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SUB2002-00004
SUB2002 -00004 MOORE ' S MEADOW SUBDIVISION 4444 120 DAYS = 9/19/2002 CITY O TIGARD Community(Development Shaping A(Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2002-02 PC BY THE PLANNING COMMISSION Case Numbers: SUBDIVISION (SUB) 2002-00004 ZONE CHANGE (ZON) 2002-00002 PLANNED DEVELOPMENT REVIEW (PDR) 2002-00001 ADJUSTMENT (VAR) 2002-00020 ADJUSTMENT (VAR) 2002-00021 Case Name: MOORE'S MEADOW SUBDIVISION Name of Owner: Robert Moore, Trustee _ Name of Applicant: Alpha Engineering, Inc. Attn: Tom McConnell Address of Applicant: 9600 SW Oak Street, Suite 230 Portland, OR 97223 Address of Property: 12575 SW Grant Street Tax Map/Lot Nos.: Washington County Tax Assessor's Map No. 2S102BB, Tax Lot 1900. A FINAL ORDER INCORPORATING THE FAGS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A SUBDIVISION, ZONE CHANGE, PLANNED DEVELOPMENT, AND TWO ADJUSTMENTS. THE CITY OF TIGARD PLANNING COMMISSION HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING ON JULY 15, 2002 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Request: `r Approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. Zoning Designation: R-4.5; Low-Density Residential District. Applicable Review Criteria: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. Action: y ❑ Approval as Requested © Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator © The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: THIS DECISION IS FINAL ON JULY 22, 2002 AND BECOMES EFFECTIVE ON AUGUST 6, 2002 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.6.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON AUGUST 5, 2002. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. NOTICE OF FINAL ORDER NO. 2002-02 PC A ►1 L BY THE PLANNING COMMISSION Comm CITY Of unity FOR THE CITY OF TIGARD, OREGON SñingJl(Better Community A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A SUBDIVISION, ZONE CHANGE, PLANNED DEVELOPMENT, AND TWO ADJUSTMENTS. THE COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON JULY 15, 2002. THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN FURTHER DETAIL WITHIN THIS FINAL ORDER. 120 DAYS = 09/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: MOORE'S MEADOWS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2002-00004 Planned Development Review (PDR) PDR2002-00001 Zone Change (ZON) ZON2002-00002 Adjustment (VAR) VAR2002-00020 Adjustment (VAR) VAR2002-00021 PROPOSAL: Approval of a 9-lot Subdivision and Planned Development with. concurrent Zone Change on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,145 square feet. The applicant is also seeking an Adjustment to the cul-de-sac length standard, and an Adjustment to the intersection spacing requirements of the Tigard Development Code. APPLICANT: Alpha Engineering, Inc. OWNER: Robert Moore, Trustee Attn: Tom McConnell 12575 SW Grant Avenue 9600 SW Oak Street, Suite 230 Tigard, OR 97223 Portland, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12575 SW Grant Avenue; WCTM 2S102BB, Tax Lot 1900. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.130, 18.310, 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed development meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health, safety and welfare of the City. The Planning Commission, therefore, APPROVES the requested Land Use Applications subject to the following conditions of approval: NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 1 OF 30 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 1. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover the frontage and onsite infrastructure improvements for the development. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to construction, the applicant shall submit written proof of the offsite storm drainage easement. 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Grant Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a neighborhood route from curb to centerline equal to 16 feet; B. provide appropriate striping to indicate transition from new improvement to existing edge of pavement at each end of the sites frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities or pay fee in lieu; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Grant Avenue in a safe manner, as approved by the Engineering Department. 6. The proposed private street shall have a minimum pavement width of 24 feet at the entrance taper to 20 feet where necessary to protect the large trees and then taper back to 24 feet for the remainder. 7. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street shall meet the City's public street standard for a local residential street. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 2 OF 30 8. The offsite storm drainage line shall be constructed of either PVC C-900 or ductile iron pipe materials. 9. Final design plans and calculations for the proposed private water quality and detention facility shall be submitted to the Engineering Department (Brian Rager) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 10. 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. 11. The final water plan design shall be reviewed and approved by the Public Works and Engineering Departments. The applicant will be required to place the water meters for the nine lots at the ROW line of Grant Avenue. Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 12. Prior to site work, the applicant shall comply with the recommendations of the arborist report, and shall provide the City arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 13. Prior to site work, the applicant shall notify the City arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 14. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $360.00. (STAFF CONTACT: Shirley Treat, Engineering). 15. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it or by the homeowners association. 16. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 17. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 18. The applicant shall either place the existing overhead utility lines along SW Grant Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,840.00 and it shall be paid prior to approval of the final plat. 19. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision or by the homeowners association. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 3 OF 30 20. 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 water quality/detention facility. 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 facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 21 . 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. 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. 22. 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 Grant Avenue (27 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). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 23. At the time of final subdivision plat approval, the applicant shall convey title for the proposed open space to a homeowner's association in accordance with the requirements of Section 18.350.110.A.2.b of the Tigard Development Code. Such Conveyance shall be noted on the final plat. 24. Prior to final plat approval, the developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 25. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 26. Prior to the issuance of building permits, "no parking" signs shall be installed along the length of the private street in conformance with the City of Tigard engineering department. 27. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 4 OF 30 28. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 29. Prior to issuance of building ermits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 30. At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 31 . Prior to issuance of building permits for structures on the individual lots within this development, the applicant shall demonstrate compliance with the height requirement of the underlying zone. The requirement calls for a 30-foot maximum height for primary units and 15- feet maximum for all accessory structures. 32. Prior to the issuance of building permits on the individual structures within this development, the applicant shall demonstrate compliance with the following setbacks on all lots. Front Yard: 12 feet for porches, 15 feet for the primary structure, and 20 feet for garages. Rear Yard: 15 feet. Side yard: 5 feet. 33. Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on SW Grant Avenue and the private street for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 34. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. 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 NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 5 OF 30 • the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 6 OF 30 Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. SECTION III. BACKGROUND INFORMATION Site History The property is currently developed with one single-family residence and several outbuildings that have been periodically updated. A search of city records found no previous land use cases associated with this parcel. Vicinity Information: The site is located on the north side of SW Grant Avenue and east of SW McKenzie Street. There are single-family residences to the north, east and west of this property. St. Anthony's Catholic Church is located directly south of the property. Proposal Information: The subject site is currently zoned R-4.5. The site slopes gently south to north. A single-family home and several accessory structures currently occupy the site. The applicant has indicated that the home will remain on the lot, while all other buildings will be removed. The applicant is seeking approval of a 9-lot planned development subdivision with concurrent zone change on 1.91 acres, an adjustment to the intersection spacing requirements of the Tigard Development Code, and an adjustment to the cul-de-sac length requirements. Planned developments by nature are developments, that if found to promote innovative design, protect and provide natural features, and to provide landscape features and amenities, entitle the developer to more flexibility within the development. In review of the proposal, staff is not entirely convinced that this development warrants the flexibility requested. The applicant has set aside some open space and proposed preservation of the majority of the larger trees on site. However, as discussed later in this report, staff is convinced that a design that brings the private street to the southeast end of the property will better align the private street with SW McKenzie Street and serve to protect more of the larger trees. The southeastern alignment would also allow the street width standard to be met. 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 9-lot subdivision on 1.91 acres. The lots are to be developed with detached single-family homes and one existing single-family home is to remain. Lot sizes within the development are between 5,000 and 9,145 square feet. This use is classified in Code Chapter 18.130 (Use Classifications) as Household Living. The site is located within the R-4.5, Low Density Residential District. Table 18.510.1 lists household living as a permitted use in the R-4.5 zone. Planned Developments are permitted in all districts. The applicant has applied for conceptual and detailed planned development approval in conjunction with the subdivision. SUMMARY LAND USE PERMITS: CHAPTER 18.310 NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 7 OF 30 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Subdivision, which is defined as a Type III-PC Application. Adjustments are typically type II, however, when applications are heard concurrently, the highest decision making body will make the decision on all matters. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type Ill procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval criteria. Type Ill)-PC actions are decided by the Planning Commission with appeals to the City 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. In addition, the applicant is required to post the site with notice of the public hearing. Staff has verified that the site is posted. Staff has not received any written comments from any neighbors about this application. Several months ago, shortly after the neighborhood meeting was held, staff received a letter from an adjacent property owner that expressed concerns about the new development. The owner has not responded to the application, and staff has not been able to locate the letter. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL PLANNED DEVELOPMENT STANDARDS: CHAPTER 18.350 The applicant has requested a Planned Development (PD) overlay zone change for the subject property. 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. The following addresses compliance with the process and applicable base zone standards. The Planned Development Process: Section 18.350.030 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 all three elements of the planned development process, overlay zone, concept plan, and detailed plan. 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; The lot sizes range between 5,000 and 9,145 square feet, and there are three tracts proposed to accommodate the private street, the drainage facility, and the proposed open space. The required lot size for the R-4.5 zoning district is 7,500 square feet unless an applicant specifically requests different lot sizes through the Planned Development (PD) process. The proposed lots all meet or exceed 50 feet in width. Lot depths range from approximately 100-120 feet deep. The applicant has identified and detailed the requested lot dimensional standards for this development, and the minimum and maximum density requirements have been satisfied as discussed later in this report. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 8 OF 30 • Site coverage: The site coverage provisions of the base zone shall apply; There is no site coverage requirement in the R-4.5 zone; therefore, this criterion is not applicable. Building height: The building height provisions shall not apply; and The height restriction does not apply within a Planned Development as long as the developer proposes an alternative that is approved. In this case, the developer has not requested an alternative height requirement, but has indicated that the lots will be developed with single-family residences. Because it is not proposed to the contrary, development within this development will be subject to the height requirements of the underlying zone. FINDING: The applicant has not proposed a height requirement for development within the Moore s Meadow Planned Development. CONDITION: Prior to issuance of building permits for structures on the individual lots within this development, the applicant shall demonstrate compliance with the height requirement of the underlying zone. The requirement calls for a 30-foot maximum height for primary units and 15 feet maximum for all accessory structures. 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; Buildings on Lot 1 are existing and maintain the required 20-foot front yard setback in the R-4.5 zone. The applicant is proposing a 12-foot front yard setback for porches and 15-foot front yard setbacks for the front facade of the main structure within this development. The applicant has stated that garages will maintain a 20-foot front yard setback. The applicant has also stated that the rear yard setback will be the same as that required by the underlying zone. The rear yard setback is 15 feet for all structures in this development. This criterion is satisfied. 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 not proposed any alternative side yard setbacks. The side yard setback is proposed to be 5 feet for all structures in this development. This criterion has been met. 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; (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 All homes are proposed with a garage setback of at least 20 feet, and the applicant has only requested reduced front yard setbacks for this development. All other setbacks that are required in the underlying zone will be imposed, as there have been no requests for deviation. This criterion has been met. FINDING: The applicant has only requested a reduced front yard setback of 12 feet for porches, 15 feet for the front facade of the main structure. CONDITION:Prior to the issuance of building permits on the individual structures within this development, the applicant shall demonstrate compliance with the following setbacks on all lots. Front Yard: 12 feet for porches, 15 feet for the primary structure, and 20 feet for garages. Rear Yard: 15 feet. Side yard: 5 feet. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. Any additional provisions of the base zone are discussed within the body of this report or will be reviewed during the building permit phase. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 9 OF 30 FINDING: The base zone standards that are related to the previously discussed criteria have been satisfied. 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 Section 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. 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 ustify 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: • 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 applicant has not requested any density bonuses. Density will be discussed later in this report under Chapter 18.715. Chapter 18.730, Exceptions to Development Standards; None apply. This criterion is not applicable. Chapter 18.795, Visual Clearance Areas; The proposal indicates that there are several trees that are scheduled to remain and are within the visual clearance area. During a recent visit to the site by staff, the visual clearance area was observed and there were no apparent obstructions. All trees within the visual clearance area must be maintained in accordance with the requirements of Chapter 18.795, and any violations of this chapter will be remedied through code enforcement. Chapter 18.745, Landscaping and Screening; NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 10 OF 30 This is a single-family proposal adjacent to single-family homes in a R-4.5 zoning district. As such, there are no requirements for screening or buffering from neighboring properties. However, as discussed later in this report, the applicant is required to landscape at least 20% of the site within a Planned Development. The applicant has provided a landscape plan for Tracts B and C, and a street tree plan for Grant Avenue and Tract A. These plans have been discussed in further detail elsewhere in this report, and staff has recommended conditions to ensure that the criterion is satisfied where the plans have been found to be deficient. Chapter 18.765, Off-street Parking and Loading Requirements; The applicant has proposed that all homes will be provided with 2-car garages and at least 20 feet in front of the garages, which should provide more than enough parking for the development. The minimum requirement for household living is one space for every unit. This criterion is satisfied. Chapter 18.705, Access, Egress and Circulation; and The applicant has indicated in the narrative that a driveway that is at least 15-feet wide will serve each dwelling. The minimum required width for a driveway is 10-feet. The proposed private street improvements are evaluated under discussion of compliance with street and utility standards in Section 18.810 later in this report. Chapter 18.780, Signs. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. FINDING: Staff finds that the proposed development is consistent with the guidelines listed in the Planned Development Section 18.350.100.B.2. 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; A stand of trees located at the front of the site and adjacent to SW Grant Avenue is proposed to remain. However, a review of the submittal indicates that the private street is not adequate in width, and in order to bring the street to the required width, the very trees that are proposed to remain may be damaged causing removal. The proposed layout does not adequately protect the single feature on the property that is unique. Other than the trees, there are no unique features directly attributed to this lot that could be protected. The topography is relatively flat, but the lots have been located to drain into a proposed drainage facility located on the east property line. FINDING: The width and location of the private street does not preserve the existing trees to the greatest degree possible. Staff recommends that the Planning Commission consider the benefit of relocating the private street to the southeast property line to better protect the grove of trees and request that the applicant redesign the project to accommodate this change. Structures located on the site shall not be in areas subject to ground slumping and sliding; There is no evidence within the record or within any city record related to this property to suggest that the property is located within an area subject to ground slumping and sliding. The applicant has stated that a soils report will be completed prior to applying for building permits. 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 current proposal does not allow any reduced setbacks along the rear and side yard setbacks. With the exception of the front-yard setback, the new homes will comply with the underlying zone setbacks. A reduced side-yard setback may be required on lot 1 to accommodate a different location of the private street. This criterion is satisfied. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 11 OF 30 The structures shall be oriented with consideration for the sun and wind directions, where possible; and The proposed structures are oriented to the south and east. Site constraints do not allow further building orientation for sun and wind. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Trees are preserved to the maximum extent possible for this proposal, given the density and infrastructure needs of the developable portion of the site. A redesign of the planned development may preserve more trees. For a complete discussion of the tree preservation requirements for this proposal, refer to the discussion of compliance with the requirements of Chapter 18.790. 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; Because the proposed development is for single-family homes in a single-family neighborhood, the TDC does not require any additional buffering. The applicant has proposed to landscape the open space tract, the drainage tract, and maintain the existing grove of trees at the front of the property. This criterion is inapplicable. 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: • 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. As stated previously, there is no requirement for buffering between existing single-family homes and new single-family homes. This criterion is inapplicable. On-site screening from view from adjoining roperties 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. The applicant has proposed screening of the private road along the east property line. There are no proposed storage areas or other proposed activities that would require screening under this proposal. This criterion is satisfied. 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. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 12 OF 30 • Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; As discussed later in this report, the proposed development fails to comply with the access standards in Chapter 18.705. and 18.810. The applicant has requested two adjustments that are discussed later in this report. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Referral comments from Tualatin Valley Fire and Rescue indicate that the proposed circulation system for the development is acceptable if their conditions are addressed. See Section VIII of this report for more details. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The project fronts on SW Grant Avenue, which is a neighborhood route in the recently adopted Transportation Systems Plan. No pedestrian or bicycle ways are planned in the vicinity of this project. However, the applicant has proposed a half-street improvement on SW Grant Avenue that will include construction of a sidewalk along the frontage of this project. This criterion does not apply. 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; The open space and drainage tracts of this proposal constitute 16% of the site area. The applicant has provided a landscape plan for these areas. Once the lots are developed and landscaped, the project will exceed the minimum 20% landscape criteria. The planting plan involves plantings within Tracts B and C, and includes a mixture of trees, shrubs, and ground cover. This criterion has been met. 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 There is a bus line that runs along SW Grant Avenue with bus stops located at the intersections of SW Johnson/SW Grant and SW Walnut/SW Grant. Tri-Met officials have been notified of the proposed development and have not indicated a need for transit facilities at this location. The applicant has not proposed any transit facilities, but is proposing a half-street improvement along SW Grant Avenue. Skins: No signage is proposed with this application. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; 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. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 13 OF 30 Parking will comply with all applicable requirements of Chapter 18.765. Refer to the previous discussion of compliance with parking standards in Section 18.350.100.B.2.e. 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; 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 pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. No areas within the 100-year floodplain exist on the site. This criterion is not applicable. FINDING: The proposed development complies, or can be conditioned to comply with all planned development approval criteria contained in Section 18.350.100 of the Tigard Development Code. 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; 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: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, 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 indicated that the open space areas on the site will be conveyed to the developments' Homeowner's Association. To ensure compliance with City of Tigard standards, the following condition shall apply: CONDITION:At the time of final subdivision plat approval, the applicant shall convey title for the proposed open space to a homeowners association in accordance with the requirements of Section 18.350.110.A.2.b of the Tigard Development Code. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 14 OF 30 Special adjustments 18.370: Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: The applicant is requesting an adjustment to the street spacing standards on SW Grant Avenue, and an adjustment to the cul-de-sac length standard. Spacing of intersections on collector streets is currently 300 feet, however, SW Grant Avenue has been recently designated as a neighborhood route and intersection spacing is proposed to be 125 under the new guidelines. Under current guidelines, cul-de-sacs are not to exceed 200 feet in length without an adjustment. These adjustments are discussed simultaneously in the following discussion. There are special circumstances or conditions affecting the property, which are unusual and peculiar to the land as compared to other lands similarly situated; In the case of the adjustment to the spacing standard, the applicant is somewhat limited by pre-existing development and ownership. The road could be realigned to the southeast edge of the property, but the applicant would still be requesting the same adjustment. The location of the property and existing development patterns do place a special condition on the property. In fact, all of the properties immediately surrounding the subject site are developed to the point that there are no other street connectivity opportunities. This criterion is satisfied. In reference to the adjustment to allow the cul-de-sac length to exceed 200 feet as opposed to the proposed 380 feet, the previous argument would also apply. The size of the property and existing development patterns limit the ability of the applicant to extend a road all the way through the development. This criterion is satisfied The adjustment is necessary for the proper design or function of the subdivision; The adjustment for the access spacing standard is necessary for the design of this subdivision. The adjustment would be needed if the access were to be placed anywhere along the frontage of the property. This criterion is satisfied. The adjustment requested for the cul-de-sac length is necessary to provide access to lots 6-9 of this subdivision. The applicant has proposed a turn around to serve emergency equipment and garbage trucks. This criterion is satisfied. The granting of the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property; and Granting of the adjustments would not be detrimental to the health, safety and welfare, nor, is there any evidence to suggest that the adjustments would be injurious to the rights of other owners of property. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of an extraordinary hardship, which would result from strict compliance with the regulations of this title. In order to develop the property in the proposed manner, the applicant would need to request the adjustments to the spacing standards for street intersections and the cul-de-sac length. These adjustments are necessary in order to develop the property as proposed. FINDING: The criteria for granting the adjustments to the intersection spacing standard and the cul-de-sac length have been satisfied. The adjustments are requested to accommodate this development specifically because of the location and shape of the lot, as well as the consideration of pre-existing development patterns in the area that would not permit compliance with the applicable chapters of the TDC. Zone Change: Standards for Making Quasi-Judicial Decisions: Chapter 18.380 A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial zoning map amendment shall be based on all of the following standards: NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 15 OF 30 • Demonstration of compliance with all applicable comprehensive plan policies and map designations; The development code implements the goals and policies of the Comprehensive Plan and planned developments are permitted in all districts when they meet the code criteria of the Development Code. This criterion is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis of sections below, the proposed zone change is, or has been conditioned to ensure compliance with the requirements for planned development (PD) in Section 18.350.020 and all other applicable requirements. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There is no change in circumstances or inconsistencies to the comprehensive plan or zoning map that warrants a zone change from the underlying zone. However, a zone change is necessary to place the overlay designation on the property. This criteria is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the property. Preliminary Subdivision Plat Approval Criteria: 18.430.040 Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; As illustrated in this report, the proposed plat complies with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant reserved the name "Moore's Meadow" with Washington County in April of 2002. This criterion is satisfied. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and There are no street stubs to this roperty from adjacent properties and existing development limits the ability for this applicant to provide stubs for future road service to adjacent properties. This criterion has been met. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements. FINDING: The proposed development complies with all preliminary subdivision criteria. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 16 OF 30 • ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5 Low-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 PROPOSED Minimum Lot Size - Detached unit 7,500 sq.ft. 5,000-9,087 sq. ft. - Duplexes 10,000 sq.ft. N/A -Attached unit [1] N/A Average Minimum Lot Width - Detached unit lots 50 ft. 50+ft. - Duplex lots 90 ft. N/A -Attached unit lots N/A Maximum Lot Coverage - - Minimum Setbacks - Front yard 20 ft. 12 ft. (Porches) 15 ft. (Main Structure) - Side facing street on 15 ft. N/A corner& through lots N/A - Side yard 5 ft. 5 ft. - Rear yard 15 ft. 15 ft. - Side or rear yard abutting more restrictive zoning district N/A - Distance between property line 20 ft. and front of garage 20 ft. Maximum Height 30 ft. 30 ft. Minimum Landscape Requirement - 20% For PD Overlay [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. FINDING: Since the proposed development is a Planned Development, these standards can be altered to fit a specific design. The applicant has proposed dimensional standards that meet or exceed the development standards of the underlying zone with the exception of lot size and front yard setbacks. Conditions 32, 33, and 35 are recommended to ensure compliance with these standards. ACCESS AND EGRESS: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. 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; NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 17 OF 30 TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS Dwelling Units Minimum Number of Minimum Access Width Minimum Pavement Width Driveways Required 1 or 2 1 15 feet I eet The applicant has indicated in the narrative that each lot within the subdivision will have access to the private street and that each access will meet the 15-foot access requirement. FINDING: All proposed lots will meet the required 15 feet of access frontage required for single- family dwellings. To ensure that the minimum width pavement requirement is met at the time of development of each parcel, the following condition shall apply: CONDITION:At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. This is a proposal for a single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drives once the property is developed and sold. The Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. There are no access drives proposed that would exceed 150 feet in length. This criterion has been met. