,,,A 0 ,i' ' 4, , ---, g. ,.. .. Pi , -%-,..„;.:,,,,„, id ,,, , 1...d. .,,,,, ep...f,,,,''' <,:,,,,,,,, ,,,,,4,,,•• A ,, ,,,,, • • • •/' 6 sa , ,,, -,, ,, ., , \--1 0-,-,,i'A,-,lit,„ N - - •*.,:i; ,,,,, , 'I , ,,,,„ , , ,,,, ..,,,,, -,., r - ,,,,, ...* ' r...-.- -, ' ',,, `, -',/,--''''',' +1,b • - ”. et''`-,... ...1. \ ' 4 ,' '- ".,--,- e-' V3 *00 ‘ 0 CD , , ..,, ,, 11 ''%- ',, ,, ,; %'''' "-•, ', \ "','J, '<;,,,, ,:,-, #4`. 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D -E,1 f-- , .,-'1' . / \ .,., I NI. , ,,9 '1' ' o TRACT A „,,,, . .. \ , ACT U.. — < - i,•,, 4,'"' ° 1/4.3 0 Cr H .ti 0 C) i.0-'' . .0.. ,,, .-......* ''' ',,......,,,./"'''''''....'' ....../ (3 \ .• c..S i NI ,„,,,e•:,s„, v,- ,,,,o, ,,, ,,e4e‘,_-; ,- • a)i „„,,,,,. ...„-, \,..1z „-„, , ._•,., ,,,,,,. ,- ,,,,,,,,,, ,... ,,, LIJ 0 Z .„,,, ,,,,,, euILD"\5 / '''7'304• 138.0 ..,4c.,4 , ,,,...., „,„„:„.,„„,-- „,,,,, „ilk ,,,,,-, .„. • ..„„--„,,,,,,,..,; .,,,,.._ .....„.„,,... .....-..,,,...„...........„.r, .....1.... " • ,,.,„ „,-- • ,4 ... , ., N. • -7 -:. - NE „,„, N8915;59 E ,... „,„,, , , , i,,, ...,;, 26'48"E ,,,,,, , .., ,,.... ., k Z 0 W N ,„, ,s,,.„, ,,,„,,,,..•,...., t'r/ i''''' r a ‘ r ,1 ,.'''''' (f) q.„,,,,,,, „... -- vie „.1,- 1 it:4, Z cr H „,„ ..,4 • c 1 , STREAM CENTERUNE 6 0 .„ ,.... , s8.. _ „„ „,....,,,,u,,„,„ Ifr 7-44,34. E •,,, ■ .3 ,,,,,, , !I, = if, ''',7,,,,,,, 4 I • i'l al'.. 9 N 4,,,, , . „.,,,,,,,, ,,,,' SZ5. 'Ar ) 4 G _., t. (2...m \ 5 740 SF d' , , 6.6,,,,,,,.„, 1 \ , -iic, . ._, 0 .-- • :6;24 kb - ir -...„,,,,, 9. i ,-- . . I. , . , ,,,, \\._ „„ ..14'`' „,,s, u av RETAINING WALL ' toer . r ,,r . 0 , l',":.---- , ,,..„ ..,,,, ,e.,„.,., /5., „.„0,,.... 0 , ...1 3r yr , _ N 0. ,0 , , \ ,,,,, vzi.,7 3r :, 474441 :2 A ''-- -4,-, .,,, ,,,,,,,, -... ',,' ,,, ' % 3r -, 4 ,1 v „,. ,1/4•-•,...4, ,,,fr ,.. c m , . .., Ay AV ' 0 „„, N. , ti■ ;0'4 lb 4,,e .0. 10,..1056., f . ,0' , -, -,to„ TRACT A N, s I '/ , N ,.. )11 6 177 SF 77 - % ,.;f..N, . —STREAM CENTERUNE I ,,, \ ‘3'.._ # g : '*'' 4 46 .•,,,” •,,,,,, . t.rt\I-4 Ni c° • , 20' 10' 0 20' . : 4, t.rs, NI,e-z` -,.. Cr \ ,,,,,, ,..,,,,%(..o. -,,,3?.. .gto iti p ,- c\14 NI- 0)..1 v. 1111.51111111111.1111111111119 • • (.3%- 0‘i----‘ *4, (...A '' N, F.,4” 0 p• * 7 N. ..' U-I .......„ SCALE 1” = 20' STREAM CENTERUNE---'-'-'-'-"--. - ,,,, i.:',L 27,977 SF ,,, ,,,.., U. ,..s.,..„ ,,,,,... -4„, ....#(:) r, ' 4„... .. lies.;:voio ,, , $ 4.S.,,,,,-!0 % - ° / ,,,-..A ;:,,,\S' aost,N e 3r,5%;‘, rp,-. ,...,„ 0 , immunimum:IREV. DATE BY • `N - ki;‘,. '•-• :UILDING ENVELOPE (TYP.) 1,1 o ' Z N 't.-.„ ,,\,.,, . '1% „ N, Cgl•'rv. al • 1 r 0,' 4 , * _ . , • 1........, CX. f P IA.11 ,t,' STREAM CENTERUNE N. 41 cl\s'C * le•••• -,a, %Pe .V.:,‘,,,,...e-e2155 . • 't •ar.,,j--,-; 6 7.) •q- ,-,,, i, • r 1,, ' ) : , A 05/22/0) TGW \ ', F '14• 4” I -'' '''. , \i, / , C' 1, d 30' \''/ " ., .. .. „. ,. , 7*/ c\1 ' ,if ..,..,,, 03 I V... ,4-' , I >-• ,. , S aok, I 1 - \,,, , IN . . ' .....--•STREAM CENTERUNE , I.U. . . \ , 4 T. ,,,----- .4u..ia......m.ii \., .,,,,,,,,,,,,,,%, ---,0„„ ‘,, ” ,.' , „,,,,,,, PROJECT ,,,,,,, tzt) '' NUMBER MA1001 - ,, ., "t3 „,„„ C),,,,, It\''' of" , ',,, '''' ,,,,, 10, ,... -......, - .. Date: 1/07/07 , -..„,...,„, r," .1' ,, , , -- • Scale: AS SHOWN 0 . , CZ) • ....., ' ,,-,-- S i Drawn By: DTT i. - \ ,, , C) • ,,, ,,, . Designed By: GID . CI • '''',,, :,,. •gt.... . • ,„, #.,.-_,-TE Checked By. GID ., 0 1 5 3J0.,25:5,••-•:44 F-4.3 "old 2,, -... . _..„, ,. te,,,,, ,bt,,,,,sq,#nov4,,,,,-, . S • k ,, ir , . , \ ,Ui ll - - *c 02 . 3 _,„,_ . 4 — .", XREF LIST Ltscole: 1 PsItscole: 1 Resolved EROSION CONTROL N-ous itiAmoixo/ .... Unresolved . DESIGN GiZOUP INC. 1, °vim,:or desiguated person ik,all be respcusible to prcpff nistallation anl.imanitenaitoe of it:1 I_t______FIL 7 ER F.A; BR.0 mATRIAL erosion-arld',Deitiiment oznirol measures.. in accordance vi-irh local.State,and.Federal Terl'2at1011-5. 364' litilili; .-,;,,i,,!$! '""‘ it- 4!!!!t: St Tri I L..D :cyi--.)PS 1111111: Blvd.1.1 9045 SW Barbur ....4 . p, Mr k-nlrl _ 4, F? 'v 2' ,-,71,7;s13. 7., The - leinef, Lation ocf these.ESC phns and coal:11MT. i c1 kfmit.ruailc teiianacie. seplaiicie,!,it-ii.: ante, I, Suite 101 V.. a: s.:4, :,:aa„:,...:„,....,,a. , . , , taals,,,, . ..,, , ,,, (I) a.a... a..aa,aa 4.4,,....... aLaa,,a-aaaaafaaa.4,4 a aq a, ..1 frt:WA toe slope, a . I't 1 NI '...1.,,,:4. 3::f.-'_'.!:?.,,,,'X.'.:''.::.,X-•;;'..f.',-'..2.'.,'.-.'...s..X4.!-'..:.X.1.-'..!.:.-.:..,'.-,t.-,-....=. ...., -.',....... i/ 4.7.se ES facLat tieq I;the reSPOnsly. r,,,, o — onara . ,„ . upgraarg 0 .., , _ . . ., Ct 1.Xtil, i.,OEJ .,, CM — Portland, OR 97219 , conailleted and appraiied b-f tile local jurisdicnai,mid.vegetationlandscaping is,-,stabhshed. The (503) 225-1679 ta7j Tara ..40-11•51.4.4,rinaaarat,aatTaratt fa Vataras,,,,,,,,.