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. There are no proposed driveways in this development that exceed 200 feet in length. The deepest lot in the proposed development is 115 feet, therefore, this criterion does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Currently, SW Grant Avenue is a collector street and access has not been proposed to this road from any of the lots within this development with the exception of Lot #1 , which has pre-existing access to SW Grant Avenue. Staff is unable to verify the width of the access, but the home and access is pre- existing. As discussed earlier, staff recommends that the applicant revise the access to the existing home to be gained from the private street along the southeast property line. Thereby, eliminating an access that would potentially conflict with a separate access for the private street on SW Grant Avenue. FINDING: The proposed development can comply with all applicable access, egress, and NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 18 OF 30 circulation requirements of Chapter 18.705. A relocation of the private street will enhance the access onto SW Grant Avenue. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 83,233 square feet Street dedication 1,820 square feet Existing house deduction 7,500 square feet Private street deduction 12,721 square feet NET DEVELOPABLE AREA 61,192 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-4.5 zone 61 ,192/7,500 = 8.16 dwelling units FINDING: The proposed eight dwelling units do not exceed maximum density of the net developable area. The pre-existing unit is to remain therefore, this standard is met. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 8.16X0.80 = 6.52 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 19 OF 30 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 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-4.5 zoning district does not require any landscaping, however, planned developments require that a minimum of 20% of the site be landscaped. As discussed previously, the common areas that are to be landscaped constitute 16% of the site, and the remaining 4% landscaping will be planted with the development of each lot. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has provided a landscape and street tree plan for the development to include the planting of seven Red Maples along the front of the lots facing the private street, and three Oregon White Oak trees along the frontage of the property that faces SW Grant Avenue. The street trees are acceptable species, however, the code requires the spacing of the trees to meet specific standards. The applicant's plan does not clearly identify the reasoning behind the spacing, and this standard has not been fully satisfied. NOTICE OF FINAL ORDER NO 2002-02 PC BY THE PLANNING COMMISSION PAGE 20 OF 30 CONDITIONS: • Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on SW Grant Avenue and the private street for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. • The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Buffering and Screening - Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The subject site is surrounded by single-family developments, therefore, there is no requirement for buffering and screening for this project. FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. MIXED SOLID WASTE AND RECYCLABLE STORAGE: CHAPTER 18.755 Although listed as a review criteria for this application, this chapter is only applicable to multi-unit residential buildings containing five or more units and non-residential construction. Therefore, this chapter is inapplicable. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 9 lots for single-family dwellings. Submittals of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. To ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION: At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an amended arborist report dated July 12, 2002 from Walter Knapp. In the report, the arborist states that there are a total of 18 trees more than 12 inches in diameter at 4 feet above grade. The report states that 1 tree is considered hazardous, and that 3 additional trees will be removed to accommodate construction. Removal of the 3 trees to accommodate construction represents only 16% of the trees over twelve inches that are on site. Therefore, there is no need to mitigate. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 21 OF 30 FINDING The applicant has provided a tree plan and arborist report to address the protection and removal of trees on site. To ensure that the trees are preserved according to the plan, the following conditions shall apply: CONDITIONS: The applicant shall comply with the recommendations of the arborist report, and shall provide the City arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. The applicant shall notify the City arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. The applicant has not illustrated the clear vision areas on the plans for the intersection of SW Grant and the private street, but has indicated in the narrative that there will be no obstructions placed within these areas. This standard is met. G. IMPACT STUDY: SECTION 18.390.040.B.e Requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. ROUGH PROPORTIONALITY ANALYSIS Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $226. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $226 divided by .32 equals $706. ($226 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a single-family detached residential unit generates 10 average weekday trips per dwelling unit, per day. As there are eight new dwelling units proposed, 80 trips are generated per day for this site. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 22 OF 30 Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 176.21 feet of the projects frontage on SW Grant Avenue. At an approximate cost of $200 (estimated cost) per linear foot, this is valued at approximately $35,242. Estimate of unmitigated impacts Full Impact is equal to 80 daily trips x $706 = $56,500 Less TIF Assessment 80 daily trips x $226 = $18,080 Less Mitigated costs = $35,242 Equals the unmitigated Impact of: $3,178 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportionate to the impacts sustained and thereby justified. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a neighborhood route street to have a 54-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Grant Avenue, which is classified as a neighborhood route on the City of Tigard Transportation Plan Map, as amended by the Transportation System Plan (TSP). Grant Avenue is not designated as a bike facility, but parking should be provided on both sides of the roadway. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide a minimum of 27 feet from the centerline to meet the current City standard. The applicant's plans show they will dedicate an additional 10 feet of ROW, which would more than meet the standard. SW Grant Avenue is currently paved, but not fully improved to meet the City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of the site to meet a neighborhood route. The ultimate paved width of the roadway will need to be 32 feet curb to curb to accommodate two-way traffic and parking on both sides. Landscape strips, sidewalks, street trees and streetlights will also be required. The applicant's plans show they will construct a half-street improvement as a part of this project. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 23 OF 30 • The area surrounding this site is fully developed with no street stubs extended to this property. A public street extension was not practical or feasible due to the nature of the surrounding development and the width of this site. There was therefore no need for any street extension from this site. Street Alignment and Connections: Section 18.810.030(G) states that staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. Spacing between local street intersections shall have a minimum separation of 125 feet. All local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plan shows the new proposed private street intersection to be located approximately 155 feet north of the intersection at McKenzie Street. Since the Development Code still recognizes Grant Avenue as a collector, the plan does not meet the Development Code standard. The applicant has applied for an adjustment to this standard as provided by 18.370.020 by citing the facts that the properties surrounding this site are fully developed with no other feasible street access provided. Although the access is proposed at the northeast portion of the property, a southeast alignment could work. The southeast alignment would still result in a slight offset of the centerlines of the private street to the centerline of McKenzie. The offset would be approximately 15 to 20 feet. In the preapplication conference, the applicant had indicated they would not prefer the southerly alignment because they thought they would want to retain the existing garage. But since the existing garage is being removed, Staff believes the slight offset alignment could work. Staff has reviewed the proposed application and finds that the proposed access would require an adjustment anywhere along SW Grant Avenue. Neither the proposed location nor the staff recommended location would pose a significant problem for turning movements in the area. In addition, the TSP down-classed Grant Avenue from a collector to a neighborhood route. Under the TSP amendments, a 125-foot separation would be acceptable. Therefore, Staff finds that an adjustment request should be approved in either location. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet Tong, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant's plans show the private street with a length of 380 feet, and they have asked for a variance to the 200-foot maximum length standard. The reasons for the adjustment are that the surrounding sites have already been developed and there are no other street extensions available to serve this site. In addition, in order to properly serve the entire site, which is approximately 470 feet deep, an access length of over 200 feet is necessary. The applicant will provide a turnaround to serve emergency equipment and garbage trucks. Staff concurs with the applicant's assessment and finds that the proposed adjustment is reasonable and should be approved. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 24 OF 30 • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. This site is relatively flat and the new private street will have a gradient of between 0.5% and 1.0%, thereby meeting the standard. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The proposed private street will serve a total of nine lots, which could be allowed for a planned development. As was mentioned previously, the size of the site and the nature of the surrounding development preclude the use of a public street on this site. A private street would more practically serve this development and should be approved. The paved width that is required for a private street serving nine lots should be 24 feet, in accordance with Table 18.810.1. The applicant's plans only show a 20-foot width for the first 40 feet of street from Grant Avenue. They did not formally apply for an adjustment to this standard, so they will need to modify their plan to meet the standard. The applicant gave some reasons why they wanted the narrow width. The reasons given were that there are substantial trees in the northeast corner of the site that the applicant would like to save (shown in Tract C). Staff is concerned that a 20-foot wide entrance is too narrow, particularly when accessed from a higher traffic volume street like Grant Avenue. Even if the applicant would have applied for an adjustment, they did not provide compelling evidence that this street would adversely affect the trees in Tract C if designed to meet the 24-foot width standard. Further, Staff would have to find that the saving of the two trees has a higher priority than providing an adequate entrance width from Grant Avenue. There is not enough evidence in the application for Staff to make that finding. For these reasons, Staff would have recommended a denial of an adjustment. The applicant shall place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street. 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 street to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. If the applicant builds the private street to a 24-foot paved width, no parking signs shall be installed, and if it's constructed to a 28-foot paved width, the applicant shall install no parking signs on one side of the street. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Because of existing development, there are no further opportunities for connections. This standard is met. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 25 OF 30 Section 18.810.040.6.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The applicant has proposed to serve the site with a sidewalk on one side of the private street, and there are no further opportunities for making a bicycle/pedestrian connection within this development. This standard is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. None of the proposed lots exceed 150 feet in length, which is 2.5 times the average lot width. This standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. As discussed earlier in this report, all of the lots within this development have at least 25 feet of frontage on the private street. This criterion is satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a half-street improvement on Grant Avenue, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public main line that lies adjacent to the southern boundary of this site. There is sufficient capacity in this line to accommodate the small increment of flows that will be generated from this development. The applicant will be able to serve Lots 1 through 6 with laterals from this existing main line. For Lots 7, 8 and 9, the applicant will construct a short public main line extension from the existing line. The applicant's sewer plan is acceptable. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no existing upstream public drainage areas that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 26 OF 30 • the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is no existing public storm drainage line adjacent to this site. The applicant proposes to convey the storm water runoff from this site to the northwest corner of the site where it will be treated and detained in a pond (Tract B). From there, the storm water will be conveyed offsite via a storm line crossing one other parcel, and this new storm line will be connected to the existing public storm main in Johnson Street. The applicant has represented to Staff that they have obtained the necessary offsite easement that would allow this proposed offsite storm line to be constructed. Since this offsite storm line will cross another parcel, and will be located in side or rear yards, it should be constructed of either PVC C-900 or ductile iron pipe materials. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. As was stated previously, Grant Avenue is not designated as a bike facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 27 OF 30 development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Grant Avenue. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 176 lineal feet; therefore the fee would be $4,840.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located in the City's water service area. There is an existing public main line in Grant Avenue that will adequately serve this development. The applicant's plans show that they would like to extend a 6-inch public line into the site. However, for private streets, the City will avoid placement of a public line in a private street unless absolutely necessary. In this case, the Public Works Department has found that there is no absolute need for the public line in the new private street and will require the applicant to place the nine new water meters at the Grant Avenue ROW line. The applicant will then need to place the nine service lines for the new lots in the private street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. As was stated above, the applicant's plans show a private water quality and detention facility to be located in Tract B. The preliminary sizing calculations for the water quality swale shows that a swale length of 71 feet is needed. The preliminary plan shows a swale length of approximately 110 feet. Therefore, the swale length is adequate. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 28 OF 30 A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $360.00 (12 lots and/or tracts X $30/address = $360.00). Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. OTHER STAFF COMMENTS The Tigard Building Division has reviewed this proposal but did not provide any comments at this time. The City of Tigard Operations Utility Manager has reviewed the proposal and provided comments that have been incorporated into the discussion regarding public water systems. The City of Tigard Long Range Planning Department has reviewed the proposal and expressed concerns regarding the planned development concept. The City of Tigard Property Manager has reviewed the proposal and has expressed concerns with the location of the crosswalk. He states that it should be located in the straight of way portion of the private street. The City of Tigard Arborist has reviewed the proposal, and has stated that he did not believe that tree protection measures could adequately protect the trees during street construction in Tract "A". The Tigard Police Department has reviewed the proposal and indicated that they have no objections to the proposal. SECTION VIII. AGENCY COMMENTS The Tualatin Valley Fire and Rescue Department has reviewed the proposal and offered the following comments: • Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 29 OF 30 • Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. • Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. The entire length of the hammerhead turn-around shall be posted "NO PARKING" on both sides. • Fire apparatus access roadways shall have a minimum unobstructed width of 20 feet. The entrance off Grant Avenue appears to be less than 20 feet. "No Parking" signs shall be designed and installed to City of Tigard engineering standards. • Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) • The minimum available fire flow for single-family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- III-A-1. (UFC Appendix III-A, Sec. 5) • Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704)) Clean Water Services, PGE, NW Natural Gas, Verizon, Tri-met, Tualatin Valley Water District, and the Tigard/Tualatin School District #23, were notified, but no comments were submitted. SECTION IX. CONCLUSION it is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 15th day of July, 2002 by the City of Tigard Planning Commission. *a Mark Padgett, Planning Commission Chair NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 30 OF 30 pp.-(1.--------- ■ • . 1 � ._` VOEI0C 0::N c o,Tf,T:�G ATAMiOR D A7 ,- 11/1% t M , '`N," SUB2002-00004 ■f yr ION2002-00002 *• 4I I �� PDR2002-00001 P : P1■4 VAR2002-00020 Iiiiraifil VAR2002-00021 4111 Jim r -s%I I '" ` MOORE'S MEADOW I> S9 UBD IVI SION '. lii 0 l/P ' , I� 445EAS) •' � �*4 41. "J RS FFRR �- e .� '� ►- Ni AIIIIW P i. uu.'k" t '' • e*? , BF.(`F SFNO .� )UHh1AM. R � * Tipard Area Map W‘''* , • r �� N . ** % • ` 0 200 400 600 Feet 4Y#‘IN N/4 • 1 403 feel P 47(4/ \ nii . � City of Tigard � 44_ should be verified with the Development Services Division. T ■ • ,. • 13125 SW Hall Blvd lira& � 9s Tigard.(503)639-41713 U ,'T . hltp:!lwww.ci.tigard.or.us Community Development Plot date:May 31,2002;C:lmagic\MAGIC03.APR \ - , I • i At • // \ '. '''Y' '*',.\ 4 6,.. .3 ., ti\ c \ W 4a'Jm, iq ,,00 /' SF \ \ / '''>‘ :1 / , / / h s a t r ` /� e sF 3e � !►. s `C ,_ 5 3 V see,\ ..1%,5 sT eke ¢c s<°%1 // /i • i tea\ �' / ' b�� ` IC `O S 4 • ' s�aq`, , Aw C 4. / ,' < CITY of TIGARD T SUB2002.4 1 Z0N2002.21 PDR2002-1 1 VAR2002.201 VAR2002.21 CITY Of TIGARD SITE PLAN N MOORE'S MEADOW (Map is not to scale) rr ; t 71516 ALPHA ENGINEERING, INC. /10/111 July 15, 2002 City of Tigard Planning Commission 13125 SW Hall Boulevard Tigard, Oregon 97223 RE: Responses to Staff Report for Moore's Meadow(SUB2002-00004, PDR20002- 00001, Z0N2002-00002, VAR2002-00020, and VAR2002-00021) Dear Planning Commission Members: We would like to take the opportunity to provide some comments in response to the staff report, dated June 28, 2002, on the above referenced applications. We are very appreciative of staffs recommendation for approval and are grateful to staff for their - assistance while preparing these applications. In reviewing the proposed conditions of approval, we respectfully request the Planning Commission's consideration of a few minor changes. The proposed changes would be as follows (new language is underlined, deleted language is struckthrough): Condition No. 5 (B)—provide appropriate striping to indicate transition from new improvement to existing edge of pavement at each end of the site's frontage. Reason: The condition currently requires tapers to be constructed beyond the site frontage. This would necessitate removal of considerable landscaping on adjoining properties along SW Grant. Striping will provide an equivalent measure of safety without impact the neighbors'landscaping. --- Condition No. 5 (I)—underground utilities or pay fee in lieu. Reason: The Development Code allows for the option of paying a fee in lieu rather than undergrounding the utilities for a short isolated portion of right-of-way. This is consistent with the language found in Condition No. 19. -- Condition No. 6—The proposed private street shall have a minimum pavement width of 24 feet, except 20 feet is allowed as necessary through the trees. Reason: The applicant believes a 20 foot section for the short distance through the trees will provide the best opportunity to preserve the trees as shown on the Tree Preservation Plan. Once through the trees the paving width would widen to 24 feet. The private street, which serves only eight homes generating a total of 80 vehicle trips in a 24-hour day, should not cause traffic conflicts at the intersection of SW Grant and the private street. Plaza West • Suite 230 - 9600 SW Oak- Portland, Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 •www.alpha-eng.com • Condition No. 14— ' - . • - - , • - .-- • •• • • - Reason: We have recalculated our tree mitigation plan and have concluded that no mitigation will be necessary. The original mitigation plan was partly based on constructing an improvement 19 feet in width from centerline along SW Grant which would have required the removal of 2 trees along the site's SW Grant frontage. The City is only requiring a paving width of 16 feet from centerline allowing those two trees to be retained. The new tree removal plan calculation is as follows: 3 trees removed=18 total trees = 16.6%removed 83.4%of the trees will be retained thus requiring no mitigation. ✓Condition No. 16—The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it or by the homeowners association. Reason: The mechanism of ownership has not yet been determined. The private street will be owned and maintained either by the individual property owners or by a homeowners association. This minor modification simply provides the flexibility to recognize which entity it will be. ✓Condition No. 20—The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer,by the future homeowners within the subdivision,or by the homeowners association. Reason: The mechanism of ownership has not yet been determined. The water quality/detention facility will be owned and maintained either by the individual property owners or by a homeowners association. This minor modification simply provides the flexibility to recognize which entity it will be. Condition No. 24—Prior to final subdivision plat approval, The applicant shall convey title for the proposed open space to a homeowners' association in accordance with the requirements of Section 18.350.110.A.2.b of the Tigard Development Code. Such conveyance shall be noted on the final plat. Reason: The requirement that this occur prior to the recording of the final plat is out of sequence. There is no open space tract prior to the recording of the final plat. The final plat can contain a plat note that conveys the tract to the homeowners'association. We look forward to discussing this further during the hearing. We appreciate your consideration of our request. Sincerely, ALPHA ENGINEERING, INC. �""isi is C j2(57 Thomas McConnell Planning Manager Friday, July 12, 2002 4:27 PM Walter H. Knapp 503-265-8117 p.01 .„I', -7/`i of it,c4Akhg Waiter H.Knapp Silviculture&Forest Management Urban Forestry July 12, 2002 Subject: Moore's Meadow Development—Update re' Tree Assessment To: Al Jeck, AEI Today I revisited the Moore's Meadow site in Tigard to reevaluate the proposed location of the access road through the tree grove. The limits of the road have been staked and flagged. I continue to believe that the road can be constructed through the tree grove with little impact to the trees. My observations and related background considerations include the following: 1. The road will be built at native grade using modifications in design discussed earlier with Jim Lange,AEI. In my opinion,the modified design will allow the roots to persist beneath the pavement. There are numerous examples of this throughout the urban area. 2. The road width has been reduced, and this also reduces the impact to trees bordering the road. 3. Very few trees will need to be removed with this design. The trees that do need to be cut are generally smaller and less vigorous than the dominant conifers. Even from an ecological point of view,these trees should be removed to provide more growing space for the dominant and codominant specimens. 4. The remaining trees are generally very vigorous and healthy, with good stability (long crowns, low height-diameter ratios). 5. 1 have worked on a site with similar characteristics in Lake Oswego, where a large storm sewer and entrenchment were placed within an opening in the stand. After nine years,the grove is still intact, having in the meantime withstood the second most severe windstorm of the century,the December 1995 blow. You are aware that I will not be able to attend the hearing regarding this project. However, the information included in this memo and my earlier tree protection plan clearly support siting the access road within the tree grove. OIP i l'i1 (a er H. �7� , Certified Forester,SAF 406 Certified Arborist,1S.4 PN-0497 7615 SW Dunsnutir Lane,Beaverton, OR 97007 Phone:(503)646-4349 Fax:(503)265-8117 Tuesday, July 09, 2002 9:13 AM Walter H. Knapp 503-265-8117 p.01 0213 Moore Property Tree Inventory 7/9/02 tree# spp dbh condition/comments Cut Leave DDDD Decay in major scaffold branches.Large decayed stubs. Narrow branch angles.Okay to leave if road not built 3070 birch 28 through immediate area. 28 3071 linden 30 30 3230 larch 17 low vigor 17 3232,fir 26 26 3233 cedar _ 18 18 3234 fir 35 35 3235 cedar 23 23 3236 oak 21 21 3237 cedar 30 30 3238 fir 44 2 codominant sterns,topped 44 3239 deodar cedar 21 21 3240 plum 17 17 3243 oak 13 7,9,13 cluster 13 3244 fir 44 2 codontinant sterns 44 3245 fir 39 topped 39 3404 oak 21 21 3405 birch 20 20� 3403 deodar cedar 38 38 Total 18 Y 3 14 1 Percent Retention: 78% Diameter Inches Removed: _ 51 Mitigation Category: No mitigation;retention>75% 0% Diameter Inches to Mitigate: 0 No.of 2-inch Trees to Plant: 0 1 `TPE5 0i s1TE 3 -rgEes 4frioNiEb 3 -= 18 = l(Q•(o l S3.9 to of-712EES VE.T,4i48-b WniterH.Ktmpp 7615 SW Dunsmatr Beaverton,OR 97007 AGENDA :114 iqi,� City of Tigard Community Decelopn nt Shaping A Better Community munity TIGARD PLANNING COMMISSION JULY 15, 2002 7:00 p.m. TIGARD CIVIC CENTER — TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. COMMUNICATIONS 4. APPROVE MINUTES 5. PUBLIC HEARINGS 5.1 SUBDIVISION (SUB) 2002-00005/ZONE CHANGE (ZON) 2002-00001 PLANNED DEVELOPMENT REVIEW (PDR) 2002-00002/ADJUSTMENT (VAR) 2002-00019 HAWK'S BEARD TOWNHOMES REQUEST: The applicant is requesting approval of a 63-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 3.76 acres of a 14.24 acre site. The lots are to be developed with attached single-family homes. Lot sizes within the development are between 1,166 and 2,660 square feet. The applicant is also requesting an Adjustment to the front yard setback on 4 lots. LOCATION: The project is located on the north side of SW Hawk's Beard Street, and west of SW 130th Avenue. Washington County Tax Assessor's Map 1S133AC, Tax Lot 8200. ZONE: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses are permitted outright and a wide range of civic and institutional uses are permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. 5.2 SUBDIVISION (SUB) 2002-00004/ZONE CHANGE (ZON) 2002-00002 PLANNED DEVELOPMENT REVIEW (PDR) 2002-00001/ADJUSTMENT (VAR) 2002-00020 & 21 MOORE'S MEADOW SUBDIVISION REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. 6. OTHER BUSINESS 7. ADJOURNMENT Agenda Item: 5.A Hearing Date: July 15, 2002 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION CITY OF TIGARD Community(Deve&opment FOR THE CITY OF TIGARD, OREGON Shaping ABetter Community 120 DAYS = 09/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: MOORE'S MEADOWS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2002-00004 Planned Development Review (PDR) PDR2002-00001 Zone Change (ZON) ZON2002-00002 Adjustment (VAR) VAR2002-00020 Adjustment (VAR) VAR2002-00021 PROPOSAL: Approval of a 9-lot Subdivision and Planned Development with concurrent Zone Change on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,145 square feet. The applicant is also seeking an Adjustment to the cul-de-sac length standard, and an Adjustment to the intersection spacing requirements of the Tigard Development Code. APPLICANT: Alpha Engineering, Inc. OWNER: Robert Moore, Trustee Attn: Tom McConnell 12575 SW Grant Avenue 9600 SW Oak Street, Suite 230 Tigard, OR 97223 Portland, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12575 SW Grant Avenue; WCTM 2S102BB, Tax Lot 1900. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.130, 18.310, 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission find that the proposed Planned Development and street adjustments will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in this report. Therefore, Staff recommends APPROVAL, subject to the following recommended Conditions of Approval and Findings within the staff report: MOORE'S MEADOW STAFF REPORT PAGE 1 OF 30 PLANNING COMMISSION HEARING 7/15/2002 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 247T) for review and approval: 1. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover the frontage and onsite infrastructure improvements for the development. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to construction, the applicant shall submit written proof of the offsite storm drainage easement. 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Grant Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a neighborhood route from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Grant Avenue in a safe manner, as approved by the Engineering Department. 6. The proposed private street shall have a minimum pavement width of 24 feet. 7. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street shall meet the City's public street standard for a local residential street. 8. The offsite storm drainage line shall be constructed of either PVC C-900 or ductile iron pipe materials. MOORE'S MEADOW STAFF REPORT PAGE 2 OF 30 PLANNING COMMISSION HEARING 7/15/2002 9. Final design plans and calculations for the proposed private water quality and detention facility shall be submitted to the Engineering Department (Brian Rager) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 10. 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. 11 . The final water plan design shall be reviewed and approved by the Public Works and Engineering Departments. The applicant will be required to place the water meters for the nine lots at the ROW line of Grant Avenue. Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 12. Prior to site work, the applicant shall comply with the recommendations of the arborist report, and shall provide the City arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 13. Prior to site work, the applicant shall notify the City arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. 14. Prior to site work, the applicant shall provide the City with a mitigation plan describing the method that will be chosen to mitigate for the 53 inches. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 15. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $360.00. (STAFF CONTACT: Shirley Treat, Engineering). 16. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. 17. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 18. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 19. The applicant shall either place the existing overhead utility lines along SW Grant Avenue underground as a art of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,840.00 and it shall be paid prior to approval of the final plat. 20. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. MOORE'S MEADOW STAFF REPORT PAGE 3 OF 30 PLANNING COMMISSION HEARING 7/15/2002 21. 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 water quality/detention facility. 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 facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 22. 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. 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. 23. 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 Grant Avenue (27 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). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 24. Prior to final subdivision plat approval, the applicant shall convey title for the proposed open space to a homeowner's association in accordance with the requirements of Section 18.350.110.A.2.b of the Tigard Development Code. 25. Prior to final plat approval, the developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 26. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 27. Prior to the issuance of building permits, "no parking" signs shall be installed along the length of the private street in conformance with the City of Tigard engineering department. 28. 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. MOORE'S MEADOW STAFF REPORT PAGE 4 OF 30 PLANNING COMMISSION HEARING 7/15/2002 29. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 30. Prior to issuance of building ermits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 31 . At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 32. Prior to issuance of building permits for structures on the individual lots within this development, the applicant shall demonstrate compliance with the height requirement of the underlying zone. The requirement calls for a 30-foot maximum height for primary units and 15- feet maximum for all accessory structures. 33. Prior to the issuance of building permits on the individual structures within this development, the applicant shall demonstrate compliance with the following setbacks on all lots. Front Yard: 12 feet for porches, 15 feet for the primary structure, and 20 feet for garages. Rear Yard: 15 feet. Side yard: 5 feet. 34. Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on SW Grant Avenue and the private street for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 35. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. 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: MOORE'S MEADOW STAFF REPORT PAGE 5 OF 30 PLANNING COMMISSION HEARING 7/15/2002 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. MOORE'S MEADOW STAFF REPORT PAGE 6 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. SECTION III. BACKGROUND INFORMATION Site History The property is currently developed with one single-family residence and several outbuildings that have been periodically updated. A search of city records found no previous land use cases associated with this parcel. Vicinity Information: The site is located on the north side of SW Grant Avenue and east of SW McKenzie Street. There are single-family residences to the north, east and west of this property. St. Anthony's Catholic Church is located directly south of the property. Proposal Information: The subject site is currently zoned R-4.5. The site slopes gently south to north. A single-family home and several accessory structures currently occupy the site. The applicant has indicated that the home will remain on the lot, while all other buildings will be removed. The applicant is seeking approval of a 9-lot planned development subdivision with concurrent zone change on 1.91 acres, an adjustment to the intersection spacing requirements of the Tigard Development Code, and an adjustment to the cul-de-sac length requirements. Planned developments by nature are developments, that if found to promote innovative design, protect and provide natural features, and to provide landscape features and amenities, entitle the developer to more flexibility within the development. In review of the proposal, staff is not entirely convinced that this development warrants the flexibility requested. The applicant has set aside some open space and proposed preservation of the majority of the larger trees on site. However, as discussed later in this report, staff is convinced that a design that brings the private street to the southeast end of the property will better align the private street with SW McKenzie Street and serve to protect more of the larger trees. The southeastern alignment would also allow the street width standard to be met. 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 9-lot subdivision on 1.91 acres. The lots are to be developed with detached single-family homes and one existing single-family home is to remain. Lot sizes within the development are between 5,000 and 9,145 square feet. This use is classified in Code Chapter 18.130 (Use Classifications) as Household Living. The site is located within the R-4.5, Low Density Residential District. Table 18.510.1 lists household living as a permitted use in the R-4.5 zone. Planned Developments are permitted in all districts. The applicant has applied for conceptual and detailed planned development approval in conjunction with the subdivision. MOORE'S MEADOW STAFF REPORT PAGE 7 OF 30 PLANNING COMMISSION HEARING 7/15/2002 SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Subdivision, which is defined as a Type III-PC Application. Adjustments are typically type II, however, when applications are heard concurrently, the highest decision making body will make the decision on all matters. DECISION MAKING PROCEDURES: CHAPTER 18.390 Describes the decision-making procedures. Type Ill procedures apply to quasi-judicial permits and actions that contain predominantly discretionary approval criteria. Type III-PC actions are decided by the Planning Commission with appeals to the City 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. In addition, the applicant is required to post the site with notice of the public hearing. Staff has verified that the site is posted. Staff has not received any written comments from any neighbors about this application. Several months ago, shortly after the neighborhood meeting was held, staff received a letter from an adjacent property owner that expressed concerns about the new development. The owner has not responded to the application, and staff has not been able to locate the letter. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL PLANNED DEVELOPMENT STANDARDS: CHAPTER 18.350 The applicant has requested a Planned Development (PD) overlay zone change for the subject property. 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. The following addresses compliance with the process and applicable base zone standards. The Planned Development Process: Section 18.350.030 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 all three elements of the planned development process, overlay zone, concept plan, and detailed plan. 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; The lot sizes range between 5,000 and 9,145 square feet, and there are three tracts proposed to accommodate the private street, the drainage facility, and the proposed open space. The required lot size for the R-4.5 zoning district is 7,500 square feet unless an applicant specifically requests different lot sizes through the Planned Development (PD) process. The proposed lots all meet or exceed 50 feet in width. Lot depths range from approximately 100-120 feet deep. The applicant has identified and detailed the requested lot dimensional standards for this development, and the minimum and maximum density requirements have been satisfied as discussed later in this report. MOORE'S MEADOW STAFF REPORT PAGE 8 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Site coverage: The site coverage provisions of the base zone shall apply; There is no site coverage requirement in the R-4.5 zone; therefore, this criterion is not applicable. Building height: The building height provisions shall not apply; and The height restriction does not apply within a Planned Development as long as the developer proposes an alternative that is approved. In this case, the developer has not requested an alternative height requirement, but has indicated that the lots will be developed with single-family residences. Because it is not proposed to the contrary, development within this development will be subject to the height requirements of the underlying zone. FINDING: The applicant has not proposed a height requirement for development within the Moore s Meadow Planned Development. CONDITION: Prior to issuance of building permits for structures on the individual lots within this development, the applicant shall demonstrate compliance with the height requirement of the underlying zone. The requirement calls for a 30-foot maximum height for primary units and 15 feet maximum for all accessory structures. 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; Buildings on Lot 1 are existing and maintain the required 20-foot front yard setback in the R-4.5 zone. The applicant is proposing a 12-foot front yard setback for porches and 15-foot front yard setbacks for the front facade of the main structure within this development. The applicant has stated that garages will maintain a 20-foot front yard setback. The applicant has also stated that the rear yard setback will be the same as that required by the underlying zone. The rear yard setback is 15 feet for all structures in this development. This criterion is satisfied. 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 not proposed any alternative side yard setbacks. The side yard setback is proposed to be 5 feet for all structures in this development. This criterion has been met. 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; (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 All homes are proposed with a garage setback of at least 20 feet, and the applicant has only requested reduced front yard setbacks for this development. All other setbacks that are required in the underlying zone will be imposed, as there have been no requests for deviation. This criterion has been met. FINDING: The applicant has only requested a reduced front yard setback of 12 feet for porches, 15 feet for the front façade of the main structure. CONDITION:Prior to the issuance of building permits on the individual structures within this development, the applicant shall demonstrate compliance with the following setbacks on all lots. Front Yard: 12 feet for porches, 15 feet for the primary structure, and 20 feet for garages. Rear Yard: 15 feet. Side yard: 5 feet. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. MOORE'S MEADOW STAFF REPORT PAGE 9 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Any additional provisions of the base zone are discussed within the body of this report or will be reviewed during the building permit phase. FINDING: The base zone standards that are related to the previously discussed criteria have been satisfied. 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 Section 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. 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 ustify 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: • 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 applicant has not requested any density bonuses. Density will be discussed later in this report under Chapter 18.715. Chapter 18.730, Exceptions to Development Standards; None apply. This criterion is not applicable. Chapter 18.795, Visual Clearance Areas; The proposal indicates that there are several trees that are scheduled to remain and are within the visual clearance area. During a recent visit to the site by staff, the visual clearance area was observed and there were no apparent obstructions. All trees within the visual clearance area must be maintained in accordance with the requirements of Chapter 18.795, and any violations of this chapter will be remedied through code enforcement. MOORE'S MEADOW STAFF REPORT PAGE 10 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Chapter 18.745, Landscaping and Screening; This is a single-family proposal adjacent to single-family homes in a R-4.5 zoning district. As such, there are no requirements for screening or buffering from neighboring properties. However, as discussed later in this report, the applicant is required to landscape at least 20% of the site within a Planned Development. The applicant has provided a landscape plan for Tracts B and C, and a street tree plan for Grant Avenue and Tract A. These plans have been discussed in further detail elsewhere in this report, and staff has recommended conditions to ensure that the criterion is satisfied where the plans have been found to be deficient. Chapter 18.765, Off-street Parking and Loading Requirements; The applicant has proposed that all homes will be provided with 2-car garages and at least 20 feet in front of the garages, which should provide more than enough parking for the development. The minimum requirement for household living is one space for every unit. This criterion is satisfied. Chapter 18.705, Access, Egress and Circulation; and The applicant has indicated in the narrative that a driveway that is at least 15-feet wide will serve each dwelling. The minimum required width for a driveway is 10-feet. The proposed private street improvements are evaluated under discussion of compliance with street and utility standards in Section 18.810 later in this report. Chapter 18.780, Signs. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. FINDING: Staff finds that the proposed development is consistent with the guidelines listed in the Planned Development Section 18.350.100.B.2. 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; A stand of trees located at the front of the site and adjacent to SW Grant Avenue is proposed to remain. However, a review of the submittal indicates that the private street is not adequate in width, and in order to bring the street to the required width, the very trees that are proposed to remain may be damaged causing removal. The proposed layout does not adequately protect the single feature on the property that is unique. Other than the trees, there are no unique features directly attributed to this lot that could be protected. The topography is relatively flat, but the lots have been located to drain into a proposed drainage facility located on the east property line. FINDING: The width and location of the private street does not preserve the existing trees to the greatest degree possible. Staff recommends that the Planning Commission consider the benefit of relocating the private street to the southeast property line to better protect the grove of trees and request that the applicant redesign the project to accommodate this change. Structures located on the site shall not be in areas subject to ground slumping and sliding; There is no evidence within the record or within any city record related to this property to suggest that the property is located within an area subject to ground slumping and sliding. The applicant has stated that a soils report will be completed prior to applying for building permits. 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; MOORE'S MEADOW STAFF REPORT PAGE 11 OF 30 PLANNING COMMISSION HEARING 7/15/2002 The current proposal does not allow any reduced setbacks along the rear and side yard setbacks. With the exception of the front-yard setback, the new homes will comply with the underlying zone setbacks. A reduced side-yard setback may be required on lot 1 to accommodate a different location of the private street. This criterion is satisfied. The structures shall be oriented with consideration for the sun and wind directions, where possible; and The proposed structures are oriented to the south and east. Site constraints do not allow further building orientation for sun and wind. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Trees are preserved to the maximum extent possible for this proposal, given the density and infrastructure needs of the developable portion of the site. A redesign of the planned development may preserve more trees. For a complete discussion of the tree preservation requirements for this proposal, refer to the discussion of compliance with the requirements of Chapter 18.790. 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; Because the proposed development is for single-family homes in a single-family neighborhood, the TDC does not require any additional buffering. The applicant has proposed to landscape the open space tract, the drainage tract, and maintain the existing grove of trees at the front of the property. This criterion is inapplicable. 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: • 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. As stated previously, there is no requirement for buffering between existing single-family homes and new single-family homes. This criterion is inapplicable. On-site screening from view from adjoining roperties 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. The applicant has proposed screening of the private road along the east property line. There are no proposed storage areas or other proposed activities that would require screening under this proposal. This criterion is satisfied. 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. MOORE'S MEADOW STAFF REPORT PAGE 12 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; As discussed later in this report, the proposed development fails to comply with the access standards in Chapter 18.705. and 18.810. The applicant has requested two adjustments that are discussed later in this report. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Referral comments from Tualatin Valley Fire and Rescue indicate that the proposed circulation system for the development is acceptable if their conditions are addressed. See Section VIII of this report for more details. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The project fronts on SW Grant Avenue, which is a neighborhood route in the recently adopted Transportation Systems Plan. No pedestrian or bicycle ways are planned in the vicinity of this project. However, the applicant has proposed a half-street improvement on SW Grant Avenue that will include construction of a sidewalk along the frontage of this project. This criterion does not apply. 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; The open space and drainage tracts of this proposal constitute 16% of the site area. The applicant has provided a landscape plan for these areas. Once the lots are developed and landscaped, the project will exceed the minimum 20% landscape criteria. The planting plan involves plantings within Tracts B and C, and includes a mixture of trees, shrubs, and ground cover. This criterion has been met. 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 There is a bus line that runs along SW Grant Avenue with bus stops located at the intersections of SW Johnson/SW Grant and SW Walnut/SW Grant. Tri-Met officials have been notified of the proposed development and have not indicated a need for transit facilities at this location. The applicant has not proposed any transit facilities, but is proposing a half-street improvement along SW Grant Avenue. Signs: No signage is proposed with this application. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; 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. MOORE'S MEADOW STAFF REPORT PAGE 13 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Parking will comply with all applicable requirements of Chapter 18.765. Refer to the previous discussion of compliance with parking standards in Section 18.350.100.B.2.e. 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; 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 ortions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. No areas within the 100-year floodplain exist on the site. This criterion is not applicable. FINDING: The proposed development complies, or can be conditioned to comply with all planned development approval criteria contained in Section 18.350.100 of the Tigard Development Code. 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; 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: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, 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 indicated that the open space areas on the site will be conveyed to the developments' Homeowner's Association. To ensure compliance with City of Tigard standards, the following condition shall apply: CONDITION:Prior to final subdivision plat approval, the applicant shall convey title for the proposed open space to a homeowners association in accordance with the requirements of Section 18.350.110.A.2.b of the Tigard Development Code. MOORE'S MEADOW STAFF REPORT PAGE 14 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • Special adjustments 18.370: Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: The applicant is requesting an adjustment to the street spacing standards on SW Grant Avenue, and an adjustment to the cul-de-sac length standard. Spacing of intersections on collector streets is currently 300 feet, however, SW Grant Avenue has been recently designated as a neighborhood route and intersection spacing is proposed to be 125 under the new guidelines. Under current guidelines, cul-de-sacs are not to exceed 200 feet in length without an adjustment. These adjustments are discussed simultaneously in the following discussion. There are special circumstances or conditions affecting the property, which are unusual and peculiar to the land as compared to other lands similarly situated; In the case of the adjustment to the spacing standard, the applicant is somewhat limited by pre-existing development and ownership. The road could be realigned to the southeast edge of the property, but the applicant would still be requesting the same adjustment. The location of the property and existing development patterns do place a special condition on the property. In fact, all of the properties immediately surrounding the subject site are developed to the point that there are no other street connectivity opportunities. This criterion is satisfied. In reference to the adjustment to allow the cul-de-sac length to exceed 200 feet as opposed to the proposed 380 feet, the previous argument would also apply. The size of the property and existing development patterns limit the ability of the applicant to extend a road all the way through the development. This criterion is satisfied The adjustment is necessary for the proper design or function of the subdivision; The adjustment for the access spacing standard is necessary for the design of this subdivision. The adjustment would be needed if the access were to be placed anywhere along the frontage of the property. This criterion is satisfied. The adjustment requested for the cul-de-sac length is necessary to provide access to lots 6-9 of this subdivision. The applicant has proposed a turn around to serve emergency equipment and garbage trucks. This criterion is satisfied. The granting of the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property; and Granting of the adjustments would not be detrimental to the health, safety and welfare, nor, is there any evidence to suggest that the adjustments would be injurious to the rights of other owners of property. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of an extraordinary hardship, which would result from strict compliance with the regulations of this title. In order to develop the property in the proposed manner, the applicant would need to request the adjustments to the spacing standards for street intersections and the cul-de-sac length. These adjustments are necessary in order to develop the property as proposed. FINDING: The criteria for granting the adjustments to the intersection spacing standard and the cul-de-sac length have been satisfied. The adjustments are requested to accommodate this development specifically because of the location and shape of the lot, as well as the consideration of pre-existing development patterns in the area that would not permit compliance with the applicable chapters of the TDC. Zone Change: Standards for Making Quasi- Judicial Decisions: Chapter 18.380 A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial zoning map amendment shall be based on all of the following standards: MOORE'S MEADOW STAFF REPORT PAGE 15 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Demonstration of compliance with all applicable comprehensive plan policies and map designations; The development code implements the goals and policies of the Comprehensive Plan and planned developments are permitted in all districts when they meet the code criteria of the Development Code. This criterion is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis of sections below, the proposed zone change is, or has been conditioned to ensure compliance with the requirements for planned development (PD) in Section 18.350.020 and all other applicable requirements. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There is no change in circumstances or inconsistencies to the comprehensive plan or zoning map that warrants a zone change from the underlying zone. However, a zone change is necessary to place the overlay designation on the property. This criteria is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the property. Preliminary Subdivision Plat Approval Criteria: 18.430.040 Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; As illustrated in this report, the proposed plat complies with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant reserved the name "Moore's Meadow" with Washington County in April of 2002. This criterion is satisfied. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and There are no street stubs to this roperty from adjacent properties and existing development limits the ability for this applicant to provide stubs for future road service to adjacent properties. This criterion has been met. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements. FINDING: The proposed development complies with all preliminary subdivision criteria. ZONING DISTRICT MOORE'S MEADOW STAFF REPORT PAGE 16 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Residential Zoning District: Section 18.510.020 The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5 Low-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 PROPOSED Minimum Lot Size - Detached unit 7,500 sq.ft. 5,000-9,087 sq. ft. - Duplexes 10,000 sq.ft. N/A -Attached unit [1] N/A Average Minimum Lot Width - Detached unit lots 50 ft. 50+ ft. - Duplex lots 90 ft. N/A - Attached unit lots N/A Maximum Lot Coverage - - Minimum Setbacks - Front yard 20 ft. 12 ft. (Porches) 15 ft. (Main Structure) - Side facing street on 15 ft. N/A corner& through lots N/A - Side yard 5 ft. 5 ft. - Rear yard 15 ft. 15 ft. - Side or rear yard abutting more restrictive zoning district N/A - Distance between property line 20 ft. and front of garage 20 ft. Maximum Height 30 ft. 30 ft. Minimum Landscape Requirement - 20% For PD Overlay [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. FINDING: Since the proposed development is a Planned Development, these standards can be altered to fit a specific design. The applicant has proposed dimensional standards that meet or exceed the development standards of the underlying zone with the exception of lot size and front yard setbacks. Conditions 32, 33, and 35 are recommended to ensure compliance with these standards. ACCESS AND EGRESS: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS', Dwelling Units Minimum Number of Minimum Access Width Minimum Pavement Width Driveways Required 1 or 2 1 15 feet 10 feet MOORE'S MEADOW STAFF REPORT PAGE 17 OF 30 PLANNING COMMISSION HEARING 7/15/2002 The applicant has indicated in the narrative that each lot within the subdivision will have access to the private street and that each access will meet the 15-foot access requirement. FINDING: All proposed lots will meet the required 15 feet of access frontage required for single- family dwellings. To ensure that the minimum width pavement requirement is met at the time of development of each parcel, the following condition shall apply: CONDITION:At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. This is a proposal for a single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drives once the property is developed and sold. The Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. There are no access drives proposed that would exceed 150 feet in length. This criterion has been met. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. There are no proposed driveways in this development that exceed 200 feet in length. The deepest lot in the proposed development is 115 feet, therefore, this criterion does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Currently, SW Grant Avenue is a collector street and access has not been proposed to this road from any of the lots within this development with the exception of Lot #1, which has pre-existing access to SW Grant Avenue. Staff is unable to verify the width of the access, but the home and access is pre- existing. As discussed earlier, staff recommends that the applicant revise the access to the existing home to be gained from the private street along the southeast property line. Thereby, eliminating an access that would potentially conflict with a separate access for the private street on SW Grant Avenue. FINDING: The proposed development can comply with all applicable access, egress, and circulation requirements of Chapter 18.705. A relocation of the private street will enhance the access onto SW Grant Avenue. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 MOORE'S MEADOW STAFF REPORT PAGE 18 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 83,233 square feet Street dedication 1 ,820 square feet Existing house deduction 7,500 square feet Private street deduction 12,721 square feet NET DEVELOPABLE AREA 61,192 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-4.5 zone 61 ,192/7,500 = 8.16 dwelling units FINDING: The proposed eight dwelling units do not exceed maximum density of the net developable area. The pre-existing unit is to remain therefore, this standard is met. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 8.16 X 0.80 = 6.52 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. MOORE'S MEADOW STAFF REPORT PAGE 19 OF 30 PLANNING COMMISSION HEARING 7/15/2002 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 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-4.5 zoning district does not require any landscaping, however, planned developments require that a minimum of 20% of the site be landscaped. As discussed previously, the common areas that are to be landscaped constitute 16% of the site, and the remaining 4% landscaping will be planted with the development of each lot. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has provided a landscape and street tree plan for the development to include the planting of seven Red Maples along the front of the lots facing the private street, and three Oregon White Oak trees along the frontage of the property that faces SW Grant Avenue. The street trees are acceptable species, however, the code requires the spacing of the trees to meet specific standards. The applicant's plan does not clearly identify the reasoning behind the spacing, and this standard has not been fully satisfied. CONDITIONS: Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on SW Grant Avenue and the private street for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. MOORE'S MEADOW STAFF REPORT PAGE 20 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • . The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Buffering and Screening - Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The subject site is surrounded by single-family developments, therefore, there is no requirement for buffering and screening for this project. FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. MIXED SOLID WASTE AND RECYCLABLE STORAGE: CHAPTER 18.755 Although listed as a review criteria for this application, this chapter is only applicable to multi-unit residential buildings containing five or more units and non-residential construction. Therefore, this chapter is inapplicable. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 9 lots for single-family dwellings. Submittals of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. To ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION: At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an arborist report dated April 17, 2002 from Walter Knapp. In the report, the arborist states that there are a total of 18 trees more than 12 inches in diameter at 4 feet above grade. The report states that 1 tree is considered hazardous, and that 5 additional trees will be removed to accommodate construction. Removal of the 5 trees to accommodate construction represents 27% of the trees over twelve inches that are on site. As such, the applicant is required to mitigate for 50% of the caliper inches that are being removed. The total inches to be removed to accommodate construction are 107. Therefore, the applicant is required to mitigate 53 inches. Staffs recommendation to relocate the private street would potentially save a few extra trees. FINDING The applicant has provided a tree plan and arborist report to address the protection and removal of trees on site. To ensure that the trees are preserved according to the plan, the following conditions shall apply: CONDITIONS: . The applicant shall comply with the recommendations of the arborist report, and shall provide the City arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. MOORE'S MEADOW STAFF REPORT PAGE 21 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • The applicant shall notify the City arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. Prior to site work, the applicant shall provide the City with a mitigation plan describing the method that will be chosen to mitigate for the 53 inches. Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. The applicant has not illustrated the clear vision areas on the plans for the intersection of SW Grant and the private street, but has indicated in the narrative that there will be no obstructions placed within these areas. This standard is met. G. IMPACT STUDY: SECTION 18.390.040.B.e Requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. ROUGH PROPORTIONALITY ANALYSIS Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $226. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $226 divided by .32 equals $706. ($226 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a single-family detached residential unit generates 10 average weekday trips per dwelling unit, per day. As there are eight new dwelling units proposed, 80 trips are generated per day for this site. Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 176.21 feet of the projects frontage on SW Grant Avenue. At an approximate cost of $200 (estimated cost) per linear foot, this is valued at approximately $35,242. MOORE'S MEADOW STAFF REPORT PAGE 22 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Estimate of unmitigated impacts Full Impact is equal to 80 daily trips x $706 = $56,500 Less TIF Assessment 80 daily trips x $226 = $18,080 Less Mitigated costs = $35,242 Equals the unmitigated Impact of: $3,178 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportionate to the impacts sustained and thereby justified. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a neighborhood route street to have a 54-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Grant Avenue, which is classified as a neighborhood route on the City of Tigard Transportation Plan Map, as amended by the Transportation System Plan (TSP). Grant Avenue is not designated as a bike facility, but parking should be provided on both sides of the roadway. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide a minimum of 27 feet from the centerline to meet the current City standard. The applicant's plans show they will dedicate an additional 10 feet of ROW, which would more than meet the standard. SW Grant Avenue is currently paved, but not fully improved to meet the City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of the site to meet a neighborhood route. The ultimate paved width of the roadway will need to be 32 feet curb to curb to accommodate two-way traffic and parking on both sides. Landscape strips, sidewalks, street trees and streetlights will also be required. The applicant's plans show they will construct a half-street improvement as a part of this project. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The area surrounding this site is fully developed with no street stubs extended to this property. A public street extension was not practical or feasible due to the nature of the surrounding development and the width of this site. There was therefore no need for any street extension from this site. MOORE'S MEADOW STAFF REPORT PAGE 23 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Street Alignment and Connections: Section 18.810.030(G) states that staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. Spacing between local street intersections shall have a minimum separation of 125 feet. All local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plan shows the new proposed private street intersection to be located approximately 155 feet north of the intersection at McKenzie Street. Since the Development Code still recognizes Grant Avenue as a collector, the plan does not meet the Development Code standard. The applicant has applied for an adjustment to this standard as provided by 18.370.020 by citing the facts that the properties surrounding this site are fully developed with no other feasible street access provided. Although the access is proposed at the northeast portion of the property, a southeast alignment could work. The southeast alignment would still result in a slight offset of the centerlines of the private street to the centerline of McKenzie. The offset would be approximately 15 to 20 feet. In the preapplication conference, the applicant had indicated they would not prefer the southerly alignment because they thought they would want to retain the existing garage. But since the existing garage is being removed, Staff believes the slight offset alignment could work. Staff has reviewed the proposed application and finds that the proposed access would require an adjustment anywhere along SW Grant Avenue. Neither the proposed location nor the staff recommended location would pose a significant problem for turning movements in the area. In addition, the TSP down-classed Grant Avenue from a collector to a neighborhood route. Under the TSP amendments, a 125-foot separation would be acceptable. Therefore, Staff finds that an adjustment request should be approved in either location. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant's plans show the private street with a length of 380 feet, and they have asked for a variance to the 200-foot maximum length standard. The reasons for the adjustment are that the surrounding sites have already been developed and there are no other street extensions available to serve this site. In addition, in order to properly serve the entire site, which is approximately 470 feet deep, an access length of over 200 feet is necessary. The applicant will provide a turnaround to serve emergency equipment and garbage trucks. Staff concurs with the applicant's assessment and finds that the proposed adjustment is reasonable and should be approved. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and MOORE'S MEADOW STAFF REPORT PAGE 24 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or si9nalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. This site is relatively flat and the new private street will have a gradient of between 0.5% and 1.0%, thereby meeting the standard. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The proposed private street will serve a total of nine lots, which could be allowed for a planned development. As was mentioned previously, the size of the site and the nature of the surrounding development preclude the use of a public street on this site. A private street would more practically serve this development and should be approved. The paved width that is required for a private street serving nine lots should be 24 feet, in accordance with Table 18.810.1. The applicant's plans only show a 20-foot width for the first 40 feet of street from Grant Avenue. They did not formally apply for an adjustment to this standard, so they will need to modify their plan to meet the standard. The applicant gave some reasons why they wanted the narrow width. The reasons given were that there are substantial trees in the northeast corner of the site that the applicant would like to save (shown in Tract C). Staff is concerned that a 20-foot wide entrance is too narrow, particularly when accessed from a higher traffic volume street like Grant Avenue. Even if the applicant would have applied for an adjustment, they did not provide compelling evidence that this street would adversely affect the trees in Tract C if designed to meet the 24-foot width standard. Further, Staff would have to find that the saving of the two trees has a higher priority than providing an adequate entrance width from Grant Avenue. There is not enough evidence in the application for Staff to make that finding. For these reasons, Staff would have recommended a denial of an adjustment. The applicant shall place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street. 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 street to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. If the applicant builds the private street to a 24-foot paved width, no parking signs shall be installed, and if it's constructed to a 28-foot paved width, the applicant shall install no parking signs on one side of the street. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Because of existing development, there are no further opportunities for connections. This standard is met. MOORE'S MEADOW STAFF REPORT PAGE 25 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The applicant has proposed to serve the site with a sidewalk on one side of the private street, and there are no further opportunities for making a bicycle/pedestrian connection within this development. This standard is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. None of the proposed lots exceed 150 feet in length, which is 2.5 times the average lot width. This standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. As discussed earlier in this report, all of the lots within this development have at least 25 feet of frontage on the private street. This criterion is satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a half-street improvement on Grant Avenue, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public main line that lies adjacent to the southern boundary of this site. There is sufficient capacity in this line to accommodate the small increment of flows that will be generated from this development. The applicant will be able to serve Lots 1 through 6 with laterals from this existing main line. For Lots 7, 8 and 9, the applicant will construct a short public main line extension from the existing line. The applicant's sewer plan is acceptable. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no existing upstream public drainage areas that impact this development. MOORE'S MEADOW STAFF REPORT PAGE 26 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is no existing public storm drainage line adjacent to this site. The applicant proposes to convey the storm water runoff from this site to the northwest corner of the site where it will be treated and detained in a pond (Tract B). From there, the storm water will be conveyed offsite via a storm line crossing one other parcel, and this new storm line will be connected to the existing public storm main in Johnson Street. The applicant has represented to Staff that they have obtained the necessary offsite easement that would allow this proposed offsite storm line to be constructed. Since this offsite storm line will cross another parcel, and will be located in side or rear yards, it should be constructed of either PVC C-900 or ductile iron pipe materials. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. As was stated previously, Grant Avenue is not designated as a bike facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. MOORE'S MEADOW STAFF REPORT PAGE 27 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Grant Avenue. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 176 lineal feet; therefore the fee would be $4,840.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located in the City's water service area. There is an existing public main line in Grant Avenue that will adequately serve this development. The applicant's plans show that they would like to extend a 6-inch public line into the site. However, for private streets, the City will avoid placement of a public line in a private street unless absolutely necessary. In this case, the Public Works Department has found that there is no absolute need for the public line in the new private street and will require the applicant to place the nine new water meters at the Grant Avenue ROW line. The applicant will then need to place the nine service lines for the new lots in the private street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. As was stated above, the applicant's plans show a private water quality and detention facility to be located in Tract B. The preliminary sizing calculations for the water quality swale shows that a swale length of 71 feet is needed. The preliminary plan shows a swale length of approximately 110 feet. Therefore, the swale length is adequate. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering MOORE'S MEADOW STAFF REPORT PAGE 28 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $360.00 (12 lots and/or tracts X $30/address = $360.00). Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. OTHER STAFF COMMENTS The Tigard Building Division has reviewed this proposal but did not provide any comments at this time. The City of Tigard Operations Utility Manager has reviewed the proposal and provided comments that have been incorporated into the discussion regarding public water systems. The City of Tigard Long Range Planning Department has reviewed the proposal and expressed concerns regarding the planned development concept. The City of Tigard Property Manager has reviewed the proposal and has expressed concerns with the location of the crosswalk. He states that it should be located in the straight of way portion of the private street. The City of Tigard Arborist has reviewed the proposal, and has stated that he did not believe that tree protection measures could adequately protect the trees during street construction in Tract "A". The Tigard Police Department has reviewed the proposal and indicated that they have no objections to the proposal. SECTION VIII. AGENCY COMMENTS The Tualatin Valley Fire and Rescue Department has reviewed the proposal and offered the following comments: • Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. • Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. • Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. The entire length of the hammerhead turn-around shall be posted "NO PARKING" on both sides. MOORE'S MEADOW STAFF REPORT PAGE 29 OF 30 PLANNING COMMISSION HEARING 7/15/2002 . Fire apparatus access roadways shall have a minimum unobstructed width of 20 feet. The entrance off Grant Avenue appears to be less than 20 feet. . "No Parking" signs shall be designed and installed to City of Tigard engineering standards. . Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) . The minimum available fire flow for single-family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. if the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- III-A-1. (UFC Appendix III-A, Sec. 5) . Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) Clean Water Services, PGE, NW Natural Gas, Verizon, Tri-met, Tualatin Valley Water District, and the Tigard/Tualatin School District #23, were notified, but no comments were submitted. '�`,''` - �� `-1 June 28, 2002 PREPARED BY: Brad Kilby DATE Associate Planner (1 AW _ - IOW June 28, 2002 A'PROVE II i ' : Richard Bew: ,.dorff DATE Planning Manager MOORE'S MEADOW STAFF REPORT PAGE 30 OF 30 PLANNING COMMISSION HEARING 7/15/2002 I-li:f�;7iPl'"���"�� `� a �l`�L-■ CITY c f T I G A R D ■ CSC- ' '''''7M: „IV � caocaArNtc INIOa MATION araTSu mraTI er-IN %(: ` VICINITY MAP 1 glaa MM�R°/44 SUB2002 00004 IWPW ZON2002-00002 • . I . ` ... : ' PDR2002-00001 � .mac P ° :22°02::22°/rte .��►� IN ♦ •.\ • ♦ a ,A'WI ONV + MOORE'S MEADOW ♦ Q SUBDIVISION VI Or ,We w. ., 0'41;o � Fin•;'.- L� �'v • e , r ■ „ .\ *4 4,„,,■& 4■4`, ♦ . '' 0 1 , ... :_9,7±,,,kb '',,,,'-itio sc„ N n Rn. UUIYInM ls..„, . At Tigard Ana Map • P 9°� N,I. . # W,WE • . 0 200 400 600 Feet IA* N/4. * t"=a03 feet ill ‘ 4% **Viii li& • City of Tigard I. ■Varir Infonnetion on able map is for general location only end 15,41, ♦ should be verified*Nh the Development Servias Division. . 71 • ,. . . 13725 SW Hail Blvd Tigard OR 97223 �` ' ‘• (503) 9_�.-�._ _'I��_ �-,' •- .-A httpT:37 wl.tigard.o.us Community Development - Plot date: May 31,2002;C.\magic\MA IC03.APR r r r r �\ r • r \� / C 1 J i /r 1 s<pr9 ! ■ ice,� v�' �a /V is \Z II s b °\ \ / \ // / / \ \\\ �T (w / / gy \ J tea. for "\�� / 4J `44,44..t a �e. , /441/p \ / Q / s_ S / / / • 9 tea. ` 4•340P / / sse, �4% ,,, ��- 1�-iii �lg. scp.\ ! ,s.pew / fie, s :1,r4 en.ii. l 4. / ' *1/ 41),, 411,0 40 \ / 4.6'.: / / 4°a\ / / / / ■41, � CR� � 1 •. SIC S,C r w•r Niiiiii, C w. / ,/ / / k- / / C,± ;TI. CITY of TIGARD T SUB2002.4 I Z0N2002.2 l PDR2002.1 I VAR2002.20 I VAR2002.21 SITE PLAN N MOORE'S MEADOW (Map is not to scale) , COMMUNITY NEWSPAPERS P.O. BOX 370 PHONE (503)684-0360 Legal BEAVERTON, OREGON 97075 Notice = -J. G C 3 Legal Notice Advertising The following will be considered by the Tlgard Planning 'City o f Tigard Commission on Monday July 15, 2002, at 7:00 PM at the Tigard 7. 13125 SW Hall R 1vd , Civic Center-Town Hall, 13125 SW Hall Blvd.,Tigard,Oregon. Bath public oral and written testimony is invited. The public hearing i igzrc� ,Oregon 9722 3 on this matter will be conducted in accordance with Chapter 18.390 Accounts Payable of the Tigard Municipal Code, and the rules of procedure adopted by • the Planning Commission. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence suf- - ficient to allow the hearings authority and all the parties to respond on AFFIDAVIT OF P the request, precludes an appeal, and failure to specify the criterion STATE OF OREGON, ) from the Community Development Code or Comprehensive Plan at Ss. which a comment is directed precludes an appeal to the Land Use COUNTY OF WASHINGTON, ) Board of Appeals based on that criterion. 1, Kathy Snyder Further information may be obtained from the Planning Division being first duly sworn, depose and say thi (staff contact: Brad Kilby)at 13125 SW Hall Blvd.,Tigard,Oregon Director, or his principal clerk, of theTim 97223,or by calling 503-639-4171. A copy of the application and all a newspaper of general circulation as de documents and evidence submitted by or on behalf of the applicant and 193.020; published at T ' and the applicable criteria are available for inspection at no cost. A irtarc copy of the staff report will be made available for inspection at no aforesaid county and state; that the cost at least seven (7) days prior to the hearing, and copies for all Public I?ea r_i n q/SUB 2 002-0C items can also be provided at a reasonable cost. a printed copy of which is hereto annexed PUBLIC HEARING ITEM: _ entire issue of said newspaper for Oi;E SUBDIVISION(SUB)2002-00004/ZONE CHANGE(ZON) 2002-00002 . consecutive in the following issues: PLANNED DEVELOPMENT REVIEW(PDR)2002- 00001/ADJUSTMENT(VAR)2002-00020&21 June 27 , 2002 >MOORE'S MEADOW SUBDMSION< REQUEST: The applicant is requesting approval of a 9-lot subdi- vision in conjunction with a Zone Change for a Planned r Development overlay on 1.91 acres. The lots are proposed to be l< . developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac Subscribed and sworn to before me this?77 length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: ie6au C.S 12575 SW Grant Street;WCTM 2S102BB,Tax Lot 1900. ZONE: / R-4.5: Low-Density Residential District. The R-4.5 zoning district- r..9 is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 My Commission Expires: square feet. Duplexes and attached single-family units are permitted AFFIDAVIT conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795,and 18.810. � _worm. \ \7 -,t4,4•4 1 ,„.„-„„„-----,,A,arn.nw, �IA 200004 ■■ . , 1 SU6200 1g1 �I \ , �, 24N2002.00002 �� �,,� ,�0 7z ?11002-00001 / YAR2001-00020 ks:c• .:� YAR2D02.00021 MI :1t/.�i ��� `� �, MEADOW RI••:r,.4� wir•or t S BDIIISION - 111, 01V1110 IlL S tom:; .! • .,/,�����` ie, 4.4,■)er 41 A.,.■V■■■1■ a I .1 V ...4 A.S. I VI I r 1.4% W.• OVN . —_ a II*•S 0.14, Alik IN Nr" t' 0 —2-7- TT 10099—Publish June 27, 2002. • Agenda Item: 5. Hearing Date: July 15, 2002 Time: 7:00 PM STAFF REPORT TO THE PLANNING COMMISSION CITY OF TIGARD Community Development FOR THE CITY OF TIGARD, OREGON ShajnngBetterCommunity 120 DAYS = 09/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: MOORE'S MEADOWS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2002-00004 Planned Development Review (PDR) PDR2002-00001 Zone Change (ZON) ZON2002-00002 Adjustment (VAR) VAR2002-00020 Adjustment (VAR) VAR2002-00021 PROPOSAL: Approval of a 9-lot Subdivision and Planned Development with concurrent Zone Change on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,145 square feet. The applicant is also seeking an Adjustment to the cul-de-sac length standard, and an Adjustment to the intersection spacing requirements of the Tigard Development Code. APPLICANT: Alpha Engineering, Inc. OWNER: Robert Moore, Trustee Attn: Tom McConnell 12575 SW Grant Avenue 9600 SW Oak Street, Suite 230 Tigard, OR 97223 Portland, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12575 SW Grant Avenue; WCTM 2S102BB, Tax Lot 1900. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.130, 18.310, 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Planning Commission find that the proposed Planned Development and street adjustments will not adversely affect the health, safety and welfare of the City and meets the Approval Standards as outlined in this report. Therefore, Staff recommends APPROVAL, subject to the following recommended Conditions of Approval and Findings within the staff report: MOORE'S MEADOW STAFF REPORT PAGE 1 OF 30 PLANNING COMMISSION HEARING 7/15/2002 0 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 1. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover the frontage and onsite infrastructure improvements for the development. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to construction, the applicant shall submit written proof of the offsite storm drainage easement. 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Grant Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a neighborhood route from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Grant Avenue in a safe manner, as approved by the Engineering Department. 6. The proposed private street shall have a minimum pavement width of 24 feet. 7. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street shall meet the City's public street standard for a local residential street. 8. The offsite storm drainage line shall be constructed of either PVC C-900 or ductile iron pipe materials. MOORE'S MEADOW STAFF REPORT PAGE 2 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • 9. Final design plans and calculations for the proposed private water quality and detention facility shall be submitted to the Engineering Department (Brian Rager) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 10. 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. 11. The final water plan design shall be reviewed and approved by the Public Works and Engineering Departments. The applicant will be required to place the water meters for the nine lots at the ROW line of Grant Avenue. Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 12. Prior to site work, the applicant shall comply with the recommendations of the arborist report, and shall provide the City arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 13. Prior to site work, the applicant shall notify the City arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. 14. Prior to site work, the applicant shall provide the City with a mitigation plan describing the method that will be chosen to mitigate for the 53 inches. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 15. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $360.00. (STAFF CONTACT: Shirley Treat, Engineering). 16. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. 17. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 18. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 19. The applicant shall either place the existing overhead utility lines along SW Grant Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,840.00 and it shall be paid prior to approval of the final plat. 20. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. MOORE'S MEADOW STAFF REPORT PAGE 3 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • 21. 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 water quality/detention facility. 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 facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 22. 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. 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. 23. 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 Grant Avenue (27 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). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 24. Prior to final subdivision plat approval, the applicant shall convey title for the proposed open space to a homeowner's association in accordance with the requirements of Section 18.350.110.A.2.b of the Tigard Development Code. 25. Prior to final plat approval, the developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 26. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 27. Prior to the issuance of building permits, "no parking" signs shall be installed along the length of the private street in conformance with the City of Tigard engineering department. 28. 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. MOORE'S MEADOW STAFF REPORT PAGE 4 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • 29. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 30. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 31. At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 32. Prior to issuance of building permits for structures on the individual lots within this development, the applicant shall demonstrate compliance with the height requirement of the underlying zone. The requirement calls for a 30-foot maximum height for primary units and 15- feet maximum for all accessory structures. 33. Prior to the issuance of building permits on the individual structures within this development, the applicant shall demonstrate compliance with the following setbacks on all lots. Front Yard: 12 feet for porches, 15 feet for the primary structure, and 20 feet for garages. Rear Yard: 15 feet. Side yard: 5 feet. 34. Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on SW Grant Avenue and the private street for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 35. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. 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: MOORE'S MEADOW STAFF REPORT PAGE 5 OF 30 PLANNING COMMISSION HEARING 7/15/2002 it • 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. MOORE'S MEADOW STAFF REPORT PAGE 6 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. SECTION III. BACKGROUND INFORMATION Site History The property is currently developed with one single-family residence and several outbuildings that have been periodically updated. A search of city records found no previous land use cases associated with this parcel. Vicinity Information: The site is located on the north side of SW Grant Avenue and east of SW McKenzie Street. There are single-family residences to the north, east and west of this property. St. Anthony's Catholic Church is located directly south of the property. Proposal Information: The subject site is currently zoned R-4.5. The site slopes gently south to north. A single-family home and several accessory structures currently occupy the site. The applicant has indicated that the home will remain on the lot, while all other buildings will be removed. The applicant is seeking approval of a 9-lot planned development subdivision with concurrent zone change on 1.91 acres, an adjustment to the intersection spacing requirements of the Tigard Development Code, and an adjustment to the cul-de-sac length requirements. Planned developments by nature are developments, that if found to promote innovative design, protect and provide natural features, and to provide landscape features and amenities, entitle the developer to more flexibility within the development. In review of the proposal, staff is not entirely convinced that this development warrants the flexibility requested. The applicant has set aside some open space and proposed preservation of the majority of the larger trees on site. However, as discussed later in this report, staff is convinced that a design that brings the private street to the southeast end of the property will better align the private street with SW McKenzie Street and serve to protect more of the larger trees. The southeastern alignment would also allow the street width standard to be met. 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 9-lot subdivision on 1.91 acres. The lots are to be developed with detached single-family homes and one existing single-family home is to remain. Lot sizes within the development are between 5,000 and 9,145 square feet. This use is classified in Code Chapter 18.130 (Use Classifications) as Household Living. The site is located within the R-4.5, Low Density Residential District. Table 18.510.1 lists household living as a permitted use in the R-4.5 zone. Planned Developments are permitted in all districts. The applicant has applied for conceptual and detailed planned development approval in conjunction with the subdivision. MOORE'S MEADOW STAFF REPORT PAGE 7 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • SUMMARY LAND USE PERMITS: CHAPTER 18.310 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Subdivision, which is defined as a Type III-PC Application. Adjustments are typically type II, however, when applications are heard concurrently, the highest decision making body will make the decision on all matters. DECISION 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 criteria. Type Ill-PC actions are decided by the Planning Commission with appeals to the City 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. In addition, the applicant is required to post the site with notice of the public hearing. Staff has verified that the site is posted. Staff has not received any written comments from any neighbors about this application. Several months ago, shortly after the neighborhood meeting was held, staff received a letter from an adjacent property owner that expressed concerns about the new development. The owner has not responded to the application, and staff has not been able to locate the letter. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL PLANNED DEVELOPMENT STANDARDS: CHAPTER 18.350 The applicant has requested a Planned Development (PD) overlay zone change for the subject property. 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. The following addresses compliance with the process and applicable base zone standards. The Planned Development Process: Section 18.350.030 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 all three elements of the planned development process, overlay zone, concept plan, and detailed plan. 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; The lot sizes range between 5,000 and 9,145 square feet, and there are three tracts proposed to accommodate the private street, the drainage facility, and the proposed open space. The required lot size for the R-4.5 zoning district is 7,500 square feet unless an applicant specifically requests different lot sizes through the Planned Development (PD) process. The proposed lots all meet or exceed 50 feet in width. Lot depths range from approximately 100-120 feet deep. The applicant has identified and detailed the requested lot dimensional standards for this development, and the minimum and maximum density requirements have been satisfied as discussed later in this report. MOORE'S MEADOW STAFF REPORT PAGE 8 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • $ Site coverage: The site coverage provisions of the base zone shall apply; There is no site coverage requirement in the R-4.5 zone; therefore, this criterion is not applicable. Building height: The building height provisions shall not apply; and The height restriction does not apply within a Planned Development as long as the developer proposes an alternative that is approved. In this case, the developer has not requested an alternative height requirement, but has indicated that the lots will be developed with single-family residences. Because it is not proposed to the contrary, development within this development will be subject to the height requirements of the underlying zone. FINDING: The applicant has not proposed a height requirement for development within the Moore s Meadow Planned Development. CONDITION: Prior to issuance of building permits for structures on the individual lots within this development, the applicant shall demonstrate compliance with the height requirement of the underlying zone. The requirement calls for a 30-foot maximum height for primary units and 15 feet maximum for all accessory structures. 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; Buildings on Lot 1 are existing and maintain the required 20-foot front yard setback in the R-4.5 zone. The applicant is proposing a 12-foot front yard setback for porches and 15-foot front yard setbacks for the front facade of the main structure within this development. The applicant has stated that garages will maintain a 20-foot front yard setback. The applicant has also stated that the rear yard setback will be the same as that required by the underlying zone. The rear yard setback is 15 feet for all structures in this development. This criterion is satisfied. 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 not proposed any alternative side yard setbacks. The side yard setback is proposed to be 5 feet for all structures in this development. This criterion has been met. 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; (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 All homes are proposed with a garage setback of at least 20 feet, and the applicant has only requested reduced front yard setbacks for this development. All other setbacks that are required in the underlying zone will be imposed, as there have been no requests for deviation. This criterion has been met. FINDING: The applicant has only requested a reduced front yard setback of 12 feet for porches, 15 feet for the front façade of the main structure. CONDITION:Prior to the issuance of building permits on the individual structures within this development, the applicant shall demonstrate compliance with the following setbacks on all lots. Front Yard: 12 feet for porches, 15 feet for the primary structure, and 20 feet for garages. Rear Yard: 15 feet. Side yard: 5 feet. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. MOORE'S MEADOW STAFF REPORT PAGE 9 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • • Any additional provisions of the base zone are discussed within the body of this report or will be reviewed during the building permit phase. FINDING: The base zone standards that are related to the previously discussed criteria have been satisfied. 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 Section 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. 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: • 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 applicant has not requested any density bonuses. Density will be discussed later in this report under Chapter 18.715. Chapter 18.730, Exceptions to Development Standards; None apply. This criterion is not applicable. Chapter 18.795, Visual Clearance Areas; The proposal indicates that there are several trees that are scheduled to remain and are within the visual clearance area. During a recent visit to the site by staff, the visual clearance area was observed and there were no apparent obstructions. All trees within the visual clearance area must be maintained in accordance with the requirements of Chapter 18.795, and any violations of this chapter will be remedied through code enforcement. MOORE'S MEADOW STAFF REPORT PAGE 10 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • Chapter 18.745, Landscaping and Screening; This is a single-family proposal adjacent to single-family homes in a R-4.5 zoning district. As such, there are no requirements for screening or buffering from neighboring properties. However, as discussed later in this report, the applicant is required to landscape at least 20% of the site within a Planned Development. The applicant has provided a landscape plan for Tracts B and C, and a street tree plan for Grant Avenue and Tract A. These plans have been discussed in further detail elsewhere in this report, and staff has recommended conditions to ensure that the criterion is satisfied where the plans have been found to be deficient. Chapter 18.765, Off-street Parking and Loading Requirements; The applicant has proposed that all homes will be provided with 2-car garages and at least 20 feet in front of the garages, which should provide more than enough parking for the development. The minimum requirement for household living is one space for every unit. This criterion is satisfied. Chapter 18.705, Access, Egress and Circulation; and The applicant has indicated in the narrative that a driveway that is at least 15-feet wide will serve each dwelling. The minimum required width for a driveway is 10-feet. The proposed private street improvements are evaluated under discussion of compliance with street and utility standards in Section 18.810 later in this report. Chapter 18.780, Signs. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. FINDING: Staff finds that the proposed development is consistent with the guidelines listed in the Planned Development Section 18.350.100.B.2. 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; A stand of trees located at the front of the site and adjacent to SW Grant Avenue is proposed to remain. However, a review of the submittal indicates that the private street is not adequate in width, and in order to bring the street to the required width, the very trees that are proposed to remain may be damaged causing removal. The proposed layout does not adequately protect the single feature on the property that is unique. Other than the trees, there are no unique features directly attributed to this lot that could be protected. The topography is relatively flat, but the lots have been located to drain into a proposed drainage facility located on the east property line. FINDING: The width and location of the private street does not preserve the existing trees to the greatest degree possible. Staff recommends that the Planning Commission consider the benefit of relocating the private street to the southeast property line to better protect the grove of trees and request that the applicant redesign the project to accommodate this change. Structures located on the site shall not be in areas subject to ground slumping and sliding; There is no evidence within the record or within any city record related to this property to suggest that the property is located within an area subject to ground slumping and sliding. The applicant has stated that a soils report will be completed prior to applying for building permits. 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; MOORE'S MEADOW STAFF REPORT PAGE 11 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • The current proposal does not allow any reduced setbacks along the rear and side yard setbacks. With the exception of the front-yard setback, the new homes will comply with the underlying zone setbacks. A reduced side-yard setback may be required on lot 1 to accommodate a different location of the private street. This criterion is satisfied. The structures shall be oriented with consideration for the sun and wind directions, where possible; and The proposed structures are oriented to the south and east. Site constraints do not allow further building orientation for sun and wind. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Trees are preserved to the maximum extent possible for this proposal, given the density and infrastructure needs of the developable portion of the site. A redesign of the planned development may preserve more trees. For a complete discussion of the tree preservation requirements for this proposal, refer to the discussion of compliance with the requirements of Chapter 18.790. 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; Because the proposed development is for single-family homes in a single-family neighborhood, the TDC does not require any additional buffering. The applicant has proposed to landscape the open space tract, the drainage tract, and maintain the existing grove of trees at the front of the property. This criterion is inapplicable. 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: • 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. As stated previously, there is no requirement for buffering between existing single-family homes and new single-family homes. This criterion is inapplicable. On-site screening from view from adjoining roperties 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. The applicant has proposed screening of the private road along the east property line. There are no proposed storage areas or other proposed activities that would require screening under this proposal. This criterion is satisfied. 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. MOORE'S MEADOW STAFF REPORT PAGE 12 OF 30 PLANNING COMMISSION HEARING 7/15/2002 Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; As discussed later in this report, the proposed development fails to comply with the access standards in Chapter 18.705. and 18.810. The applicant has requested two adjustments that are discussed later in this report. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Referral comments from Tualatin Valley Fire and Rescue indicate that the proposed circulation system for the development is acceptable if their conditions are addressed. See Section VIII of this report for more details. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The project fronts on SW Grant Avenue, which is a neighborhood route in the recently adopted Transportation Systems Plan. No pedestrian or bicycle ways are planned in the vicinity of this project. However, the applicant has proposed a half-street improvement on SW Grant Avenue that will include construction of a sidewalk along the frontage of this project. This criterion does not apply. 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; The open space and drainage tracts of this proposal constitute 16% of the site area. The applicant has provided a landscape plan for these areas. Once the lots are developed and landscaped, the project will exceed the minimum 20% landscape criteria. The planting plan involves plantings within Tracts B and C, and includes a mixture of trees, shrubs, and ground cover. This criterion has been met. 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 There is a bus line that runs along SW Grant Avenue with bus stops located at the intersections of SW Johnson/SW Grant and SW Walnut/SW Grant. Tri-Met officials have been notified of the proposed development and have not indicated a need for transit facilities at this location. The applicant has not proposed any transit facilities, but is proposing a half-street improvement along SW Grant Avenue. Signs: No signage is proposed with this application. Parking: All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; 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. MOORE'S MEADOW STAFF REPORT PAGE 13 OF 30 PLANNING COMMISSION HEARING 7/15/2002 8 • Parking will comply with all applicable requirements of Chapter 18.765. Refer to the previous discussion of compliance with parking standards in Section 18.350.100.B.2.e. 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; 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 pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. No areas within the 100-year floodplain exist on the site. This criterion is not applicable. FINDING: The proposed development complies, or can be conditioned to comply with all planned development approval criteria contained in Section 18.350.100 of the Tigard Development Code. 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 lproposed for dedication to the City must be acceptable to it with regard to the size, shape, ocation, improvement and budgetary and maintenance limitations; 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: . The continued use of such land for the intended purposes; . Continuity of property maintenance; . When appropriate, 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 indicated that the open space areas on the site will be conveyed to the developments' Homeowner's Association. To ensure compliance with City of Tigard standards, the following condition shall apply: CONDITION:Prior to final subdivision plat approval, the applicant shall convey title for the proposed open space to a homeowners association in accordance with the requirements of Section 18.350.110.A.2.b of the Tigard Development Code. MOORE'S MEADOW STAFF REPORT PAGE 14 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • Special adjustments 18.370: Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: The applicant is requesting an adjustment to the street spacing standards on SW Grant Avenue, and an adjustment to the cul-de-sac length standard. Spacing of intersections on collector streets is currently 300 feet, however, SW Grant Avenue has been recently designated as a neighborhood route and intersection spacing is proposed to be 125 under the new guidelines. Under current guidelines, cul-de-sacs are not to exceed 200 feet in length without an adjustment. These adjustments are discussed simultaneously in the following discussion. There are special circumstances or conditions affecting the property, which are unusual and peculiar to the land as compared to other lands similarly situated; In the case of the adjustment to the spacing standard, the applicant is somewhat limited by pre-existing development and ownership. The road could be realigned to the southeast edge of the property, but the applicant would still be requesting the same adjustment. The location of the property and existing development patterns do place a special condition on the property. In fact, all of the properties immediately surrounding the subject site are developed to the point that there are no other street connectivity opportunities. This criterion is satisfied. In reference to the adjustment to allow the cul-de-sac length to exceed 200 feet as opposed to the proposed 380 feet, the previous argument would also apply. The size of the property and existing development patterns limit the ability of the applicant to extend a road all the way through the development. This criterion is satisfied The adjustment is necessary for the proper design or function of the subdivision; The adjustment for the access spacing standard is necessary for the design of this subdivision. The adjustment would be needed if the access were to be placed anywhere along the frontage of the property. This criterion is satisfied. The adjustment requested for the cul-de-sac length is necessary to provide access to lots 6-9 of this subdivision. The applicant has proposed a turn around to serve emergency equipment and garbage trucks. This criterion is satisfied. The granting of the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property; and Granting of the adjustments would not be detrimental to the health, safety and welfare, nor, is there any evidence to suggest that the adjustments would be injurious to the rights of other owners of property. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of an extraordinary hardship, which would result from strict compliance with the regulations of this title. In order to develop the property in the proposed manner, the applicant would need to request the adjustments to the spacing standards for street intersections and the cul-de-sac length. These adjustments are necessary in order to develop the property as proposed. FINDING: The criteria for granting the adjustments to the intersection spacing standard and the cul-de-sac length have been satisfied. The adjustments are requested to accommodate this development specifically because of the location and shape of the lot, as well as the consideration of pre-existing development patterns in the area that would not permit compliance with the applicable chapters of the TDC. Zone Change: Standards for Making Quasi-Judicial Decisions: Chapter 18.380 A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial zoning map amendment shall be based on all of the following standards: MOORE'S MEADOW STAFF REPORT PAGE 15 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • Demonstration of compliance with all applicable comprehensive plan policies and map designations; The development code implements the goals and policies of the Comprehensive Plan and planned developments are permitted in all districts when they meet the code criteria of the Development Code. This criterion is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis of sections below, the proposed zone change is, or has been conditioned to ensure compliance with the requirements for planned development PD) in Section 18.350.020 and all other applicable requirements. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There is no change in circumstances or inconsistencies to the comprehensive plan or zoning map that warrants a zone change from the underlying zone. However, a zone change is necessary to place the overlay designation on the property. This criteria is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the property. Preliminary Subdivision Plat Approval Criteria: 18.430.040 Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; As illustrated in this report, the proposed plat complies with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant reserved the name "Moore's Meadow" with Washington County in April of 2002. This criterion is satisfied. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and There are no street stubs to this property from adjacent properties and existing development limits the ability for this applicant to provide stubs for future road service to adjacent properties. This criterion has been met. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements. FINDING: The proposed development complies with all preliminary subdivision criteria. ZONING DISTRICT MOORE'S MEADOW STAFF REPORT PAGE 16 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • Residential Zoning District: Section 18.510.020 The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5 Low-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 PROPOSED Minimum Lot Size - Detached unit 7,500 sq.ft. 5,000-9,087 sq. ft. - Duplexes 10,000 sq.ft. N/A -Attached unit [11 N/A Average Minimum Lot Width - Detached unit lots 50 ft. 50+ ft. - Duplex lots 90 ft. N/A -Attached unit lots N/A Maximum Lot Coverage - - Minimum Setbacks - Front yard 20 ft. 12 ft. (Porches) 15 ft. (Main Structure) - Side facing street on 15 ft. N/A ' corner& through lots N/A - Side yard 5 ft. 5 ft. - Rear yard 15 ft. 15 ft. - Side or rear yard abutting more restrictive zoning district N/A - Distance between property line 20 ft. and front of garage 20 ft. Maximum Height 30 ft. 30 ft. Minimum Landscape Requirement - 20% For PD Overlay [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. FINDING: Since the proposed development is a Planned Development, these standards can be altered to fit a specific design. The applicant has proposed dimensional standards that meet or exceed the development standards of the underlying zone with the exception of lot size and front yard setbacks. Conditions 32, 33, and 35 are recommended to ensure compliance with these standards. ACCESS AND EGRESS: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS Dwelling Units Minimum Number of Minimum Access Width Minimum Pavement Width Driveways Required 1 or 2 1 15 f et 10 feet MOORE'S MEADOW STAFF REPORT PAGE 17 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • The applicant has indicated in the narrative that each lot within the subdivision will have access to the private street and that each access will meet the 15-foot access requirement. FINDING: All proposed lots will meet the required 15 feet of access frontage required for single- family dwellings. To ensure that the minimum width pavement requirement is met at the time of development of each parcel, the following condition shall apply: CONDITION:At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground Boor landing of a stairway, ramp, or elevator leading to the dwelling units. This is a proposal for a single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drives once the property is developed and sold. The Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. There are no access drives proposed that would exceed 150 feet in length. This criterion has been met. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. There are no proposed driveways in this development that exceed 200 feet in length. The deepest lot in the proposed development is 115 feet, therefore, this criterion does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Currently, SW Grant Avenue is a collector street and access has not been proposed to this road from any of the lots within this development with the exception of Lot #1, which has pre-existing access to SW Grant Avenue. Staff is unable to verify the width of the access, but the home and access is pre- existing. As discussed earlier, staff recommends that the applicant revise the access to the existing home to be gained from the private street along the southeast property line. Thereby, eliminating an access that would potentially conflict with a separate access for the private street on SW Grant Avenue. FINDING: The proposed development can comply with all applicable access, egress, and circulation requirements of Chapter 18.705. A relocation of the private street will enhance the access onto SW Grant Avenue. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 MOORE'S MEADOW STAFF REPORT PAGE 18 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • • Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 83,233 square feet Street dedication 1,820 square feet Existing house deduction 7,500 square feet Private street deduction 12,721 square feet NET DEVELOPABLE AREA 61,192 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-4.5 zone 61,192/7,500 = 8.16 dwelling units FINDING: The proposed eight dwelling units do not exceed maximum density of the net developable area. The pre-existing unit is to remain therefore, this standard is met. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 8.16 X 0.80 = 6.52 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. MOORE'S MEADOW STAFF REPORT PAGE 19 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • 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 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-4.5 zoning district does not require any landscaping, however, planned developments require that a minimum of 20-% of the site be landscaped. As discussed previously, the common areas that are to be landscaped constitute 16% of the site, and the remaining 4% landscaping will be planted with the development of each lot. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has provided a landscape and street tree plan for the development to include the planting of seven Red Maples along the front of the lots facing the private street, and three Oregon White Oak trees along the frontage of the property that faces SW Grant Avenue. The street trees are acceptable species, however, the code requires the spacing of the trees to meet specific standards. The applicant's plan does not clearly identify the reasoning behind the spacing, and this standard has not been fully satisfied. CONDITIONS: Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on SW Grant Avenue and the private street for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. MOORE'S MEADOW STAFF REPORT PAGE 20 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • $ The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Buffering and Screening - Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The subject site is surrounded by single-family developments, therefore, there is no requirement for buffering and screening for this project. FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. MIXED SOLID WASTE AND RECYCLABLE STORAGE: CHAPTER 18.755 Although listed as a review criteria for this application, this chapter is only applicable to multi-unit residential buildings containing five or more units and non-residential construction. Therefore, this chapter is inapplicable. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 9 lots for single-family dwellings. Submittals of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. To ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION: At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an arborist report dated April 17, 2002 from Walter Knapp. In the report, the arborist states that there are a total of 18 trees more than 12 inches in diameter at 4 feet above grade. The report states that 1 tree is considered hazardous, and that 5 additional trees will be removed to accommodate construction. Removal of the 5 trees to accommodate construction represents 27% of the trees over twelve inches that are on site. As such, the applicant is required to mitigate for 50% of the caliper inches that are being removed. The total inches to be removed to accommodate construction are 107. Therefore, the applicant is required to mitigate 53 inches. Staff's recommendation to relocate the private street would potentially save a few extra trees. FINDING The applicant has provided a tree plan and arborist report to address the protection and removal of trees on site. To ensure that the trees are preserved according to the plan, the following conditions shall apply: CONDITIONS: The applicant shall comply with the recommendations of the arborist report, and shall provide the City arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. MOORE'S MEADOW STAFF REPORT PAGE 21 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • The applicant shall notify the City arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. Prior to site work, the applicant shall provide the City with a mitigation plan describing the method that will be chosen to mitigate for the 53 inches. Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. The applicant has not illustrated the clear vision areas on the plans for the intersection of SW Grant and the private street, but has indicated in the narrative that there will be no obstructions placed within these areas. This standard is met. G. IMPACT STUDY: SECTION 18.390.040.B.e Requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. ROUGH PROPORTIONALITY ANALYSIS Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $226. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $226 divided by .32 equals $706. ($226 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a single-family detached residential unit generates 10 average weekday trips per dwelling unit, per day. As there are eight new dwelling units proposed, 80 trips are generated per day for this site. Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 176.21 feet of the projects frontage on SW Grant Avenue. At an approximate cost of $200 (estimated cost) per linear foot, this is valued at approximately $35,242. MOORE'S MEADOW STAFF REPORT PAGE 22 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • Estimate of unmitigated impacts Full Impact is equal to 80 daily trips x $706 = $56,500 Less TIF Assessment 80 daily trips x $226 = $18,080 Less Mitigated costs = $35,242 Equals the unmitigated Impact of: $3,178 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportionate to the impacts sustained and thereby justified. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a neighborhood route street to have a 54-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Grant Avenue, which is classified as a neighborhood route on the City of Tigard Transportation Plan Map, as amended by the Transportation System Plan (TSP). Grant Avenue is not designated as a bike facility, but parking should be provided on both sides of the roadway. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide a minimum of 27 feet from the centerline to meet the current City standard. The applicant's plans show they will dedicate an additional 10 feet of ROW, which would more than meet the standard. SW Grant Avenue is currently paved, but not fully improved to meet the City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of the site to meet a neighborhood route. The ultimate paved width of the roadway will need to be 32 feet curb to curb to accommodate two-way traffic and parking on both sides. Landscape strips, sidewalks, street trees and streetlights will also be required. The applicant's plans show they will construct a half-street improvement as a part of this project. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The area surrounding this site is fully developed with no street stubs extended to this property. A public street extension was not practical or feasible due to the nature of the surrounding development and the width of this site. There was therefore no need for any street extension from this site. MOORE'S MEADOW STAFF REPORT PAGE 23 OF 30 PLANNING COMMISSION HEARING 7/15/2002 O • Street Alignment and Connections: Section 18.810.030(G) states that staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. Spacing between local street intersections shall have a minimum separation of 125 feet. All local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plan shows the new proposed private street intersection to be located approximately 155 feet north of the intersection at McKenzie Street. Since the Development Code still recognizes Grant Avenue as a collector, the plan does not meet the Development Code standard. The applicant has applied for an adjustment to this standard as provided by 18.370.020 by citing the facts that the properties surrounding this site are fully developed with no other feasible street access provided. Although the access is proposed at the northeast portion of the property, a southeast alignment could work. The southeast alignment would still result in a slight offset of the centerlines of the private street to the centerline of McKenzie. The offset would be approximately 15 to 20 feet. In the preapplication conference, the applicant had indicated they would not prefer the southerly alignment because they thought they would want to retain the existing garage. But since the existing garage is being removed, Staff believes the slight offset alignment could work. Staff has reviewed the proposed application and finds that the proposed access would require an adjustment anywhere along SW Grant Avenue. Neither the proposed location nor the staff recommended location would pose a significant problem for turning movements in the area. In addition, the TSP down-classed Grant Avenue from a collector to a neighborhood route. Under the TSP amendments, a 125-foot separation would be acceptable. Therefore, Staff finds that an adjustment request should be approved in either location. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet lono, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant's plans show the private street with a length of 380 feet, and they have asked for a variance to the 200-foot maximum length standard. The reasons for the adjustment are that the surrounding sites have already been developed and there are no other street extensions available to serve this site. In addition, in order to properly serve the entire site, which is approximately 470 feet deep, an access length of over 200 feet is necessary. The applicant will provide a turnaround to serve emergency equipment and garbage trucks. Staff concurs with the applicant's assessment and finds that the proposed adjustment is reasonable and should be approved. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and MOORE'S MEADOW STAFF REPORT PAGE 24 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. This site is relatively flat and the new private street will have a gradient of between 0.5% and 1.0%, thereby meeting the standard. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The proposed private street will serve a total of nine lots, which could be allowed for a planned development. As was mentioned previously, the size of the site and the nature of the surrounding development preclude the use of a public street on this site. A private street would more practically serve this development and should be approved. The paved width that is required for a private street serving nine lots should be 24 feet, in accordance with Table 18.810.1. The applicant's plans only show a 20-foot width for the first 40 feet of street from Grant Avenue. They did not formally apply for an adjustment to this standard, so they will need to modify their plan to meet the standard. The applicant gave some reasons why they wanted the narrow width. The reasons given were that there are substantial trees in the northeast corner of the site that the applicant would like to save (shown in Tract C). Staff is concerned that a 20-foot wide entrance is too narrow, particularly when accessed from a higher traffic volume street like Grant Avenue. Even if the applicant would have applied for an adjustment, they did not provide compelling evidence that this street would adversely affect the trees in Tract C if designed to meet the 24-foot width standard. Further, Staff would have to find that the saving of the two trees has a higher priority than providing an adequate entrance width from Grant Avenue. There is not enough evidence in the application for Staff to make that finding. For these reasons, Staff would have recommended a denial of an adjustment. The applicant shall place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street. 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 street to have a pavement section equal to a public local street. The applicant will need to rovide this type of pavement section. If the applicant builds the private street to a 24-foot paved width, no parking signs shall be installed, and if it's constructed to a 28-foot paved width, the applicant shall install no parking signs on one side of the street. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Because of existing development, there are no further opportunities for connections. This standard is met. MOORE'S MEADOW STAFF REPORT PAGE 25 OF 30 PLANNING COMMISSION HEARING 7/15/2002 1 Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The applicant has proposed to serve the site with a sidewalk on one side of the private street, and there are no further opportunities for making a bicycle/pedestrian connection within this development. This standard is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. None of the proposed lots exceed 150 feet in length, which is 2.5 times the average lot width. This standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. As discussed earlier in this report, all of the lots within this development have at least 25 feet of frontage on the private street. This criterion is satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a half-street improvement on Grant Avenue, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public main line that lies adjacent to the southern boundary of this site. There is sufficient capacity in this line to accommodate the small increment of flows that will be generated from this development. The applicant will be able to serve Lots 1 through 6 with laterals from this existing main line. For Lots 7, 8 and 9, the applicant will construct a short public main line extension from the existing line. The applicant's sewer plan is acceptable. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no existing upstream public drainage areas that impact this development. MOORE'S MEADOW STAFF REPORT PAGE 26 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is no existing public storm drainage line adjacent to this site. The applicant proposes to convey the storm water runoff from this site to the northwest corner of the site where it will be treated and detained in a pond (Tract B). From there, the storm water will be conveyed offsite via a storm line crossing one other parcel, and this new storm line will be connected to the existing public storm main in Johnson Street. The applicant has represented to Staff that they have obtained the necessary offsite easement that would allow this proposed offsite storm line to be constructed. Since this offsite storm line will cross another parcel, and will be located in side or rear yards, it should be constructed of either PVC C-900 or ductile iron pipe materials. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. As was stated previously, Grant Avenue is not designated as a bike facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. MOORE'S MEADOW STAFF REPORT PAGE 27 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Grant Avenue. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 176 lineal feet; therefore the fee would be $4,840.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located in the City's water service area. There is an existing public main line in Grant Avenue that will adequately serve this development. The applicant's plans show that they would like to extend a 6-inch public line into the site. However, for private streets, the City will avoid placement of a public line in a private street unless absolutely necessary. In this case, the Public Works Department has found that there is no absolute need for the public line in the new private street and will require the applicant to place the nine new water meters at the Grant Avenue ROW line. The applicant will then need to place the nine service lines for the new lots in the private street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. As was stated above, the applicant's plans show a private water quality and detention facility to be located in Tract B. The preliminary sizing calculations for the water quality swale shows that a swale length of 71 feet is needed. The preliminary plan shows a swale length of approximately 110 feet. Therefore, the swale length is adequate. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering MOORE'S MEADOW STAFF REPORT PAGE 28 OF 30 PLANNING COMMISSION HEARING 7/15/2002 i Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $360.00 (12 lots and/or tracts X $30/address = $360.00). Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. OTHER STAFF COMMENTS The Tigard Building Division has reviewed this proposal but did not provide any comments at this time. The City of Tigard Operations Utility Manager has reviewed the proposal and provided comments that have been incorporated into the discussion regarding public water systems. The City of Tigard Long Range Planning Department has reviewed the proposal and expressed concerns regarding the planned development concept. The City of Tigard Property Manager has reviewed the proposal and has expressed concerns with the location of the crosswalk. He states that it should be located in the straight of way portion of the private street. The City of Tigard Arborist has reviewed the proposal, and has stated that he did not believe that tree protection measures could adequately protect the trees during street construction in Tract "A". The Tigard Police Department has reviewed the proposal and indicated that they have no objections to the proposal. SECTION VIII. AGENCY COMMENTS The Tualatin Valley Fire and Rescue Department has reviewed the proposal and offered the following comments: • Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. • Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. • Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. The entire length of the hammerhead turn-around shall be posted "NO PARKING" on both sides. MOORE'S MEADOW STAFF REPORT PAGE 29 OF 30 PLANNING COMMISSION HEARING 7/15/2002 • • Fire apparatus access roadways shall have a minimum unobstructed width of 20 feet. The entrance off Grant Avenue appears to be less than 20 feet. "No Parking" signs shall be designed and installed to City of Tigard engineering standards. • Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3 • The minimum available fire flow for single-family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- III-A-1. (UFC Appendix III-A, Sec. 5) • Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) Clean Water Services, PGE, NW Natural Gas, Verizon, Tri-met, Tualatin Valley Water District, and the Tigard/Tualatin School District #23, were notified, but no comments were submitted. —e_14 June 28, 2002 PREPARED BY: Brad Kilby DATE Associate Planner I__ 1107 June 28, 2002 A'PROVED ': Richard Bew: ,,dorff DATE Planning Manager MOORE'S MEADOW STAFF REPORT PAGE 30 OF 30 PLANNING COMMISSION HEARING 7/15/2002 hilltall {L�' CITY of TIGARD \`s 74:V,•;ig_ O[OO a A e.