„,,,,.„ ..,, M , de It,teICTXer shall';.1e, msponsibl..e k iso2mtea4rice afte,.. he roec, r Is Ariroved win:"die lot-.1 an! til,.,ir.' : ifo“ iablikaa)Saasa Wanda aaaak faaaa-Avaphal,,,,,,,1 a,i,.$ a' 4), ... all ... -:.'...:, :.:,:.:,...-:-'...:.:.,:,,Y.,:.:...x.:.....:.:.7,,,:,:,::.'...*.,,x,'..,:c1,:...:,...-:.:.:...x.*..:, 0,.7.: 1 ,-,..;•Spir 4 .0 1 T1 _, ,A4,',,,,,.*.*.t.t.:.t-1-',2:".....°...*,..*-*_'..4:.!-:.:-:-4.e.,.t.,,*/..1"*-4,'''-'4- '.'':**:,*4.f., .+!,.. _ N .,,„! • 4 ., " tPkii ' t 4 0 c FA- 4,12/, ik, 3.. The'likotmdarks,of tli.e cleating lint s.shoivn on,this plan,shall be clearly clerked in the field losior --- ' ,,,,,, ...- 1 * mworiter '-ii„,'„ - -, to coltstnittiom axing- the consiractionpenot no disturbance I:41,-0nd fi-le clearing limits thall o /cS,,t PROft. ---I .,z,,,,, i i I I ,,,, irwkdit--wtmg4- ' 1'. pc jecl.:aiiim-fitectrt-orLiht ., „iv.,....,_ eimii be.nmintlined bov till.2,pplicant ea/rector fel&thtrattor,„„"k ' I '1**1 11; :t . I -- - ----- --- - I mAxlivuly pciG I i / -1 I/1 it'RONT ‘v4IEW PROFILE Z 4. Tlie ESC facilities dioniu ou thls pi,t nitizt be eoiLstntcted Et am:,•,f,,, tiou Ili&2.11 cienz.` ,arid 14 t‘,- NTS a e tra di .: '4.11 7' '. -' rad ha such a manila 27 to ravine that sediment 01 se it''k -,k 12&ZI'Ara ter dro--*1 gra_i,,, 3CalrItleS„ . ,, ■1... ,i, OREGON M not enter die dra in'age system,.roadamsl,Cr l i olitte applicable water ..,C./standards. i , 0 15. 19141sP 1 . 1. I 5. Tile BC facilities shon71.1.,, 7.-s plan are niiinin'ani,,,,. ,,.s for annapatec site coca:ions,. I Ditriiin o-ontaitctionpaiotd.these ESC facihnes Sititli be III:graded a needed for inteiceited sioansti Ft , . , events and to enstre that ser"t k., sedunent 1.kw.water does nct aeave tile 11Z.e. EXPIRES 12-31-07 I ANGLE ri,...,TER FA8RIC I ft NcE r0 ASSURE SOIL is TRA;171ED ----,‘ I 6, The ESC, facilities shall be inspected,d;„ly bile-the applicatt'contractor and cilaintanied as neces,..-,ary c2 \\,,,,, to einize tlie..tr continced fiction: . el V it \ NI 13 TE S: r.- \ 0 ..„, ,....;') . i , * ,, ! - .th 4 t iir.,d-ae fillail S- '''!"*' - • be allowed:0 acci.1. te intne then 133 the oarnet-„aeiali, 21-1.va, i. ff,,IR'f 001TaNt CF V ii..19ET FABRiC 6•'• I. ..1 u! ii. ' ,.* - '' . C.' c5! \ / \ WRIT-CALL?!60,„OW rito$F,t0 .7.1tAm. . . banns and ti,-oin,eyance'es shall be cleaned prior to pat*. The cleaning°pennons shall,not 7 \ . ... \,.- \ i‘... . r.x 2* FIN, Ptsc cf? sweri. flush sed3ment-1,kl,,,.-.water inNo.the dowacitreamsyteni. 4- ________, -j_,.„._---- _ ,j,ja..,„.__.c,-1 P FENrk PosiS. ,., 4. W ,* NIERLOCAU) / / ---"-*- 3 PCSTS NS-ALAI) 1!".',44 PHIL- .SILIE CfF 's1.0fAr'.. . . . 8 StabilL-ed axe-el entrances shall be installed at tlie beginning-{rf.oonsixticrion,and 4":nitatud for 2"x 2' POSTS ,,,,„--.-- the d -iizaiicti of the Foject .Alididona, I ale3.5 .MES n 13e It Virea tO ill,SUPP.thaZ all r)O!!Ved.!MeV.,are 2 , "!LIZAAPACT ROTH siDE5 GT FII i7R, FA-3R-C kep:clerh for die cluratiort of the pr:Tect. AND ATTArti .- TR.iNol f... PLAN VIEW s. P4.1,11ri,S MUST rir PLAcrn • NT S ACC,OLIDINtG TO SPACINC! 9, Storm dr ain.inlets,briirm,aid ztv.,,,:a&anis,rliall be protected until paveminn sitr±:Wer,ne zoiwiced 0 U Tm r 4-7 az:idiot iregetation is re-establidied. 10. Pavensei.-1 steaces mil-vegetation are to te placed as rajoicilv as posuble. W F- , .. , ,.. n SEDIMENT FENCE 11. Seechnz shall be perfonxted no later than Septeiriber 1 for each phase ot coicirmaor.„ ,,. 12. If thav are exposed,soils or soils nor&ILI'e...'tablithea from October.11'throuP-4.P.T11-*° -the , (..) .--1 ...3._2 N.T.S. weadier erosion Ttreventioli measuces%lin be iti- effect. see the'Erosin Preventoii and Se1iimin Corzol?bailing alld Desi*-gn Idaiinal(chapter 4)for requu" ell:em . I-4 z 7. 0 Z H 13. The detTloper slia.11 remove ESC meastires'Alien If--'-, nos is fiffiv, tx-subhr.hed ...-..... (.9 0 W . w (f) C) a f: 0 0 0 ..,'''T"-- r--,-,' MAY SE %vital SHORT TERks --,- -- „.„," - Z 1 „„,. i Wt VTILITY %VP( AMP vo"' 1 - , -- n--,r,....,_, .,,," '51 tA$Pick cfr 0C41..t ENT ., 's 'r.,:tcg's7ifig,-..fF „, , : ,:',.':4..„,..:1.--'''.:,.."' 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SIIiiitE roWILv 4410 00141.EX 44E:1:E4.1114. REV. DATE BY -.:. --_.„ .,..„, A.,— ,kAivEL Co..315iPZIIA r--,-,„,s„,„, 1 micE r- CuRs RAMP , Na- Q.. .. . ''...,' - :',..., . ..i,;iV4-4 4:i1443.,.- FLOW , I I „. ,, 4 - ' sor4, ' V. / 1 ,,,,,,,,,, ',,,, :,, circa anykw I . I 1 f."