∎c IX'OA M AT ION eYeT[N ,%e'`'�rWA" VICINITY MAP •OA '�MM J ` F°4�. SUB2002-00004 FlyZON2002-00002 �: oro� PDR2002-00001 * .mac P VAR2002-00020 El Vii' VAR2002-00021 Ea k ' OI. • MOORE S MEADOW �I A< �. 'I. � Q � SUBDIVISION *I, tr an ► °slt�,�sa� ■ ■ * • .`s . • #■ # --111,At'llc:,::; : ...,,,,,: villik •. A i li■ p, \' #4 it fr. 41 P4 o . . r 11 • Sr 2� BEND RO. '.1''''..',. � / # 4 ** Tlp P ".4**44 N ‘m 1, ♦ ` 0 200 _400 600 Foot WiN7117 NAIIIII* v 1".403 Net■�' 91,E �!►City of Tigard ■spiv\ Infoemedon on this map is for penenl looetlon any end ♦ should be verified with the Development Services Division. CT ■ ,. '. 1312 5 SW Hell Blvd Tipard,OR 97223 ' ' (503)6J9�41�1 ■.. ._ ..-,'..•- .- http:l(503)69-417.or.us Community Development Plot date:May 31,2002;C:lmagic\MAGIC03.APR , �� / / . r 6(or9 -2/4,....4. / \ 3 \• N. I:24 kbe, /ifit 44.744 J \ • , � / \ \\ /* \ \ / y / ...'N'''''.\ 4�/ \ / d �� \\ 4 bCTs 3 ,' \ \ / / 4or "3 Asa, 6 r \D sF'Q\\}y \ // �- \ /44/ 4?e(ors \ / /4, .k s,e 4,Cory _ �sl• /Ah, \ �G ��l OQ OCR 411Z4.-:.c.10.13 J /V/ �0 / �1 4! 4, ! / // / • \ / / // • / ♦ ♦`. CR��fc � S M ` Iy /iiIii Sip /..---- 4�iF/ / / / / CITY OF TIGARD T CITY OF TIOARD SU62002.41 ZON2002.21 PDR2002-1 1 VAR2002-20 I VAR2002.21 SITE PLAN N MOORE'S MEADOW (Map is not to scale) NOTICE TO MORTGAGEE, LIENHOLui R,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. CITY OF TIGARD Community(Dew(aliment Shaping)4 Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION,AT A MEETING ON MONDAY, JULY 15, 2002 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NOS.: SUBDIVISION SUB 2002-00004 ZONE CHANGE (ZON) 2002-00002 PLANNED DEVELOPMENT REVIEW (PDR) 2002-00001 ADJUSTMENT (VAR) 2002-00020 ADJUSTMENT (VAR) 2002-00021 FILE TITLE: MOORE'S MEADOW SUBDIVISION APPLICANT: Alpha Engineering, Inc. OWNER: Robert Moore, Trustee Attn: Tom McConnell 12575 SW Grant Avenue 9600 SW Oak Street, Suite 230 Tigard, OR 97223 Portland, OR 97223 REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul- de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT . .ITTEN TESTIMONY ON THIS PROPC,. _D ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE PLANNING COMMISSION WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER Brad Kilby AT (503)639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. .,,.:v„,,,_ PP- _ [ITV O�iIGAaD varii- - 71.1,4 r . �j�I: ��.' VICINITY MAP U. bi, , !.4 SUB2002-00004 •1 . �♦ 20N2002 00002 I,I)S ..., . .`� � `� , , SUBDIVISION.... ,,,,,„,,,,,, ,,,, • A 4 • ...,740.■ .. # 1 *‘ Bulk; NE ': .,11:, ' .--i-4-0., A,4#, .0, 4#0.,,so■ .... ,,.: ■ � In NW* 1. ' ♦ ♦ Vii.. alyarww is mlii ciiik .401. \:AS 4„AX, ..--- • • AFFIDAVIT OF POSTING NOTICE FOR A PUBLIC HEARING IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO COMPLETE THIS AFFIDAVIT AND RETURN IT TO THE CITY AT THE ADDRESS BELOW, ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. City of Tigard Planning Division RECEIVED 13125 SW Hall Boulevard Tigard, OR 97223-8189 I� I . CITY OF TIGARD In the Matter of the Proposed Land Use Applications for: PLANNING/ENGINEERING Land Use File Nos.: SUB2002-00004/ZON2002-00002/PDR2002-00001NAR2002-00020 & 21 Land Use File Name: MOORE'S MEADOW SUBDIVISION I, ôo ' n U _ccrS , do affirm that I am (represent) the party initiating interest in a land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) 12.5/5 <5\f'( Graft- ro( , OR - , and did personally post notice of the Public Hearing on the proposed land use plication(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the as day of LITunci , 20;''_ . fnU.L� ' �� gnat r?. of Pers n o Performed Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF c1 -0-, ' County of �a1, ss. Subscribed and sworn/affirmed before me on the 2140 ` day of � � , 20 Oa, � OFFICIAL SEAL � ��% KELLY ANDERSON I) " NOTARY PUBLIC-OREGON () 1 �'� COMMISSION NO.356943 () ���� \MY COMMISSION EXPIRES APR.18,2006 ) V , 0■Kt NOTAR UBLIC OF OREGON My Commission Expires: h:\Iogin\patty\masters\affidavit of posting for applicant to post public hearing.doc mooRE,s MEADOWS SUBDIVISION SUBDIVISION (SUB) 2002-00004/ZONE CHANGE (ZON) 2002-00002/PLANNED DEVELOPMENT REVIEW (PDR) 2002-0000I /ADJUSTMENT (VAR) 2002-00020 & 21 REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1 .91 acres. The lots are proposed to be developed gii with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low- Density Residential District. The R-4.5 zoning district is designed to accommodate detached single- family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. The following will be considered by the Tigard Planning Commission on Monday July 15, 2002 at W/:00 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with Chapter 18.390 of the Tigard Municipal Code, and the rules of procedures adopted by the Hearings Officer. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence sufficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeal based on that issue and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division (staff contact: Brad Kilby) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: June 26, 2002 TO: Brad Kilby, Associate Planner FROM: Brian Rager, Development Review Engineer 52— RE: SUB 2002-00004, Moore's Meadow Subdivision Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a neighborhood route street to have a 54-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Grant Avenue, which is classified as a neighborhood route on the City of Tigard Transportation Plan Map, as amended by the Transportation System Plan (TSP). Grant Avenue is not designated as a bike facility, but parking should be provided on both sides of the roadway. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide a minimum of 27 feet from the centerline to meet the current City standard. The applicant's plans show they will dedicate an additional 10 feet of ROW, which would more than meet the standard. SW Grant Avenue is currently paved, but not fully improved to meet the City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of the site to meet ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 1 a neighborhood route. The ultimate paved width of the roadway will need to be 32 feet curb to curb to accommodate two-way traffic and parking on both sides. Landscape strips, sidewalks, street trees and streetlights will also be required. The applicant's plans show they will construct a half-street improvement as a part of this project. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The area surrounding this site is fully developed with no street stubs extended to this property. A public street extension was not practical or feasible due to the nature of the surrounding development and the width of this site. There was therefore no need for any street extension from this site. Street Alignment and Connections: Section 18.810.030(G) states that staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. Spacing between local street intersections shall have a minimum separation of 125 feet. All local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plan shows the new proposed private street intersection to be located approximately 155 feet north of the intersection at McKenzie Street. Since the Development Code still recognizes Grant Avenue as a collector, the plan does not meet the Development Code standard. The applicant has applied ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 2 for an adjustment to this standard as provided by 18.370.020 by citing the facts that the properties surrounding this site are fully developed with no other feasible street access provided. The existing home is also located such that the proposed access point will provide better setbacks from the street. Finally, the applicant does not control the parcel to the south, from which some land would be needed in order to properly align across from McKenzie Street. The south boundary of this site coincides with the centerline of McKenzie Street, so without land from the parcel to the south, the applicant would not be able to construct the new private street at an adequate width. Staff has reviewed the proposed application and finds that the proposed access location provides the greatest possible separation from the McKenzie Street intersection and will not pose a significant problem for turning movements in the area. In addition, the TSP down-classed Grant Avenue from a collector to a neighborhood route. Under the TSP amendments, a 125-foot separation would be acceptable. Therefore, Staff finds that the adjustment request should be approved. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant's plans show the private street with a length of 380 feet, and they have asked for a variance to the 200-foot maximum length standard. The reasons for the adjustment are that the surrounding sites have already been developed and there are no other street extensions available to serve this site. In addition, in order to properly serve the entire site, which is approximately 470 feet deep, an access length of over 200 feet is necessary. The applicant will provide a turnaround to serve emergency equipment and garbage trucks. Staff concurs with the applicant's assessment and finds that the proposed adjustment is reasonable and should be approved. ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 3 Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. This site is relatively flat and the new private street will have a gradient of between 0.5% and 1 .0%, thereby meeting the standard. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The proposed private street will serve a total of nine lots, which could be allowed for a planned development. As was mentioned previously, the size of the site and the nature of the surrounding development preclude the use of a public street on this site. A private street would more practically serve this development and should be approved. The paved width that is required for a private street serving nine lots should be 24 feet, in accordance with Table 18.810.1 . The applicant's plans only show a 20-foot width for the first 40 feet of street from Grant Avenue. They did not formally apply for an adjustment to this standard, so they will need to modify their plan to meet the standard. The applicant gave some reasons why they wanted the narrow width. The reasons given were that there are substantial trees in the northeast corner of the site that the applicant would like to save (shown in Tract C). Staff is concerned that a 20-foot wide entrance is too narrow, particularly when accessed from a higher traffic volume street like Grant Street. Even if the applicant would have applied for an adjustment, they did not provide compelling evidence that this street would adversely affect the trees in Tract C if designed to meet the 24-foot width standard. Further, Staff would have to find that the saving of the two trees has a higher priority than providing an adequate entrance width from Grant Street. There is not enough evidence in the application for Staff to make that ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 4 finding. For these reasons, Staff would have recommended a denial of an adjustment. The applicant shall place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street. 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 street to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 5 Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a half-street improvement on Grant Avenue, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public main line that lies adjacent to the southern boundary of this site. There is sufficient capacity in this line to accommodate the small increment of flows that will be generated from this development. The applicant will be able to serve Lots 1 through 6 with laterals from this existing main line. For Lots 7, 8 and 9, the applicant will construct a short public main line extension from the existing line. The applicant's sewer plan is acceptable. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 6 Clean Water Services in 2000 and including any future revisions or amendments). There are no existing upstream public drainage areas that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is no existing public storm drainage line adjacent to this site. The applicant proposes to convey the storm water runoff from this site to the northwest corner of the site where it will be treated and detained in a pond (Tract B). From there, the storm water will be conveyed offsite via a storm line crossing one other parcel, and this new storm line will be connected to the existing public storm main in Johnson Street. The applicant has represented to Staff that they have obtained the necessary offsite easement that would allow this proposed offsite storm line to be constructed. Since this offsite storm line will cross another parcel, and will be located in side or rear yards, it should be constructed of either PVC C-900 or ductile iron pipe materials. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. As was stated previously, Grant Avenue is not designated as a bike facility. ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 7 Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 8 right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Grant Avenue. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 176 lineal feet; therefore the fee would be $ 4,840.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located in the City's water service area. There is an existing public main line in Grant Avenue that will adequately serve this development. The applicant's plans show that they would like to extend a 6-inch public line into the site. However, for private streets, the City will avoid placement of a public line in a private street unless absolutely necessary. In this case, the Public Works Department has found that there is no absolute need for the public line in the new private street and will require the applicant to place the nine new water meters at the Grant Avenue ROW line. The applicant will then need to place the nine service lines for the new lots in the private street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. As was stated above, the applicant's plans show a private water quality and detention facility to be located in Tract B. The preliminary sizing calculations for the water quality swale shows that a swale length of 71 feet is needed. The preliminary plan shows a swale length of approximately 110 feet. Therefore, the swale length is adequate. ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 9 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $360.00 (12 lots and/or tracts X $30/address = $360.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 10 • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover the frontage and onsite infrastructure improvements for the development. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 11 buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. Prior to construction, the applicant shall submit written proof of the offsite storm drainage easement. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Grant Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a neighborhood route from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Grant Avenue in a safe manner, as approved by the Engineering Department. The proposed private street shall have a minimum pavement width of 24 feet. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street shall meet the City's public street standard for a local residential street. The offsite storm drainage line shall be constructed of either PVC C-900 or ductile iron pipe materials. Final design plans and calculations for the proposed private water quality and detention facility shall be submitted to the Engineering Department (Brian Rager) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 12 A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The final water plan design shall be reviewed and approved by the Public Works and Engineering Departments. The applicant will be required to place the water meters for the nine lots at the ROW line of Grant Avenue. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$360.00. (STAFF CONTACT: Shirley Treat, Engineering). The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. The applicant shall either place the existing overhead utility lines along SW Grant Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 4,840.00 and it shall be paid prior to approval of the final plat. ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 13 The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision. 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 water quality/detention facility. 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 facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 426). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Grant Street (27 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. ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 14 F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 15 FOI I OWING 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: ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 16 Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 17 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 18 FROM THE EFFECTIVE DATE OF THIS DECISION. I:\eng\brianr\comments\sub\sub2002-00004.doc ENGINEERING COMMENTS SUB 2002-00004 Moore's Meadow PAGE 19 • • , 4, REQUEST FOR COMMENTS CITY IGARD Community(Development Shaping Better Community DATE: June 3,2002 TO: Barbara Shields,Long Range Planning Manager FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner(x388) Phone: (5031 639-4171/Fax: (5031 684-7297 SUBDIVISION(SUBI 2002-00004/ZONE CHANGE(ZONI 2002-00002/PLANNED DEVELOPMENT REVIEW(PDRI 2002-00001/ADJUSTMENT(VAR)2002-00020/ADJUSTMENT(VARI 2002-00021 MOORE'S MEADOW SUBDIVISION REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 17, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Phone#of Person(s) Commenting: • '\\) 1 R 4., REQUEST FOR COMMENTS CITY OFTIIGARD Community Deve(opment Shaping (Better Community DATE: lune 3,2002 TO: Matt Stine,Urban Forester/Public Works Department FROM: City of Tigard Planning Division RECEIVED STAFF CONTACT: Brad Kilby,Associate Planner(x388) JUN 2 4 2002 Phone: (503)639-41/1/Fax: [5031684-1291 CITY OF TIGARD PLANNING/ENGINEERING SUBDIVISION(SUB)2002-00004/ZONE CHANGE QON)2002-00002/PLANNED DEVELOPMENT REVIEW[PDR) 2002-00001/ADJUSTMENT(VAR)2002-00020/ADJUSTMENT(VAR)2002-00021 ➢ MOORE'S MEADOW SUBDIVISION < REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 17, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ©/ P(bT&TCOA1 A E V ICES C$-NAJO r t 5UF-fi1c t ENT IF- T FFE cu 22 Env r b�4Ns la r /D ro /AK 7 L1.-- A- D Pi tJ8w o9-y/RGAb �nl (TS c tkkR J TOiy'. 41 S}4v t&1.-1 8 E L T£11 A-L ON )1 I-E SotAYI-taRtJ Sc ATh 44t/ 0C 71415 PgZ 'cr. 1E- ?ik r-c rto v o F I'ktn SYSretAS j0 Q u'--tr wxreA1r t ve au o 'rl�E ,s 13E G 7 a "rid-EV k/f4AFT TO PS t-E' aQ 7"14'lg. Name&Phone#of Person(s) Commenting: A REQUEST FOR COMMENTS CITY OF TIGARD Community cDevetopment Shaping A Better Community DATE: lune 3,2002 RECEIVED PLANNING TO: lim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division JUN 0 6 2002 CITY OF J iuARL' STAFF CONTACT: Brad Kilby,Associate Planner[x3881 Phone: 15031639-4111/Fax: 15031684-1291 SUBDIVISION(SUB)2002-00004/ZONE CHANGE(ZONI 2002-00002/PLANNED DEVELOPMENT REVIEW MDR) 2002-00001/ADJUSTMENT[VAR)2002-00020/ADJUSTMENT[VARI 2002-00021 MOORE'S MEADOW SUBDIVISION REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 17, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: 7 We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Phone#of Person(s) Commenting: J,M v to\k ZSto 1 411‘ REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: June 3,2002 TO: Dennis Koellermeier,Operations Manager/Water Department RECEIVED PLANNING FROM: City 01 Tigard Planning Division JUN 0 5 2002 STAFF CONTACT: Brad Kilby,Associate Planner[x388) CITY OF TIGARD Phone: [503)639-41/1/Fax: [503)684-1291 SUBDIVISION[SUM 2002-00004/ZONE CHANGE[ZONI 2002-00002/PLANNED DEVELOPMENT REVIEW[PDR) 2002-00001/ADJUSTMENT[VAR)2002-00020/ADJUSTMENT[VAR)2002-00021 MOORE'S MEADOW SUBDIVISION REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 17, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: IP(A.tS cony rnv,n,S Name & Phone#of Person(s) Commenting: R314114/' De 361 r_LA I11:11-i iWw--- 441,43 all C o f T I A R D II~. CzS 474f-ir G EOGNAPN IC NFORTION SYSTEM.�- � `, VICINITY MAP mac •. IA% `c,I SUB2002-00004 gfo,.r�',� TON2002-00002 I � :IN e PDR2002-00001 .mac VAR2002-00020 4 VAR2002-00021 HN .N ■,4ab * .. �� , 1 ii. S.oI 4 MOORE'S MEADOW if,giiier •* Q` SUBDIVISION Wi■ 0,134** � ST, b •'S FE18j IS r.a Ixa. alii■ ■ ♦ ♦ -•♦ T sr ,16, r __ `` ♦ Q. . , - BEEF 0EN0 RD. R.a., I0 I ..::,II� , *,1\ Tiavd Area Map♦- 9°' N ♦ .;* 0 200 400 600 Feet 403 feet hQN� C\"*. �� 1"=A 4. I� ,4, 01 City of Tigard Information on this map is for general location only and , should be verified with the Development Services Division. y ,. . 13125 SW Hall Blvd III 1 •� Tigard,DR 97223 ' . (503)639-4171 4U Atil ' . hltp:dww.v.ci.tigard.or.ua Community Development Plot date:May 31,2002;C:Magic\MAGIC03.APR i , ' . f / i ''' / 644°5:3 r i / `■ /\ j _ 76e �� /'q /gym <� '4.E st \ I \ ka / \\ �\ / / / 4441 •S 3Z43, / s(,, 193 z6� . .........t..„............•�' ` \ ,, /� / / \ ti r S \ / 1r , � ss 344' \ T7./i' ------1.741-7.°' se lo". vh. , Art/00. es /` toLtdR • R /C ,4 C ,� , s� , Sp.,\ S�sF 9 ;T. \c . ' • O s407- / C/ see, se,,, t :p / / sc / / // / ♦;:`� CR�h'I of i 4 cs c444. • / / / / i CITY OF TIGARD T SUB2002-4/Z0N2002-21 PDR2002.11 VAR2002-20 !VAR2002-21 CITY OF HOARD SITE PLAN N MOORE'S MEADOW (Map is not to scale) .---\ ‘,. 1 - I,..7 44=K,)(..? 4 5'''T ' . . '.,„f "7147 \ ' l - , •17" IE: ou E) 67.04 -----4- 1,' I i 2" IE IN(S)--- bbt; v----: lo 00' STORM - — ' k• ----1 : ' ..f .' 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SSMH —1 ...24 ____ i ti.i--:-.."---- O:1E7D4COAB°U-T(E)---171.90 \ 881:1:47:71:)ilsNI:(9(S:).\:---_1644.1.I F" IE Oki T(N)==iee*.fki : l...1.10.:11p 1 ,' PROF'Oe. , AFI:Nlf;FA:N:1 PROPO: LINE AN EXISTING AND VA EXISTIN REQUEST FOR COMMENTS CI OF IGARD Community Development SFapingA Better Community DATE: lune 3,2002 TO: n Roy,Property Manager/Public Works Department RECEIVED PLANNING FROM: City of Tigard Planning Division JUN 0 5 2002 STAFF CONTACT: Brad Kilby,Associate Planner(x388) CITY OF TIGARD Phone: (5031 639-4111/Fax: (503)684-1291 SUBDIVISION(SUB)2002-00004/ZONE CHANGE(ZON)2002-00002/PLANNED DEVELOPMENT REVIEW(PDR) 2002-00001/ADJUSTMENT(VAR)2002-00020/ADJUSTMENT(VAR)2002-00021 ➢ MOORE'S MEADOW SUBDIVISION < REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 17, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. �ease refer to the enclosed letter. f/ Written comments provided below:)g:7,14 • _ 0 �` � ' i�a[ ' � Algid/ ? .tit` jee j_zt/ Name & Phone#of Person(s) Commenting: REQUEST FOR COMMENTS CITY OF IIGARD Community LneveTopment Shaping Better Community DATE: lune 3,2002 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Brad MIhy,Associate Planner(x3881 Phone: [503]639-4171/Fax: [5031 684-1297 SUBDIVISION[SUB]2002-00004/ZONE CHANGE[ZON]2002-00002/PLANNED DEVELOPMENT REVIEW[PDRI 2002-00001/ADJUSTMENT[VAR]2002-00020/ADJUSTMENT[VAR)2002-00021 ➢ MOORE'S MEADOW SUBDIVISION < REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 17, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: Name& Phone#of Person(s) Commenting: ` CIT'. F TIGARD REQUEST FOR CO. TENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS ■ FILE NOS.: JUR aOOa_c X -1 POR Do02-cam( FILE NAME: f ' OOKES (Y\C.YA)DON,3 CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: tientral ❑East ❑South OWest Proposal Descrip.in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr. _COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. ,'OLICE DEPTJJim Wolf,Crime Prevention Officer UILDING DIVISION/Gary Lampella,Building Official Tit ENGINEERING DEPTJBrian Rager,Dvlpmnt.Review Engineer 4/VATER DEPTJDennis Koellermeier,Operations Mgr. _CITY ADMINISTRATION/Cathy Ai/PUBLIC ,� ATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy.Property Manager UBLIC WORKS/Matt Stine,Urban Forester r.PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.DJSherman Casper,Permit COOrd.(SOR/CUP re:TIF) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.* UALATIN VALLEY FIRE&RESCUE* /TUALATIN VALLEY WATER DISTRICT♦ /CLEANWATER SERVICES* Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON 111 _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge Irish Bunnell,Deveiopment services PO Box 369 PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING 111 _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM 111 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland.OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,GrovAhMan m apeettCoordiator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris _ Mel Huie,Greenspaoes Coordinator(cPA2oA) Larry French(Comp.Plan Amendments Only) Routing CENWP-OP-G —CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY 111 • _ OR.DEPT.OF ENERGY(POwedinesinArea) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division(Monopole Towers) 155 N.First Avenue _CITY OF LAKE OSWEGO* Routing TTRC–Attn: Renae Ferrera Tom Highland,PlannWp Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 111 _Anne LaMountain(IG/wRO) _CITY OF PORTLAND (Notify oni r y for wetlands and Potential env. ental Impacts) _Sonya Kazen,Development Review Coordinator _Phil Healy(IGAAIRB) David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacaons) _Steve Conway(GeneralApps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(CAA )si 14 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)Ms 1s Portland,OR 97204 _Doria Mateja(ZCO)MS 14 — WCCCA(911)(MOnoPOI.T.w.rs) _ODOT,REGION 1 -DISTRICT 2A ilt Dave Austin Jane Estes,Permitspeclawsl 17911 NW Evergreen Parkway 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97006 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northem/Santa Fe RJR Predecessor) Robert I.Melbo,President&General Manager 110 W.10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _AT&T CABLE RI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Project is Wthin%Met of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin.Project Planner • Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 1'PORTLAND GENERAL ELECTRIC Aelf4W NATURAL GAS COMPANY r1/ERIZON _ QWEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Jeri Cella,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 AerrIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.948 _ AT&T CABLE(Apps.Edlia.N.d9aw) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 6960 SW Sandburg Street 16550 SW Merle Road 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Portland,OR 97232 111 INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:(pattyvnasters\Request For Comments Notification List 2.doc (Revised: 8-Mar-02) MATLING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING TI 4.4 CITY OF TIGARD Community Deve(opment Shaping Better Community , Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropiate Box(s)Below) Z NOTICE OF PUBLIC HEARING FOR: SUB2002-4/10N2002-2/PDR2002-I/VAR2002-20 & 21—MOORE'S MEADOWS SUB. (7115/2002) File No/Name Reference) (Date of Public Hearing) _ City of Tigard Planning Director Tigard Hearings Officer Z Tigard Planning Commission Tigard City Council A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on lune 24,2002, and deposited in the United States Mail on lune 24,2002, postage prepaid. c_ • 1-174;/ (Person that Prpare. •tice) STATE of OW,EGOX ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the ( day of , 2002. OFFICIAL SEAL DIANE M JELDERKS ' NOTARY PUBLIC-OREGON COMMISSION NO 326578 MY COMMISSION EXPIRES SEPT.07,2003 NOT RY al& EGO My Commission Expire 0 EMIT NOTICE TO MORTGAGEE, LIENHOLUER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. ., L ,, CITY OF TIGARD Community(Development Shaping f7 Better Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION,AT A MEETING ON MONDAY, JULY 15, 2002 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NOS.: SUBDIVISION SUB 2002-00004 ZONE CHANGE (ZGN) 2002-00002 PLANNED DEVELOPMENT REVIEW (PDR) 2002-00001 ADJUSTMENT TMENT (VAR) 2002-00021 FILE TITLE: MOORE'S MEADOW SUBDIVISION APPLICANT: Alpha Engineering, Inc. OWNER: Robert Moore, Trustee Attn: Tom McConnell 12575 SW Grant Avenue 9600 SW Oak Street, Suite 230 Tigard, OR 97223 Portland, OR 97223 REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul- de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD PLANNING COMMISSION AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT VA. _. TEN TESTIMONY ON THIS PROPOL J ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE PLANNING COMMISSION WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER Brad Kilby AT (503)639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. pry__ .• .._-vrwm�■�_ ' her CITY aI iIGAHU mi: =1,. ,� • t VICINITY MAP IN •� L tit k*" tB202004' S0 -00 ��1-l�'`�' - •� VAR2002-00020 _ • I •. r / VAR2002.00021 „ •• � � MOORE'S MEADOW�, •" ,,��• . ,.�. SUBDIVISION ip ��.., �e%4 fF4 :Z k • ".4001 swp ,n _IP AO' 4 4:*4,■■ #. ! ♦ *°* ,,la)40 0 7 ■ -NA -- . . HI' 2S 102 B C-00115 2S 102B C-00800 ARBUTHNOT STEPHEN P COLLING CHARLES W 7080 SW PALMER WAY 13835 SW HALL BEAVERTON,OR 97007 TIGARD,OR 97223 2S102BB-01800 102BD-00901// BEMIS THERESA CO G ARLES W 12535 SW GRANT AVE 13835 f' ••LL TIGARD, OR 97223 TJ ARD,OR • 23 2S102BC-00107 2S102BA-02700 BISSETT CRAIG ALLEN CORCORAN-DUDLEY ELAINE 10295 SW BROOKSIDE CT 3929 SW FRIAR RD TIGARD,OR 97223 TOPEKA,KS 66610 2S 1028 D-01001 2S 1028 B-00804 BLINE RONALD G& CUMMINS BRIAN S SAGUN JUDITH L 12430 SW BROOKSIDE AVE 2190 SKYLINE DR TIGARD,OR 97223 SEASIDE,OR 97138 2S 102B B-01400 2S 102B B-00808 BOGDEN ROBERT W AND CUNNINGHAM LAWRENCE BARBARAJ SUZETTE 9940 SW JOHNSON STREET 10130 SW BROOKSIDE PLACE TIGARD, OR 97223 TIGARD,OR 97223 2S102BA-02100 2S102BC-00106 BORSCH LUCILLE HUGHES AND DICKMAN ALFRED E&CLAUDIA H JOSEPH ANTHONY 10290 SW BROOKSIDE CT 9935 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BC-00104 2S10213B-00821 CARTER LESLIE E&BENNETT S DIX LOUIS G JR&KATHI A 12555 SW BROOKSIDE CT 27330 SW GRAHAMS FERRY RD TIGARD, OR 97223 SHERWOOD,OR 97140 2S102BB-00811 2S1028C-00110 CHABOT RYAN D& DIX LOUIS JR&KATHI SARAH E 27330 SW GRAHAMS FERRY RD 10270 SW BROOKSIDE PL SHERWOOD,OR 97140 TIGARD, OR 97223 2S 102B B-00823 2S 102B C-00113 CHATFIELD WALTER H&THELMA J C DOHERTY JASON A& 10345 SW JOHNSON ZENA R TIGARD,OR 97223 12570 SW BROOKSIDE AVE TIGARD,OR 97223 2S102BB-01000 2S102B8-01302 COCHRANE CHRISTINE M EISENHAUER WILLIAM D&DAWN P Go PEARSON HENRY 0 AND 10000 SW JOHNSON ST DONNA M TIGARD,OR 97223 10085 SW JOHNSON STREET TIGARD,OR 97223 • 2S102BB-00801 2S102B8-00802 ELDARD RAYMOND J JR&CINDY J HAYS DAVID E AND MYONG S 12340 SW BROOKSIDE AVE 12370 SW BROOKSIDE AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 102BA-02102 2S 102BD-00801 ENGH KENNETH A/SHELLEY L HEFFERNAN PATRICK J&PATRICIA 9955 SW JOHNSON STREET 230 CHANDLER PL TIGARD,OR 97223 LAKE OSWEGO,OR 97034 2S102BA-02300 2S102BD-02201 ENRIGHT BRENDAN HEKIMIAN INC&RF INVESTMENTS& 21028 HWY 99E NE LANG RICHARD L&CHRISTINE H AURORA,OR 97002 BY RANDALL CONSTRUCTION CO INC 9500 SW BARBUR BLVD STE 300 PORTLAND,OR 97219 2S102BB-00807 2S102B8-00810 FISHER DARLENE D HENRY LARRY J&DEANNA L 12485 SW BROOKSIDE AVE 10240 SW BROOKSIDE PL TIGARD, OR 97223 TIGARD,OR 97223 2S1 026 C-01400 2S 1028 D-00700 FRAZEE JOHN J JR& NOREEN L HOHNER TERRANCE D REVOCABLE 10250 SW WALNUT ST LIVING TRUST ET AL TIGARD,OR 97223 9830 SW MCKENZIE ST TIGARD,OR 97223 2S102BB-00809 2S102BB-00805 FROHNERT FRITZ E HOLLAND CARL B&SUSAN D LIESELOTTE 12460 SW BROOKSIDE AVE 10210 SW BROOKSIDE PLACE TIGARD,OR 97223 TIGARD,OR 97223 2S102BB-00812 2S102BB-00817 GRAVES MICHAEL R AND HOOGENDAM KOLETTE M&SHANE M JANINE D 10245 SW BROOKSIDE PL 10300 SW BROOKSIDE PL TIGARD,OR 97223 • TIGARD,OR 97223 2S102BD-02300 2S102BC-00600 HANSON DOROTHY L IVERSON JAMES C&ANNA L Go FINGER ROGER A& PHYLLIS SAIKI 12675 SW GRANT AVE 610 NW SPRING AVE TIGARD,OR 97223 PORTLAND,OR 97229 2S 1028 D-01100 2S 1028 B-00822 HARDY GERALD T JACKSON ROBERT M& PO BOX 86276 NITA J TRS PORTLAND,OR 97286 9547 SW ELROSE ST TIGARD,OR 97224 2S 102BC-00700 2S 102B B-01201 HASSEL JOHN GEORGE JANSEN STEVEN J& 10115 SW WALNUT VICK-JANSEN PAMELA L TIGARD,OR 97223 20633 SW ELK HORN CT TUALATIN,OR 97062 2S102BC-01101 2S102BC-00300 JARVIS MICHAEL L&DIANNA C LORREN JOHNSON 10120 SW WALNUT ST 10155 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BA-02800 2S102BA-02103 JEFFRIES-BOWMAN ANDREA M LOUGHRAN THOMAS R& 9801 SW JOHNSON WEIDLING BRENT ERIK TIGARD,OR 97223 9965 SW JOHNSON ST TIGARD,OR 97223 2S 102BC-00111 2S 102BC-00105 JONES JAMES M&PATRICIA L MACK DAVID J 12530 SW BROOKSIDE AVE CHILSTROM LORI A TIGARD,OR 97223 10260 SW BROOKSIDE CT TIGARD,OR 97223 2S102BA-02101 2S102BC-00108 JONES MATTHEW O& MCNAMARA MICHAEL T&JULIE M PENCE-JONES ANNA R 10265 SW BROOKSIDE CT 9945 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S 102 B B-00803 2S 102 B B-00800 KARI JON A AND BECKY J MCVICAR BARBARA W&KRISTIN A 12400 SW BROOKSIDE ST Go MISTLER TERRY&LINDA TIGARD,OR 97223 10040 SW JOHNSON TIGARD,OR 97223 2S102B8-00816 2S102BB-00820 KONARZEWSKI HILDEGARD MILLER TIMOTHY L AND 10315 SW BROOKSIDE PL CARLA F TIGARD,OR 97223 12375 SW BROOKSIDE TIGARD,OR 97223 2S102BB-01200 2S102BB-01900 LEARY DAVID L AND MOORE ROBERT C TRUSTEE KATHLEEN J MOORE ELIZABETH R TRUSTEE 10020 SW JOHNSON PO BOX 23098 TIGARD,OR 97223 TIGARD,OR 97223 2S 102B C-00114 2S 102BC-01100 LEE KEVIN D MUMM RICHARD C PO BOX 1295 PO BOX J LANGLEY,WA 98260 ENTERPRISE,OR 97828 2S10288-00806 2S 102BC-01500 LINKHART RICHARD MUNRO RODERICK J&PATRICIA D T VERNETTA Go TINSLEY FRANK M IV&VICKY LYN 12490 SW BROOKSIDE AVE 10270 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S 102BA-02600 2S 102B B-01301 LOGAN MARTA R MURRAY JAMES A&MOLLY E 12394 SW GRANT AVE 9982 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BD-00900 2 02BC-00400 NGUYEN THAN LENG RAT N• : ALIN I 12660 SW GRANT AVE#1 6222 •f •GEWOOD TIGARD,OR 97223 • E OSWEG•,OR 97035 2S102BD-00702 2S102BC-01102 NICHOLAS PARTNERS LLC RESHEY JOSEPH A AND BY JOHN&SUSAN CARVETH MARILYN L 2215 NW 133RD PL 10160 SW WALNUT PORTLAND,OR 97229 TIGARD,OR 97223 2S 102BC-00112 2S102BD-00800 OLSON KERMIT E/MARILYN J ROMAN CATHOLIC ARCHBISHOP OF 12550 SW BROOKSIDE PORTLAND IN OREGON TIGARD,OR 97223 2838 E BURNSIDE PORTLAND,OR 97214 2S 102B C-00109 102B B-01600 OLSON KERMIT/MARILYN J R• •N CATHOLIC ARCSHOP OF 12550 SW BROOKSIDE PORT • DIN O:EGON TIGARD,OR 97223 2838 E : IE Pe= LAND,OR • 214 2S 102BC-00500 2S 102BD-00100 PADILLA MICHAEL W AND R• •N CATHOLIC =' HBISHOP OF APRIL C PORTL• • I► :•EGON 12645 SW GRANT 2838 ?