---'N'A, *. ''''^w, ' .,' iiiiting$ 4 'M' \ i it 11 %, = 2"2\ „ C" !i; C ',. :`-'""fli. ' ' I • vi., Pi - ..., ,-$) -,.°.„,---,, ,-,-- .. -, . -. A,J \::‘,..-17.',..:1 , # '' *, l'--• 1'.'''. . • , -t, ., .. _ _____ ''41' t I ts.. -N eN. --,-. Li-ITLEI INLET (Z, CN MOTES: I, .: I-, ADOMONAL MEASURE",3 MLST BE QO CONSIDERED tjEPENDINC; ON SOIL TYPES.; NirSIES: I v.... 2_ =RIOFILTER EtAGs ..5Hot.,)0 RE STAKED DiMENSiost4 14HERE AFTuCl4k91Z UJW:, (2/ t.. -2..' INGLE FMILY, %K * 00EN STAKE 5 OW APPFtioveo EQuAL PER, [MC. . , Ny LIC1103 BY 2-1'; VIIIDE !$`' DEEP OF 4. LAI•II A ‘1-EA4 ROCX- eti*Eltle:1141 11.1* • INLET PROTCTIOt....1 Se' 1.05kt liw 201 Mee 1, ;" al t pravoirkg +-24 PROJECT OJECT 41 TYPE ..t.-a4 CLEAto PCNIIK MAI 00 1 advERNINd 41.,111MilY MAY REa1!'l La ' OEOTEXIIIE FMNIC, T.I. PREctir *1t.)) r.J1.-SCIL PL.-mml.r.. Date: 1107/07 3 (\I C ONSTRUCTI 0 N EN TRM CE Octail prgving 4---',',..- Scale: AS SHOWN 01_ (-2) TEMPORARY BIOFILTER BAGS LI ' Drawn By: DTT cz. C3.2 c., ...... ,, .*!K_ i Designed By: GID C) 3 GRAVEL CONSTRUCTION ENTRANCE Checked By: GID (,) , vs. C3.2 N.T.S. o o ...... ,. . 1..-. ,........, C 3 • 2 . _ < 4 _ .. „ ,,,,;L)E,,Ai A L'''1,, 1, ' RExRiEsnllyDG RANT -- - ... XREF LIST Ltscale: 1 PsItscole: I Resolved DU/ R HAM ROAD _ ,,_, __ _ ___,,RTR_:a(lf2:T'ElAN;6196.7:4E6194.7 0 A641001 X I 0 MAIO01 X50 MA1001 X70 VAL ,,,,,. r.----- CURB CUT ----11..1 LO "ct MA/00/x0/ NO STEM MANHOLE ___ _ _ .... RIM 204.63 DESIGN GROUP scEiwp,JK !'::;D E:\l',1 Si D Ei vE'AL K INC. '........................1Suite 101 Um-waived _ ___ _ ___ ,,_ , ___________„ „. ___ „.__________..„_______. ____ _ - -- , MAKKIIX20 9045 SW Barbur Blvd. c I PUBUC SSMH . GUARDRAIL / ,,?:,::/ 1 I Portland, OR 97219 _ ,,__,,,„„.,w, ,,,„t, ,,,,,_, ,,,,,,,,„„___,...,,4 ,_ ,„:„ ,,,,,w,,,,,,„,,„4,,.,,,,,,„_ ..„,_ ,,,,,,.„. „,_„„,,,„,„,,,,,,,,„, ,..,„„,,, „,,,„,, ,,,‘„,,,_„„,...„,,,,,5,.„,„ :„„,„:„ „,,,,„,, ,,,„,,.„,t,,,„e,_„.„,„.„ m„,., ,,,,,„ „,,,..„„,„_,,,,,,„,,,,,,,,, ,,,,_ ,„#.,,,,,„ ,,,,,,,,,,,,,eamw,..44,;• 4442, .....C,' 4,..,,,,,,,,,Q„,,,,,,,,,,, trig, 0,,,,,,, ,,,,,,,,,,,,,,,,,,,V,Mte., ,,,,, 0,,,,,,,, ',,,,lanr”.r5r,'Va., ,,,,,,,,,,,__„,,, -,,,,,s.sr.m,,,,,,H,,,,,,,,,,,,,,,,,,, ,,,,,,, ,A.Mt,, ,S.P.Pn,f,VQWW,-,ttt:.,t,,,,,,,tt t ttt ,t.t,' ,,rtrrt,.t.r,,,,e,tt.,t-rt.,..,/''''", '"--, ."