••N TIGARD,OR 97223 P:•TLAND,OR 97214 2S 102B D-00904 2S 102B C-00902 PAXMAN SUSAN& RUST LEON D AND JANET B NATION KURT PO BOX 1014 6003 SW CORBETT AVE VISTA,CA 92083 PORTLAND,OR 97201 102B D-00905 2S 102BC-00701 P• ■ AN S- AN& SAMUELS ROBERT C ROBIN R NATIO •T 8735 SW LEHMAN ST 600 W COR:.TT AVE PORTLAND,OR 97223 ••RTLAND,OR 97201 2S102B8-00818 2S102BB-01300 PEREZ GUSTAVO& SHEARER EMMETT J/ELISE C MIRANDA MARIA 9980 SW JOHNSON 10225 SW BROOKSIDE PL TIGARD,OR 97223 TIGARD,OR 97223 2S102BB-01700 2S102B8-01500 RATKAI KATALIN SIMELE PAUL E& 12533 SW GRANT NGUYEN HANH T& TIGARD,OR 97223 PHAM MY DUNG THI 12583 SW 116TH AVE TIGARD,OR 97223 2S 102B B-01802 2S 102BA-03000 RATKAI KATALIN SINGH MAIHEN AND ARUNA 6222 SW EDGEWOOD 9777 SW JOHNSON LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S102BB-00900 2S102B8-01801 SMITH CHARLES R&DEBRA D TUBBS WILLIAM R JR&KIMBERLY K 10065 SW JOHNSON ST 12531 SW GRANT AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 102B B-00819 2S 102 BC-00103 SMITH JACULIN LEE VATERNICK GEORGE P 12405 SW BROOKSIDE AVE CAROLYN A TIGARD, OR 97223 13855 SW 114TH AVE TIGARD,OR 97223 2S 102B B-00833 2S 1028A-01900 SMITH STEPHEN A&CHRISTINE D WAGNER EDWARD AND MARIE G 10050 SW JOHNSON TRUSTEES TIGARD,OR 97223 9885 SW JOHNSON ST TIGARD,OR 97223 2S1028D-00701 2S1029A-01800 SPADA FRED TRUSTEE WAGNER MARK J&EDWARD WIENER NORMAN J TRUSTEE 9865 SW JOHNSON ST BY WENDY'S INTERNATIONAL INC TIGARD,OR 97223 PO BOX 256 ATTN:TAX DEPT 1514 DUBLIN,OH 43017 2S102BD-00400 2S102BC-01200 ST ANTHONY'S PARISH WALP GEORGIA J 9905 SW MCKENZIE 10200 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BA-02200 2S102BB-01202 STROUM DONALD M& WATKINS ROBIN L& ANDREA J FORD KELLY J 9975 SW JOHNSON ST 10010 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S 102B B-00824 2S 102BC-00102 STUART KATHLEEN M WEEKS CHERREE L& 10375 SW JOHNSON WINTER RAVEN E TIGARD,OR 97223 12595 SW BROOKSIDE AVE TIGARD,OR 97223 2S 02BB-00832 2S102BC-07800 TIG D C OF WOODARD CHARLES L ARLIE 1312 ALL 10215 SW WALNUT ARD,O 97223 PO BOX 23303 TIGARD,OR 97223 2S 102BD-01300 2S 102BC-07700 TOSCO CORPORATION W•'DARD CH,e ES L ARLIE PROPERTY TAX DEPT-DC17 10215 , ■ • NUT PO BOX 52085 PO Be 23 PHOENIX,AZ 85072 T ARD,OR 9 223 2S 102BA-02900 2S 102BC-07900 TRAN HAO WO•!•RD CHA' S L ARLIE HOEMT 10215 S , ■ - NUT 9789 SW JOHNSON PO By 2336 TIGARD,OR 97223 T ARD,OR 9 ' 3 2 102BC-00200 We•DARD C- •RLES L ARLIE 1021 ALNUT AVE PO :: 03 T ARD,OR •7223 2S102BC-06800 WOODARD JON N 10097 SW WOODARD LN TIGARD,OR 97223 2S102BC-06900 WOODARD MARC T&ELIZABETH M 7224 LINDA VISTA DR CITRUS HEIGHTS,CA 95610 2S102BA-01400 WOODARD PARK APARTMENTS LLC 2083 NW JOHNSON ST#1 ATTN: ROBERT D BALL PORTLAND,OR 97209 2S102BC-01300 ZIGLINSKI ANTHONY N&E PATRICI TRUSTEES 10230 SW WALNUT TIGARD,OR 97223 Robert Moore, Trustee 12575 SW Grant Avenue Tigard, OR 97223 Alpha Engineering, Inc. Attn: Tom McConnell 9600 SW Oak Street, Suite 230 Portland, OR 97223 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 AFFIDAVIT OF MAILING Al* CITY OF TIGARD Community(Development Shaping Better Community I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard, Washington County, Oregon and that I served the following: ;Check Appropriate Box(s)Bebw) © NOTICE OF FINAL ORDER FOR: SUB2002-4/10N2002-2/PDR2002-I/VAR2002-20 & 21 — MOORE'S MEADOW SUB. 1 7/15/2002 AMENDED NOTICE (File No/Name Reference) (Date of Public Reanngs) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ® Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on July 22,2002, and deposited in the United States Mail on July 22,2002, postage prepaid. (Person that Prepared Iotice) STATE of OGON ) County of`Was ington )ss. City of �gard ) /3 Subscribed and sworn/affirmed before me on the /3 day of s. : , 2002. dr OFFICIAL SEAL 0-='*'Y. DIANE M JELDERKS NOTARY PUBLIC-OREGON COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 j I ' I 1 1 ( 1 1, My Commission Exuir 2/7 Qi EXIT r ;, 120 DAYS = 9/19/2002 CITY TIGARD Community Deve(opruent Shaping Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 2002-02 PC BY THE PLANNING COMMISSION Case Numbers: SUBDIVISION (SUB) 2002-00004 ZONE CHANGE (ZON) 2002-00002 PLANNED DEVELOPMENT REVIEW (PDR) 2002-00001 ADJUSTMENT (VAR) 2002-00020 ADJUSTMENT (VAR) 2002-00021 Case Name: MOORE'S MEADOW SUBDIVISION Name of Owner: Robert Moore, Trustee Name of Applicant: Alpha Engineering, Inc. Attn: Tom McConnell Address of Applicant: 9600 SW Oak Street, Suite 230 Portland, OR 97223 Address of Property: 12575 SW Grant Street Tax Map/Lot Nos.: Washington County Tax Assessor's Map No. 2S102BB, Tax Lot 1900. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A SUBDIVISION, ZONE CHANGE, PLANNED DEVELOPMENT, AND TWO ADJUSTMENTS. THE CITY OF TIGARD PLANNING COMMISSION HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE PLANNING COMMISSION HELD A PUBLIC HEARING ON JULY I 5, 2002 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Request: ➢ Approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul-de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. Zoning Designation: R-4.5; Low-Density Residential District. Applicable Review Criteria: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. Action: ➢ ❑ Approval as Requested D Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper and mailed to: D Owners of Record Within the Required Distance D Affected Government Agencies D The Affected Citizen Involvement Team Facilitator D The Applicants and Owners The adopted findings of fact and decision can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: THIS DECISION IS FINAL ON JULY 22, 2002 AND BECOMES EFFECTIVE ON AUGUST 6, 2002 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Review Authority is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON AUGUST 5, 2002. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. NOTICE OF FINAL ORDER NO. 2002-02 PC BY THE PLANNING COMMISSION CITY OF TIGARD Community(Development FOR THE CITY OF TIGARD, OREGON Shaping) (Better Community A FINAL ORDER APPROVING A LAND USE APPLICATION FOR A SUBDIVISION, ZONE CHANGE, PLANNED DEVELOPMENT, AND TWO ADJUSTMENTS. THE COMMISSION HELD A PUBLIC HEARING TO RECEIVE TESTIMONY ON THIS APPLICATION ON JULY 15, 2002. THE PLANNING COMMISSION HAS BASED THEIR DECISION ON THE FACTS, FINDINGS AND CONCLUSIONS DESCRIBED IN FURTHER DETAIL WITHIN THIS FINAL ORDER. 120 DAYS = 09/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: MOORE'S MEADOWS SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2002-00004 Planned Development Review (PDR) PDR2002-00001 Zone Change (ZON) ZON2002-00002 Adjustment (VAR) VAR2002-00020 Adjustment (VAR) VAR2002-00021 PROPOSAL: Approval of a 9-lot Subdivision and Planned Development with concurrent Zone Change on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,145 square feet. The applicant is also seeking an Adjustment to the cul-de-sac Iencth standard, and an Adjustment to the intersection spacing requirements of Pie Tigard Development Code. APPLICANT: Alpha Engineering, Inc. OWNER: Robert Moore, Trustee Attn: Tom McConnell 12575 SW Grant Avenue 9600 SW Oak Street, Suite 230 Tigard, OR 97223 Portland, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12575 SW Grant Avenue; WCTM 2S102BB, Tax Lot 1900. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.130, 18.310, 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. SECTION II. PLANNING COMMISSION'S DECISION The Planning Commission finds that the proposed development meets the applicable approval criteria of the Tigard Community Development Code and that the proposal will not adversely affect the health, safety and welfare of the City. The Planning Commission, therefore, APPROVES the requested Land Use Applications subject to the following conditions of approval: NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 1 OF 30 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 1. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required for this project to cover the frontage and onsite infrastructure improvements for the development. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to construction, the applicant shall submit written proof of the offsite storm drainage easement. 5. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of Grant Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a neighborhood route from curb to centerline equal to 16 feet; B. provide appropriate striping to indicate transition from new improvement to existing edge of pavement at each end of the sites frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk with a planter strip; F. street trees in the planter strip spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; underground utilities or pay fee in lieu; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Grant Avenue in a safe manner, as approved by the Engineering Department. 6. The proposed private street shall have a minimum pavement width of 24 feet at the entrance taper to 20 feet where necessary to protect the large trees and then taper back to 24 feet for the remainder. 7. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street shall meet the City's public street standard for a local residential street. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 2 OF 30 8. The offsite storm drainage line shall be constructed of either PVC C-900 or ductile iron pipe materials. 9. Final design plans and calculations for the proposed private water quality and detention facility shall be submitted to the Engineering Department (Brian Rager) as a part of the Public Facility Improvement (PFI) permit plans. Included with the plans shall be a proposed landscape plan and maintenance plan. 10. 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. 11. The final water plan design shall be reviewed and approved by the Public Works and Engineering Departments. The applicant will be required to place the water meters for the nine lots at the ROW line of Grant Avenue. Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 12. Prior to site work, the applicant shall comply with the recommendations of the arborist report, and shall provide the City arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 13. Prior to site work, the applicant shall notify the City arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 14. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $360.00. (STAFF CONTACT: Shirley Treat, Engineering). 15. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it or by the homeowners association. 16. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 17. Prior to approval of the final plat, the applicant shall demonstrate that they have formed and incorporated a homeowner's association. 18. The applicant shall either place the existing overhead utility lines along SW Grant Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $4,840.00 and it shall be paid prior to approval of the final plat. 19. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private water quality/detention facility will be jointly owned and maintained by the developer or by the future homeowners within the subdivision or by the homeowners association. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 3 OF 30 20. 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 water quality/detention facility. 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 facility. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 21. 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. 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. 22. 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 Grant Avenue (27 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). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 23. At the time of final subdivision plat approval, the applicant shall convey title for the proposed open space to a homeowner's association in accordance with the requirements of Section 18.350.110.A.2.b of the Tigard Development Code. Such Conveyance shall be noted on the final plat. 24. Prior to final plat approval, the developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 25. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 26. Prior to the issuance of building permits, "no parking" signs shall be installed along the length of the private street in conformance with the City of Tigard engineering department. 27. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 4 OF 30 28. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: the City apart from this condition, and in accordance with the City's model home policy may issue model home permits). 29. Prior to issuance of building ermits, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the City's GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 30. At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 31 . Prior to issuance of building permits for structures on the individual lots within this development, the applicant shall demonstrate compliance with the height requirement of the underlying zone. The requirement calls for a 30-foot maximum height for primary units and 15- feet maximum for all accessory structures. 32. Prior to the issuance of building permits on the individual structures within this development, the applicant shall demonstrate compliance with the following setbacks on all lots. Front Yard: 12 feet for porches, 15 feet for the primary structure, and 20 feet for garages. Rear Yard: 15 feet. Side yard: 5 feet. 33. Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on SW Grant Avenue and the private street for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 34. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. 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 NOTICE OF FINAL ORDER NO 2002-02 PC BY THE PLANNING COMMISSION PAGE 5 OF 30 the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 6 OF 30 Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. SECTION III. BACKGROUND INFORMATION Site History The property is currently developed with one single-family residence and several outbuildings that have been periodically updated. A search of city records found no previous land use cases associated with this parcel. Vicinity Information: The site is located on the north side of SW Grant Avenue and east of SW McKenzie Street. There are single-family residences to the north, east and west of this property. St. Anthony's Catholic Church is located directly south of the property. Proposal Information: The subject site is currently zoned R-4.5. The site slopes gently south to north. A single-family home and several accessory structures currently occupy the site. The applicant has indicated that the home will remain on the lot, while all other buildings will be removed. The applicant is seeking approval of a 9-lot planned development subdivision with concurrent zone change on 1.91 acres, an adjustment to the intersection spacing requirements of the Tigard Development Code, and an adjustment to the cul-de-sac length requirements. Planned developments by nature are developments, that if found to promote innovative design, protect and provide natural features, and to provide landscape features and amenities, entitle the developer to more flexibility within the development. In review of the proposal, staff is not entirely convinced that this development warrants the flexibility requested. The applicant has set aside some open space and proposed preservation of the majority of the larger trees on site. However, as discussed later in this report, staff is convinced that a design that brings the private street to the southeast end of the property will better align the private street with SW McKenzie Street and serve to protect more of the larger trees. The southeastern alignment would also allow the street width standard to be met. 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 9-lot subdivision on 1.91 acres. The lots are to be developed with detached single-family homes and one existing single-family home is to remain. Lot sizes within the development are between 5,000 and 9,145 square feet. This use is classified in Code Chapter 18.130 (Use Classifications) as Household Living. The site is located within the R-4.5, Low Density Residential District. Table 18.510.1 lists household living as a permitted use in the R-4.5 zone. Planned Developments are permitted in all districts. The applicant has applied for conceptual and detailed planned development approval in conjunction with the subdivision. SUMMARY LAND USE PERMITS: CHAPTER 18.310 NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 7 OF 30 Defines the decision-making type to which the land-use application is assigned. This is a Planned Development/Subdivision, which is defined as a Type III-PC Application. Adjustments are typically type II, however, when applications are heard concurrently, the highest decision making body will make the decision on all matters. DECISION 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 criteria. Type III-PC actions are decided by the Planning Commission with appeals to the City 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. In addition, the applicant is required to post the site with notice of the public hearing. Staff has verified that the site is posted. Staff has not received any written comments from any neighbors about this application. Several months ago, shortly after the neighborhood meeting was held, staff received a letter from an adjacent property owner that expressed concerns about the new development. The owner has not responded to the application, and staff has not been able to locate the letter. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL PLANNED DEVELOPMENT STANDARDS: CHAPTER 18.350 The applicant has requested a Planned Development (PD) overlay zone change for the subject property. 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. The following addresses compliance with the process and applicable base zone standards. The Planned Development Process: Section 18.350.030 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 all three elements of the planned development process, overlay zone, concept plan, and detailed plan. 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; The lot sizes range between 5,000 and 9,145 square feet, and there are three tracts proposed to accommodate the private street, the drainage facility, and the proposed open space. The required lot size for the R-4.5 zoning district is 7,500 square feet unless an applicant specifically requests different lot sizes through the Planned Development (PD) process. The proposed lots all meet or exceed 50 feet in width. Lot depths range from approximately 100-120 feet deep. The applicant has identified and detailed the requested lot dimensional standards for this development, and the minimum and maximum density requirements have been satisfied as discussed later in this report. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 8 OF 30 Site coverage: The site coverage provisions of the base zone shall apply; There is no site coverage requirement in the R-4.5 zone; therefore, this criterion is not applicable. Building height: The building height provisions shall not apply; and The height restriction does not apply within a Planned Development as long as the developer proposes an alternative that is approved. In this case, the developer has not requested an alternative height requirement, but has indicated that the lots will be developed with single-family residences. Because it is not proposed to the contrary, development within this development will be subject to the height requirements of the underlying zone. FINDING: The applicant has not proposed a height requirement for development within the Moore s Meadow Planned Development. CONDITION: Prior to issuance of building permits for structures on the individual lots within this development, the applicant shall demonstrate compliance with the height requirement of the underlying zone. The requirement calls for a 30-foot maximum height for primary units and 15 feet maximum for all accessory structures. 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; Buildings on Lot 1 are existing and maintain the required 20-foot front yard setback in the R-4.5 zone. The applicant is proposing a 12-foot front yard setback for porches and 15-foot front yard setbacks for the front facade of the main structure within this development. The applicant has stated that garages will maintain a 20-foot front yard setback. The applicant has also stated that the rear yard setback will be the same as that required by the underlying zone. The rear yard setback is 15 feet for all structures in this development. This criterion is satisfied. 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 not proposed any alternative side yard setbacks. The side yard setback is proposed to be 5 feet for all structures in this development. This criterion has been met. 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; (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 All homes are proposed with a garage setback of at least 20 feet, and the applicant has only requested reduced front yard setbacks for this development. All other setbacks that are required in the underlying zone will be imposed, as there have been no requests for deviation. This criterion has been met. FINDING: The applicant has only requested a reduced front yard setback of 12 feet for porches, 15 feet for the front facade of the main structure. CONDITION:Prior to the issuance of building permits on the individual structures within this development, the applicant shall demonstrate compliance with the following setbacks on all lots. Front Yard: 12 feet for porches, 15 feet for the primary structure, and 20 feet for garages. Rear Yard: 15 feet. Side yard: 5 feet. Other provisions of the base zone: All other provisions of the base zone shall apply except as modified by this chapter. Any additional provisions of the base zone are discussed within the body of this report or will be reviewed during the building permit phase. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 9 OF 30 FINDING: The base zone standards that are related to the previously discussed criteria have been satisfied. 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 Section 18.430. The application has met or can be conditioned such that the subdivision provisions are satisfied. 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: • 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 applicant has not requested any density bonuses. Density will be discussed later in this report under Chapter 18.715. Chapter 18.730, Exceptions to Development Standards; None apply. This criterion is not applicable. Chapter 18.795, Visual Clearance Areas; The proposal indicates that there are several trees that are scheduled to remain and are within the visual clearance area. During a recent visit to the site by staff, the visual clearance area was observed and there were no apparent obstructions. All trees within the visual clearance area must be maintained in accordance with the requirements of Chapter 18.795, and any violations of this chapter will be remedied through code enforcement. Chapter 18.745, Landscaping and Screening; NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 10 OF 30 This is a single-family proposal adjacent to single-family homes in a R-4.5 zoning district. As such, there are no requirements for screening or buffering from neighboring properties. However, as discussed later in this report, the applicant is required to landscape at least 20% of the site within a Planned Development. The applicant has provided a landscape plan for Tracts B and C, and a street tree plan for Grant Avenue and Tract A. These plans have been discussed in further detail elsewhere in this report, and staff has recommended conditions to ensure that the criterion is satisfied where the plans have been found to be deficient. Chapter 18.765, Off-street Parking and Loading Requirements; The applicant has proposed that all homes will be provided with 2-car garages and at least 20 feet in front of the garages, which should provide more than enough parking for the development. The minimum requirement for household living is one space for every unit. This criterion is satisfied. Chapter 18.705, Access, Egress and Circulation; and The applicant has indicated in the narrative that a driveway that is at least 15-feet wide will serve each dwelling. The minimum required width for a driveway is 10-feet. The proposed private street improvements are evaluated under discussion of compliance with street and utility standards in Section 18.810 later in this report. Chapter 18.780, Signs. No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. FINDING: Staff finds that the proposed development is consistent with the guidelines listed in the Planned Development Section 18.350.100.B.2. 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; A stand of trees located at the front of the site and adjacent to SW Grant Avenue is proposed to remain. However, a review of the submittal indicates that the private street is not adequate in width, and in order to bring the street to the required width, the very trees that are proposed to remain may be damaged causing removal. The proposed layout does not adequately protect the single feature on the property that is unique. Other than the trees, there are no unique features directly attributed to this lot that could be protected. The topography is relatively flat, but the lots have been located to drain into a proposed drainage facility located on the east property line. FINDING: The width and location of the private street does not preserve the existing trees to the greatest degree possible. Staff recommends that the Planning Commission consider the benefit of relocating the private street to the southeast property line to better protect the grove of trees and request that the applicant redesign the project to accommodate this change. Structures located on the site shall not be in areas subject to ground slumping and sliding; There is no evidence within the record or within any city record related to this property to suggest that the property is located within an area subject to ground slumping and sliding. The applicant has stated that a soils report will be completed prior to applying for building permits. 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 current proposal does not allow any reduced setbacks along the rear and side yard setbacks. With the exception of the front-yard setback, the new homes will comply with the underlying zone setbacks. A reduced side-yard setback may be required on lot 1 to accommodate a different location of the private street. This criterion is satisfied. NOTICE OF FINAL ORDER NO 2002-02 PC BY THE PLANNING COMMISSION PAGE 11 OF 30 The structures shall be oriented with consideration for the sun and wind directions, where possible; and The proposed structures are oriented to the south and east. Site constraints do not allow further building orientation for sun and wind. Trees preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Trees are preserved to the maximum extent possible for this proposal, given the density and infrastructure needs of the developable portion of the site. A redesign of the planned development may preserve more trees. For a complete discussion of the tree preservation requirements for this proposal, refer to the discussion of compliance with the requirements of Chapter 18.790. 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; Because the proposed development is for single-family homes in a single-family neighborhood, the TDC does not require any additional buffering. The applicant has proposed to landscape the open space tract, the drainage tract, and maintain the existing grove of trees at the front of the property. This criterion is inapplicable. 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: • 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. As stated previously, there is no requirement for buffering between existing single-family homes and new single-family homes. This criterion is inapplicable. 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. The applicant has proposed screening of the private road along the east property line. There are no proposed storage areas or other proposed activities that would require screening under this proposal. This criterion is satisfied. 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. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 12 OF 30 Access and circulation: The number of allowed access points for a development shall be provided in Chapter 18.705; As discussed later in this report, the proposed development fails to comply with the access standards in Chapter 18.705. and 18.810. The applicant has requested two adjustments that are discussed later in this report. All circulation patterns within a development must be designed to accommodate emergency vehicles; and Referral comments from Tualatin Valley Fire and Rescue indicate that the proposed circulation system for the development is acceptable if their conditions are addressed. See Section VIII of this report for more details. Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. The project fronts on SW Grant Avenue, which is a neighborhood route in the recently adopted Transportation Systems Plan. No pedestrian or bicycle ways are planned in the vicinity of this project. However, the applicant has proposed a half-street improvement on SW Grant Avenue that will include construction of a sidewalk along the frontage of this project. This criterion does not apply. 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; The open space and drainage tracts of this proposal constitute 16% of the site area. The applicant has provided a landscape plan for these areas. Once the lots are developed and landscaped, the project will exceed the minimum 20% landscape criteria. The planting plan involves plantings within Tracts B and C, and includes a mixture of trees, shrubs, and ground cover. This criterion has been met. 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 There is a bus line that runs along SW Grant Avenue with bus stops located at the intersections of SW Johnson/SW Grant and SW Walnut/SW Grant. Tri-Met officials have been notified of the proposed development and have not indicated a need for transit facilities at this location. The applicant has not proposed any transit facilities, but is proposing a half-street improvement along SW Grant Avenue. Signs: No signage is proposed with this application. Pa�rkin : All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter Chapter 18.765; 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. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 13 OF 30 Parking will comply with all applicable requirements of Chapter 18.765. Refer to the previous discussion of compliance with parking standards in Section 18.350.100.B.2.e. 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; 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 pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. No areas within the 100-year floodplain exist on the site. This criterion is not applicable. FINDING: The proposed development complies, or can be conditioned to comply with all planned development approval criteria contained in Section 18.350.100 of the Tigard Development Code. 