`",""--"'"'-','t"'•'"`"`-"" "'"- .r"r' '''". (503) 225-1679 I DRIVEWAY .....j MEP NOM iWi ....M".. IMI"."... 41114 MUM 4111411111=1•1111101111M GUM ONO 4411•1•411111114111111111114•1 IMP 41141, 411111110■ NIND NINO 4/811111/44■01.10 4111111111 41111•10 41114■• 411111411 41111■11■11111111■ 1111k\...4?" _, _. . , , .., . . , . ,. , , . .., . , t *.._. 1 f: _ 1 L--- PUBLIC SANITARY icri,t 1 ',-- -, , - - 4 SEWER SS SS " , ±......i CB .":'.-,,:- '-'*:7 1 -„.',,,,?:,...,,,4, „ 400010-tek41P10 11111 111111 ...„ , _, . . , , . CONNECT TO I \ 0, PROte- , EXISTING PUBLIC 6 I N i 47 1 PUBLIC ST07-( 4 11111). ..-• , \V..4 , SEWER C4 44,,,... 1 ,1 , 1 4. t•. 10111,. ,, %V T \ ''''::''',VIVT, V, 4.44 ,' 19160 414 tr. i 1 , • • f frt. MANHOLE \ ,,, 4 h„ • , .4' ;•/ # --' — — — ' WO I li)-71111 1001111111111111111111111111111111111111111111111111111111111M" -- NI,/ PU: C mZE: RCsWA7ER %.F li (101'W) 190.62 ' \ CONCRETE I \ ‘ iii: to \ ''i 1 e ., 1.70REGoN5 i ! 2 r ISTI)N him -""Alibi.r., OUTLET CONTROL o 't i Is, 01 ' + '111E'If[C7' --'1.1'(32C69:62414E) o2i.3EE,,1'.,-'°,1::.:")' Oa II. 0 ‘ A diky i . Dt•Sk' i° L ''', \ ‘ ( 0 II gt2;931646vi 190A2-0 , EXPIRES 12-31-07 20' 10' 0 20' STORMWA7ER i , • 1 0 I I.'1/1 I 0 011'"*.ss \ MANAGEMENT MANHOL MOM WINS \„ ,,, -- PUBLIC WATER ,., , 1 PRIVA7E ... 6 PRIVATE #,',-, ', ..• SCALE 1" = 20' I 73 ,,,,, ,,, , ..; WA 0' ... WA7ER PIPES -UBLIC S 0 - Y 110 \ , - 10 EAS 7 ENT - 0. a.... ti H 1 I CONNE ON . •• : ,,, , \ 777, .700 . , __...z —r„ inl (3'1 iliOk., .• . # ,,, \ ' ,, x.nes 1 6;tl(3 t i SS INSTAIOVER 'Y , ,, 1--...La , , 0 , , ootx...--1 7,/,„ ,_, , 4,,:te , 7......„36° ICIX:,,,I...,1.,SVETINRGT ... ." 2 . , z I . . .. , , \ ' 3:3 r a) CONCRETE o i l!KsPismUBHL/CI: 4.4- ' 4 0 I DRIVEWAY &It 4• .' PcwAfi:N7EV NAR7E.EcnoN ,,, I ,,,,, -, i SS V Ili , , : , 1 Es L U i , / fr,-7, ......J 1 ; 1 1 / . ..0110' 11...1 Z , 1 I , 1 > . ! A ! „,, CULVER T „.,. , , t 1.!-': li :,, V -,=.1: _- , 'll LLI I 1' .36.' CU LVER T I ; 09 RI M 1 78.6 3 — ; ; I ;,-;;; 0 a. ' , ..„ , , . , , T 'II 1\11‘ I E ./ / ‘ V .,-' f, , i;' Ionawmay 0 - • l' 1 ,:t,''''' ,,1 # # , i ' ‘ ,,,g0 , 11 TRACT A ,,,, ,...„ , ,4-:". D 00, ..... „,,,,, „, - -I VA TE „ \ .„ ,,, edio- ,,,, , , i Pu: c ' ' 7ER , '''''' , . ,„,„,1 CI Cr H ..,„,,—, „...„.....- — ,-,,:„,,,,--„,,,,,,,— — ,_ .'aIIIIIIIWA41MMIIIMI•1411N4111.,s41111MrslIllNNI•••M141NMIMINII44X4/41...IMIMIIINMINIIIIIIMII sm 0.1 .1,o '4.*. CONNEC 'ON 1 1 i ,. . , , ..) ' ,' '' . < I.L.1 0 D STREAM,AM ,CEN1_,1E RLINE ,, ; , z ' ,,_,.. • • '', Z d 1.1.1 ..... : ..... / g .. . , ---,--,..........,..„. 1 $ ,„, 3 ••, il .. „ Z Et H .,,,, , ' it, 1 CD "fr, l't:1 4/ :itit \., N4,. ,,,, %kb i ,,,, % / iii. . . 3' RETAINING , ,,, N Nil'%'\ / °P , , L 0 WALL Cl. H 25, „. ,,,, :, 4 ael i',)5' CL. 4\-.., • ,., , , ,,,. , ‘ : , ,,.„ ,, ,,, , g i 1 0 0 1 il , , ‘ 4 i . . 0 „„ , ,„ ,,, ''''''• N,,,,, , g :: I ''' •' '",•4, TRACT A N\ , :- .....-----STREAM CENTERLINE . ,:1 . 0 0:'• .. j re' v , 0 „ 0 LIL II I III I I II IN 1 II III II N I I I I 11”"111-Ial BUILDING ENWLOPE'(TYP.) ' • SAN. MAICOLE , - . N,,,,,, RIM 198A2 ,,,, ) , I IE WM 189.47 . , • '',..„, '-',,,,,,,, I , IE OUT (10'S) 18%32 *-k, ‘ ' ,, , i , i I Z I 1 „ . , .fr STREAM CENTERUNE—'. •NN ' ",,,i,, I . P ,f1 1 „--r''' 1 , 0 -,, \\•••••••••00): . r”. „, . , . 41,,,_ , , 1 , • N ,,, -,,,, r , -,,,,, . ' , REVii. DATE BY )...........„....... . -- .• ,,,, '''•4•% . .' ,.•,,_ :g 4:' STREAM CENTERLINE E A' , , 1. , , , 14. -,„ N , e 4,:,f , ' ,,, .,; ;4., . . .) i 1 4 , 1 .. :- 1 p e.' 1.4 "."-14---"1 q,,,,,,,,,,, ,„•,,P :: ; . ,. •' / p•,, ( , ! 1 ,,,,,,,' t i A I 05/22/0) TGW A q)„,,,,,,, t. ,:g"'” . ,• s,a!,:,,,_ ef. ' • ,,i ,- N.. IN, / / 4 ,, A- i g I I 4::!._ % .. ,,,, e' . . . ‘Ai ,,,, , // I e N,,, ' /'''1 1'1,'.. '',,'-',,. . ...'.''.:. ' il #.' ,,,F 1'.'r ,,i, ,,,),,,,. ed. ,,#„, Va■ ,./ f , -----/ . STREAM CENTERLINE >.... \ I .‘ •,,,44, 4, / ,,,, • q1/4 ' ■ 1 , '§,-,,,, ',,\ .0- ,,,If .i' • ll ,,,,,,,, 1*•••• \'%, \.,.. de / „ / ''''-•,.. „, '\_ LI ' t, 4. ,/ PROJECT ,,,,,,. „„ ,,,,. ., z,_ ..,■-='; ,,,, '., S. kk '- NUMBER MA1001 \'' ,,,,, ''• _;-;, /' , ,, ,, , , , ,,,,,„, -,,, Date: 1/07/07 1Z) 44 v....., Stii, Rtiti ,,,,,,..,_ '*4','":.. _' ','''if ,, , • .. , „, ., , i ,1 „,,„. Scale: 1”=201 k** 7* \ .. i 1:2:1 , • /' i''' ,,,,,, . Drawn By: DTT ,,,,,, -,, \ ,„, ,, . • ',--' ,,,, _,,, ' Designed By: GID CI ,, ,,, Checked By: GID cZ) , , `.,Z.c. , „.,---J. --„ , , ,. , ,- ,,,,, , -,,,,, , ,,,,,,,,, I ,, ,,,,_.„,:' '''' '''''' / t „,....11i , ,,,,,,/ ,-,, / __ ', ',. , .—, ,. ....... ! '-',„ . \ ,,,e1,l'614/45' " fi C4 • 1 i ,, „ ,, , ,„ „.„, ,,,,,, _ , .,. g i, 0, / , w / „„.-