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 lproposed for dedication to the City must be acceptable to it with regard to the size, shape, ocation, improvement and budgetary and maintenance limitations; 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: • The continued use of such land for the intended purposes; • Continuity of property maintenance; • When appropriate, 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 indicated that the open space areas on the site will be conveyed to the developments' Homeowner's Association. To ensure compliance with City of Tigard standards, the following condition shall apply: CONDITION:At the time of final subdivision plat approval, the applicant shall convey title for the proposed open space to a homeowners association in accordance with the requirements of Section 18.350.110.A.2.b of the Tigard Development Code. NOTICE OF FINAL ORDER NO 2002-02 PC BY THE PLANNING COMMISSION PAGE 14 OF 30 Special adjustments 18.370: Adjustments to development standards within subdivisions (Chapter 18.430). The Director shall consider the application for adjustment at the same time he/she considers the preliminary plat. An adjustment may be approved, approved with conditions, or denied provided the Director finds: The applicant is requesting an adjustment to the street spacing standards on SW Grant Avenue, and an adjustment to the cul-de-sac length standard. Spacing of intersections on collector streets is currently 300 feet, however, SW Grant Avenue has been recently designated as a neighborhood route and intersection spacing is proposed to be 125 under the new guidelines. Under current guidelines, cul-de-sacs are not to exceed 200 feet in length without an adjustment. These adjustments are discussed simultaneously in the following discussion. There are special circumstances or conditions affecting the property, which are unusual and peculiar to the land as compared to other lands similarly situated; In the case of the adjustment to the spacing standard, the applicant is somewhat limited by pre-existing development and ownership. The road could be realigned to the southeast edge of the property, but the applicant would still be requesting the same adjustment. The location of the property and existing development patterns do place a special condition on the property. In fact, all of the properties immediately surrounding the subject site are developed to the point that there are no other street connectivity opportunities. This criterion is satisfied. In reference to the adjustment to allow the cul-de-sac length to exceed 200 feet as opposed to the proposed 380 feet, the previous argument would also apply. The size of the property and existing development patterns limit the ability of the applicant to extend a road all the way through the development. This criterion is satisfied The adjustment is necessary for the proper design or function of the subdivision; The adjustment for the access spacing standard is necessary for the design of this subdivision. The adjustment would be needed if the access were to be placed anywhere along the frontage of the property. This criterion is satisfied. The adjustment requested for the cul-de-sac length is necessary to provide access to lots 6-9 of this subdivision. The applicant has proposed a turn around to serve emergency equipment and garbage trucks. This criterion is satisfied. The granting of the adjustment will not be detrimental to the public health, safety, and welfare or injurious to the rights of other owners of property; and Granting of the adjustments would not be detrimental to the health, safety and welfare, nor, is there any evidence to suggest that the adjustments would be injurious to the rights of other owners of property. The adjustment is necessary for the preservation and enjoyment of a substantial property right because of an extraordinary hardship, which would result from strict compliance with the regulations of this title. In order to develop the property in the proposed manner, the applicant would need to request the adjustments to the spacing standards for street intersections and the cul-de-sac length. These adjustments are necessary In order to develop the property as proposed. FINDING: The criteria for granting the adjustments to the intersection spacing standard and the cul-de-sac length have been satisfied. The adjustments are requested to accommodate this development specifically because of the location and shape of the lot, as well as the consideration of pre-existing development patterns in the area that would not permit compliance with the applicable chapters of the TDC. Zone Change: Standards for Making Quasi-Judicial Decisions: Chapter 18.380 A recommendation or a decision to approve, approve with conditions or to deny an application for a quasi-judicial zoning map amendment shall be based on all of the following standards: NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 15 OF 30 Demonstration of compliance with all applicable comprehensive plan policies and map designations; The development code implements the goals and policies of the Comprehensive Plan and planned developments are permitted in all districts when they meet the code criteria of the Development Code. This criterion is satisfied. Demonstration of compliance with all applicable standards of any provision of this code or other applicable implementing ordinance; and According to the analysis of sections below, the proposed zone change is, or has been conditioned to ensure compliance with the requirements for planned development (PD) in Section 18.350.020 and all other applicable requirements. Evidence of change in the neighborhood or community or a mistake or inconsistency in the comprehensive plan or zoning map as it relates to the property which is the subject of the development application. There is no change in circumstances or inconsistencies to the comprehensive plan or zoning map that warrants a zone change from the underlying zone. However, a zone change is necessary to place the overlay designation on the property. This criteria is inapplicable. FINDING: The proposal satisfies the criteria for a zone change to place the Planned Development Overlay zoning onto the property. Preliminary Subdivision Plat Approval Criteria: 18.430.040 Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; As illustrated in this report, the proposed plat complies with the zoning ordinance and other applicable ordinances and regulations. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; The applicant reserved the name "Moore's Meadow" with Washington County in April of 2002. This criterion is satisfied. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and There are no street stubs to this roperty from adjacent properties and existing development limits the ability for this applicant to provide stubs for future road service to adjacent properties. This criterion has been met. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements. FINDING: The proposed development complies with all preliminary subdivision criteria. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 16 OF 30 ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Planned Developments are permitted in all districts provided the application satisfies all applicable criteria. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-4.5 Low-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 PROPOSED Minimum Lot Size - Detached unit 7,500 sq.ft. 5,000-9,087 sq. ft. - Duplexes 10,000 sq.ft. N/A -Attached unit [1] N/A Average Minimum Lot Width - Detached unit lots 50 ft. 50+ ft. - Duplex lots 90 ft. N/A -Attached unit lots N/A Maximum Lot Coverage - - Minimum Setbacks - Front yard 20 ft. 12 ft. (Porches) 15 ft. (Main Structure) - Side facing street on 15 ft. N/A corner & through lots N/A - Side yard 5 ft. 5 ft. - Rear yard 15 ft. 15 ft. - Side or rear yard abutting more restrictive zoning district N/A - Distance between property line 20 ft. and front of garage 20 ft. Maximum Height 30 ft. 30 ft. Minimum Landscape Requirement - 20% For PD Overlay [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. FINDING: Since the proposed development is a Planned Development, these standards can be altered to fit a specific design. The applicant has proposed dimensional standards that meet or exceed the development standards of the underlying zone with the exception of lot size and front yard setbacks. Conditions 32, 33, and 35 are recommended to ensure compliance with these standards. ACCESS AND EGRESS: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. 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; NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 17 OF 30 TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS: Dwelling Units Minimum Number of Minimum Access Width Minimum Pavement Width Driveways Required 1 or 2 1 15 feet 10 feet The applicant has indicated in the narrative that each lot within the subdivision will have access to the private street and that each access will meet the 15-foot access requirement. FINDING: All proposed lots will meet the required 15 feet of access frontage required for single- family dwellings. To ensure that the minimum width pavement requirement is met at the time of development of each parcel, the following condition shall apply: CONDITION:At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground Boor landing of a stairway, ramp, or elevator leading to the dwelling units. This is a proposal for a single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drives once the property is developed and sold. The Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: • A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; • A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. • The maximum cross slope of a required turnaround is 5%. There are no access drives proposed that would exceed 150 feet in length. This criterion has been met. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. There are no proposed driveways in this development that exceed 200 feet in length. The deepest lot in the proposed development is 115 feet, therefore, this criterion does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Currently, SW Grant Avenue is a collector street and access has not been proposed to this road from any of the lots within this development with the exception of Lot #1, which has pre-existing access to SW Grant Avenue. Staff is unable to verify the width of the access, but the home and access is pre- existing. As discussed earlier, staff recommends that the applicant revise the access to the existing home to be gained from the private street along the southeast property line. Thereby, eliminating an access that would potentially conflict with a separate access for the private street on SW Grant Avenue. FINDING: The proposed development can comply with all applicable access, egress, and NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 18 OF 30 circulation requirements of Chapter 18.705. A relocation of the private street will enhance the access onto SW Grant Avenue. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 83,233 square feet Street dedication 1,820 square feet Existing house deduction 7,500 square feet Private street deduction 12,721 square feet NET DEVELOPABLE AREA 61,192 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-4.5 zone 61,192/7,500 = 8.16 dwelling units FINDING: The proposed eight dwelling units do not exceed maximum density of the net developable area. The pre-existing unit is to remain therefore, this standard is met. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 8.16 X 0.80 = 6.52 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 19 OF 30 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 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigards' Code Enforcement Officer. FINDING: The Environmental Performance standards are met. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-4.5 zoning district does not require any landscaping, however, planned developments require that a minimum of 20% of the site be landscaped. As discussed previously, the common areas that are to be landscaped constitute 16% of the site, and the remaining 4% landscaping will be planted with the development of each lot. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has provided a landscape and street tree plan for the development to include the planting of seven Red Maples along the front of the lots facing the private street, and three Oregon White Oak trees along the frontage of the property that faces SW Grant Avenue. The street trees are acceptable species, however, the code requires the spacing of the trees to meet specific standards. The applicant's plan does not clearly identify the reasoning behind the spacing, and this standard has not been fully satisfied. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 20 OF 30 CONDITIONS: Prior to the issuance of building permits, the applicant shall submit a revised street tree plan showing the required plantings on SW Grant Avenue and the private street for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Buffering and Screening - Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The subject site is surrounded by single-family developments, therefore, there is no requirement for buffering and screening for this project. FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. MIXED SOLID WASTE AND RECYCLABLE STORAGE: CHAPTER 18.755 Although listed as a review criteria for this application, this chapter is only applicable to multi-unit residential buildings containing five or more units and non-residential construction. Therefore, this chapter is inapplicable. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 9 lots for single-family dwellings. Submittals of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. To ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION: At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided an amended arborist report dated July 12, 2002 from Walter Knapp. In the report, the arborist states that there are a total of 18 trees more than 12 inches in diameter at 4 feet above grade. The report states that 1 tree is considered hazardous, and that 3 additional trees will be removed to accommodate construction. Removal of the 3 trees to accommodate construction represents only 16% of the trees over twelve inches that are on site. Therefore, there is no need to mitigate. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 21 OF 30 FINDING The applicant has provided a tree plan and arborist report to address the protection and removal of trees on site. To ensure that the trees are preserved according to the plan, the following conditions shall apply: CONDITIONS: The applicant shall comply with the recommendations of the arborist report, and shall provide the City arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. The applicant shall notify the City arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. The applicant has not illustrated the clear vision areas on the plans for the intersection of SW Grant and the private street, but has indicated in the narrative that there will be no obstructions placed within these areas. This standard is met. G. IMPACT STUDY: SECTION 18.390.040.B.e Requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. ROUGH PROPORTIONALITY ANALYSIS Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $226. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $226 divided by .32 equals $706. ($226 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a single-family detached residential unit generates 10 average weekday trips er dwelling unit, per day. As there are eight new dwelling units proposed, 80 trips are generated per day for this site. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 22 OF 30 Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 176.21 feet of the projects frontage on SW Grant Avenue. At an approximate cost of $200 (estimated cost) per linear foot, this is valued at approximately $35,242. Estimate of unmitigated impacts Full Impact is equal to 80 daily trips x $706 = $56,500 Less TIF Assessment 80 daily trips x $226 = $18,080 Less Mitigated costs = $35,242 Equals the unmitigated Impact of: $3,178 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportionate to the impacts sustained and thereby justified. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a neighborhood route street to have a 54-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Grant Avenue, which is classified as a neighborhood route on the City of Tigard Transportation Plan Map, as amended by the Transportation System Plan (TSP). Grant Avenue is not designated as a bike facility, but parking should be provided on both sides of the roadway. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide a minimum of 27 feet from the centerline to meet the current City standard. The applicant's plans show they will dedicate an additional 10 feet of ROW, which would more than meet the standard. SW Grant Avenue is currently paved, but not fully improved to meet the City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of the site to meet a neighborhood route. The ultimate paved width of the roadway will need to be 32 feet curb to curb to accommodate two-way traffic and parking on both sides. Landscape strips, sidewalks, street trees and streetlights will also be required. The applicant's plans show they will construct a half-street improvement as a part of this project. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 23 OF 30 The area surrounding this site is fully developed with no street stubs extended to this property. A public street extension was not practical or feasible due to the nature of the surrounding development and the width of this site. There was therefore no need for any street extension from this site. Street Alignment and Connections: Section 18.810.030(G) states that staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. Spacing between local street intersections shall have a minimum separation of 125 feet. All local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plan shows the new proposed private street intersection to be located approximately 155 feet north of the intersection at McKenzie Street. Since the Development Code still recognizes Grant Avenue as a collector, the plan does not meet the Development Code standard. The applicant has applied for an adjustment to this standard as provided by 18.370.020 by citing the facts that the properties surrounding this site are fully developed with no other feasible street access provided. Although the access is proposed at the northeast portion of the property, a southeast alignment could work. The southeast alignment would still result in a slight offset of the centerlines of the private street to the centerline of McKenzie. The offset would be approximately 15 to 20 feet. In the preapplication conference, the applicant had indicated they would not prefer the southerly alignment because they thought they would want to retain the existing garage. But since the existing garage is being removed, Staff believes the slight offset alignment could work. Staff has reviewed the proposed application and finds that the proposed access would require an adjustment anywhere along SW Grant Avenue. Neither the proposed location nor the staff recommended location would pose a significant problem for turning movements in the area. In addition, the TSP down-classed Grant Avenue from a collector to a neighborhood route. Under the TSP amendments, a 125-foot separation would be acceptable. Therefore, Staff finds that an adjustment request should be approved in either location. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant's plans show the private street with a length of 380 feet, and they have asked for a variance to the 200-foot maximum length standard. The reasons for the adjustment are that the surrounding sites have already been developed and there are no other street extensions available to serve this site. In addition, in order to properly serve the entire site, which is approximately 470 feet deep, an access length of over 200 feet is necessary. The applicant will provide a turnaround to serve emergency equipment and garbage trucks. Staff concurs with the applicant's assessment and finds that the proposed adjustment is reasonable and should be approved. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 24 OF 30 • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. This site is relatively flat and the new private street will have a gradient of between 0.5% and 1.0%, thereby meeting the standard. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The proposed private street will serve a total of nine lots, which could be allowed for a planned development. As was mentioned previously, the size of the site and the nature of the surrounding development preclude the use of a public street on this site. A private street would more practically serve this development and should be approved. The paved width that is required for a private street serving nine lots should be 24 feet, in accordance with Table 18.810.1. The applicant's plans only show a 20-foot width for the first 40 feet of street from Grant Avenue. They did not formally apply for an adjustment to this standard, so they will need to modify their plan to meet the standard. The applicant gave some reasons why they wanted the narrow width. The reasons given were that there are substantial trees in the northeast corner of the site that the applicant would like to save (shown in Tract C). Staff is concerned that a 20-foot wide entrance is too narrow, particularly when accessed from a i her traffic volume street like Grant Avenue. Even if the applicant would have acplied for an adjustment, they did not provide compelling evidence that this street would adversely a=fect the trees in Tract C if designed to meet the 24-foot width standard. Further, Staff would have to find that the saving of the two trees has a higher priority than providing an adequate entrance width from Grant Avenue. There is not enough evidence in the application for Staff to make that finding. For these reasons, Staff would have recommended a denial of an adjustment. The applicant shall place a statement on the face of the final plat indicating the private street will be owned and maintained by the properties that will be served by it. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street. 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 street to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. If the applicant builds the private street to a 24-foot paved width, no parking signs shall be installed, and if it's constructed to a 28-foot paved width, the applicant shall install no parking signs on one side of the street. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. Because of existing development, there are no further opportunities for connections. This standard is met. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 25 OF 30 Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The applicant has proposed to serve the site with a sidewalk on one side of the private street, and there are no further opportunities for making a bicycle/pedestrian connection within this development. This standard is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. None of the proposed lots exceed 150 feet in length, which is 2.5 times the average lot width. This standard is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. As discussed earlier in this report, all of the lots within this development have at least 25 feet of frontage on the private street. This criterion is satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a half-street improvement on Grant Avenue, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public main line that lies adjacent to the southern boundary of this site. There is sufficient capacity in this line to accommodate the small increment of flows that will be generated from this development. The applicant will be able to serve Lots 1 through 6 with laterals from this existing main line. For Lots 7, 8 and 9, the applicant will construct a short public main line extension from the existing line. The applicant's sewer plan is acceptable. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no existing upstream public drainage areas that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 26 OF 30 the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is no existing public storm drainage line adjacent to this site. The applicant proposes to convey the storm water runoff from this site to the northwest corner of the site where it will be treated and detained in a pond (Tract B). From there, the storm water will be conveyed offsite via a storm line crossing one other parcel, and this new storm line will be connected to the existing public storm main in Johnson Street. The applicant has represented to Staff that they have obtained the necessary offsite easement that would allow this proposed offsite storm line to be constructed. Since this offsite storm line will cross another parcel, and will be located in side or rear yards, it should be constructed of either PVC C-900 or ductile iron pipe materials. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. As was stated previously, Grant Avenue is not designated as a bike facility. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 27 OF 30 development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Grant Avenue. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 176 lineal feet; therefore the fee would be $4,840.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located in the City's water service area. There is an existing public main line in Grant Avenue that will adequately serve this development. The applicant's plans show that they would like to extend a 6-inch public line into the site. However, for private streets, the City will avoid placement of a public line in a private street unless absolutely necessary. In this case, the Public Works Department has found that there is no absolute need for the public line in the new private street and will require the applicant to place the nine new water meters at the Grant Avenue ROW line. The applicant will then need to place the nine service lines for the new lots in the private street. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. As was stated above, the applicant's plans show a private water quality and detention facility to be located in Tract B. The preliminary sizing calculations for the water quality swale shows that a swale length of 71 feet is needed. The preliminary plan shows a swale length of approximately 110 feet. Therefore, the swale length is adequate. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 28 OF 30 A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $360.00 (12 lots and/or tracts X $30/address = $360.00). Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. OTHER STAFF COMMENTS The Tigard Building Division has reviewed this proposal but did not provide any comments at this time. The City of Tigard Operations Utility Manager has reviewed the proposal and provided comments that have been incorporated into the discussion regarding public water systems. The City of Tigard Long Range Planning Department has reviewed the proposal and expressed concerns regarding the planned development concept. The City of Tigard Property Manager has reviewed the proposal and has expressed concerns with the location of the crosswalk. He states that it should be located in the straight of way portion of the private street. The City of Tigard Arborist has reviewed the proposal, and has stated that he did not believe that tree protection measures could adequately protect the trees during street construction in Tract "A". The Tigard Police Department has reviewed the proposal and indicated that they have no objections to the proposal. SECTION VIII. AGENCY COMMENTS The Tualatin Valley Fire and Rescue Department has reviewed the proposal and offered the following comments: • Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 29 OF 30 • Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. • Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. The entire length of the hammerhead turn-around shall be posted "NO PARKING" on both sides. • Fire apparatus access roadways shall have a minimum unobstructed width of 20 feet. The entrance off Grant Avenue appears to be less than 20 feet. "No Parking" signs shall be designed and installed to City of Tigard engineering standards. • Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) • The minimum available fire flow for single-family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. If the structure(s) s (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- III-A-1. (UFC Appendix III-A, Sec. 5) • Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704)) Clean Water Services, PGE, NW Natural Gas, Verizon, Tri-met, Tualatin Valley Water District, and the Tigard/Tualatin School District #23, were notified, but no comments were submitted. SECTION IX. CONCLUSION It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 15th day of July, 2002 by the City of Tigard Planning Commission. Mark Padgett, Planning Commission Chair NOTICE OF FINAL ORDER NO.2002-02 PC BY THE PLANNING COMMISSION PAGE 30 OF 30 CITY of TIGARD talf Rc`"sT� . GVOaT10N BYSTEM ,�� `. VICINITY MAP SUB2002-00004 ZON2002-00002 pp .c„ ' IIII kit).* vAR2002-00021 otots7,604 I • ♦ MOORE S MEADOW Q` SUBDIVISION 04, � .. .moo. "111 \\\ n!i' 1117--- -.7 #4 4.. 4.4 x.■.,' . „, , aF.EF ggND RC. R. ♦ ♦ **'. TI vd Maa Map �".$/$#?4 vr 0 200 400 800 Feet ■4* 1".d03 leet g Gj, 11�111� City of Tigard MIL •N �� should be verified vrith the Development Services Division. CiT a 1315 SW Hall Blvd ' ' • .. Tigard,OR 97223 (503)839-4171 uAk �- hllp:llw.v.ci.tipard or,ua Community Development Plot date. May 31,2002;C:lmagicWIAGIC03.APR r ; 7 / !^� r r ' j \ r r • `\ 1 / / � . 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Page of DATE OF HEARING: / /U Z CASE NUMBER(S): 1 Sldi`7 �W — b - - c� OWNER/APPLICANT: �ObeYf /710Tre, T� e L- I�'1A� �h �('��ri►'i V1� LOCATION: /a5-76 S(,tt 6-1-A4 +)� Ue . PLEASE PRINT YOUR NAME, ADDRESS, AND ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) (Print Name/Address/Zip&Affiliation) (Print Name/Address/Zip&Affiliation) T+ti-4A WI 6 IS E i N l' 1E 1Z IJOT PEtc .-i" Name: Name: I Lt_t 14 O l re s i Ti 0.9 Address: Address: I Ord() ,Str S soi4 ),u C 1^ City: State: Zip: City:l I(s k -P State: 012- Zip: `j 7Zt'3- Name: Name: Ni L/L `AlJOL 2.6-Z4 f Address: Address: &li .5, W. - CL City: State: Zip: City: /'�j a�� State: Of Zip: ��z- J Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: . . ,. CITY of TIGARD . ;i;NI;;;;p PNiC 'EM F-- ST�, � PI�= ,.t - 4p# : IA% �A SUB2002-00004 / lir TON2oo2-00002 •. 41Ir■ PDR2002-00001 °ill VAR2002-00020 MI I • 4 vaR2002-00021 JO IoprAW . • 4 � MOORE'S MEAD OW,o ilimill 1111, ♦ :0` SUBDIVISION 1 e.4* --.1 � S�,I> {' r_ •'STERN ,,p,Aaef:„ .-__..,,,,E. _61. • .♦ RC• , go A tr . , - , 4, #4 p'I . 04o, �T LL. k� . QraONIIA ` 4&)ie± �TeEND RC. WRN R• * S* Tlprd key Map Sillr W;'' , T N ‘ 4 *#Z` 0 200 Zet 600 Feet 1"= nKINg P . *4i I I I I I I % C 141 _41.616, City of Tigard • ■ ‘..1‘ , Information on this map is for geeral location ony and,GRAN should be verified wth the Development Services ivisionCT ■ CT y ,. . 13125 SW Hall Blvd �� ' ' Tigard,OR 97223(503) 39:171.- _��� 4,,,,A7\-Ks■ / http:/lwww.citipard.onus Community Development Plot date:May 31,2002;C:lmagic\MAGIC03.APR f 'FA I ' / I 1 /r ,.,! �. / / ./ �� , /Ir ` ! \ / r 64.8:,..! 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Cqr ��° 'C' / S'Gl/ / 2/F / , C,ry OF„t CITY OF TIGARD 'f SUB2002-4 1 Z0N2002-21 PDR2002.1 1 VAR2002.20 /VAR2002-21 SITE PLAN N MOORE'S MEADOW (Map is not to scale) 2S 102B C-00115 2S 102B C-00800 ARBUTHNOT STEPHEN P COLLING CHARLES W 7080 SW PALMER WAY 13835 SW HALL BEAVERTON, OR 97007 TIGARD,OR 97223 2S102BB-01800 102BD-00901 BEMIS THERESA CO G ARLES W 12535 SW GRANT AVE 13835 LL TIGARD,OR 97223 TIGARD,OR'7223 2S 102 B C-00107 2S 102BA-02700 BISSETT CRAIG ALLEN CORCORAN-DUDLEY ELAINE 10295 SW BROOKSIDE CT 3929 SW FRIAR RD TIGARD,OR 97223 TOPEKA, KS 66610 2S102BD-01001 2S1026B-00804 BLINE RONALD G& CUMMINS BRIAN S SAGUN JUDITH L 12430 SW BROOKSIDE AVE 2190 SKYLINE DR TIGARD,OR 97223 SEASIDE, OR 97138 2S102BB-01400 2S102BB-00808 BOGDEN ROBERT W AND CUNNINGHAM LAWRENCE BARBARAJ SUZETTE 9940 SW JOHNSON STREET 10130 SW BROOKSIDE PLACE TIGARD,OR 97223 TIGARD,OR 97223 2S 102BA-02100 2S 102BC-00106 BORSCH LUCILLE HUGHES AND DICKMAN ALFRED E&CLAUDIA H JOSEPH ANTHONY 10290 SW BROOKSIDE CT 9935 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S 102BC-00104 2S 102B B-00821 CARTER LESLIE E&BENNETT S DIX LOUIS G JR&KATHI A 12555 SW BROOKSIDE CT 27330 SW GRAHAMS FERRY RD TIGARD,OR 97223 SHERWOOD,OR 97140 2S 1025B-00811 2S 102BC-00110 CHABOT RYAN D& DIX LOUIS JR&KATHI SARAH E 27330 SW GRAHAMS FERRY RD 10270 SW BROOKSIDE PL SHERWOOD,OR 97140 TIGARD,OR 97223 2S 102B B-00823 2S 102B C-00113 CHATFIELD WALTER H&THELMA J C DOHERTY JASON A& 10345 SW JOHNSON ZENA R TIGARD,OR 97223 12570 SW BROOKSIDE AVE TIGARD,OR 97223 2S102BB-01000 2S102BB-01302 COCHRANE CHRISTINE M EISENHAUER WILLIAM D&DAWN P do PEARSON HENRY 0 AND 10000 SW JOHNSON ST DONNA M TIGARD,OR 97223 10085 SW JOHNSON STREET TIGARD, OR 97223 2S102BB-00801 2S102BB-00802 ELDARD RAYMOND J JR&CINDY J HAYS DAVID E AND MYONG S 12340 SW BROOKSIDE AVE 12370 SW BROOKSIDE AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102BA-02102 25102BD-00801 ENGH KENNETH A/SHELLEY L HEFFERNAN PATRICK J&PATRICIA 9955 SW JOHNSON STREET 230 CHANDLER PL TIGARD,OR 97223 LAKE OSWEGO,OR 97034 2S102BA-02300 2S102BD-02201 ENRIGHT BRENDAN HEKIMIAN INC&RF INVESTMENTS& 21028 HWY 99E NE LANG RICHARD L&CHRISTINE H AURORA,OR 97002 BY RANDALL CONSTRUCTION CO INC 9500 SW BARBUR BLVD STE 300 PORTLAND,OR 97219 2S102BB-00807 2S1028B-00810 FISHER DARLENE D HENRY LARRY J&DEANNA L 12485 SW BROOKSIDE AVE 10240 SW BROOKSIDE PL TIGARD,OR 97223 TIGARD,OR 97223 2S102BC-01400 2S102BD-00700 FRAZEE JOHN J JR&NOREEN L HOHNER TERRANCE D REVOCABLE 10250 SW WALNUT ST LIVING TRUST ET AL TIGARD,OR 97223 9830 SW MCKENZIE ST TIGARD,OR 97223 23102BB-00809 25102BB-00805 FROHNERT FRITZ E HOLLAND CARL B&SUSAN D LIESELOTTE 12460 SW BROOKSIDE AVE 10210 SW BROOKSIDE PLACE TIGARD,OR 97223 TIGARD,OR 97223 2S102BB-00812 2S102BB-00817 GRAVES MICHAEL R AND HOOGENDAM KOLETTE M&SHANE M JANINE D 10245 SW BROOKSIDE PL 10300 SW BROOKSIDE PL TIGARD,OR 97223 TIGARD,OR 97223 2S 102 B 0-02300 2S 102 BC-00600 HANSON DOROTHY L IVERSON JAMES C&ANNA L Go FINGER ROGER A&PHYLLIS SAIKI 12675 SW GRANT AVE 610 NW SPRING AVE TIGARD,OR 97223 PORTLAND,OR 97229 2S102BD-01100 2S102BB-00822 HARDY GERALD T JACKSON ROBERT M& PO BOX 86276 NITA J TRS PORTLAND,OR 97286 9547 SW ELROSE ST TIGARD,OR 97224 2S 1025C-00700 2510213B-01201 HASSEL JOHN GEORGE JANSEN STEVEN J& 10115 SW WALNUT VICK-JANSEN PAMELA L TIGARD,OR 97223 20633 SW ELK HORN CT TUALATIN,OR 97062 2S102BC-01101 2S102BC-00300 JARVIS MICHAEL L& DIANNA C LORREN JOHNSON 10120 SW WALNUT ST 10155 SW WALNUT ST TIGARD, OR 97223 TIGARD,OR 97223 2S 102BA-02800 2S 102BA-02103 JEFFRIES-BOWMAN ANDREA M LOUGHRAN THOMAS R& 9801 SW JOHNSON WEIDLING BRENT ERIK TIGARD,OR 97223 9965 SW JOHNSON ST TIGARD,OR 97223 2S 102BC-00111 2S 102 B C-00105 JONES JAMES M&PATRICIA L MACK DAVID J 12530 SW BROOKSIDE AVE CHILSTROM LORI A TIGARD,OR 97223 10260 SW BROOKSIDE CT TIGARD,OR 97223 2S 102BA-02101 2S 102 BC-00108 JONES MATTHEW Q& MCNAMARA MICHAEL T&JULIE M PENCE-JONES ANNA R 10265 SW BROOKSIDE CT 9945 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BB-00803 2S102BB-00800 KARI JON A AND BECKY J MCVICAR BARBARA W&KRISTIN A 12400 SW BROOKSIDE ST do MISTLER TERRY&LINDA TIGARD,OR 97223 10040 SW JOHNSON TIGARD,OR 97223 2S102B3-00816 2S102BB-00820 KONARZEWSKI HILDEGARD MILLER TIMOTHY L AND 10315 SW BROOKSIDE PL CARLA F TIGARD,OR 97223 12375 SW BROOKSIDE TIGARD,OR 97223 2S102BB-01200 2S102BB-01900 LEARY DAVID L AND MOORE ROBERT C TRUSTEE KATHLEEN J MOORE ELIZABETH R TRUSTEE 10020 SW JOHNSON PO BOX 23098 TIGARD,OR 97223 TIGARD,OR 97223 2S102BC-00114 2S102BC-01100 LEE KEVIN D MUMM RICHARD C PO BOX 1295 PO BOX J LANGLEY,WA 98260 ENTERPRISE,OR 97828 2S10288-00806 2S102BC-01500 LINKHART RICHARD MUNRO RODERICK J&PATRICIA D T VERNETTA do TINSLEY FRANK M IV&VICKY LYN 12490 SW BROOKSIDE AVE 10270 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BA-02600 2S102BB-01301 LOGAN MARTA R MURRAY JAMES A&MOLLY E 12394 SW GRANT AVE 9982 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BD-00900 2S 02BC-00400 NGUYEN THAN LENG RAT ALIN I 12660 SW GRANT AVE#1 6222 GEWOOD TIGARD,OR 97223 E OSWEGO,OR 97035 2S102BD-00702 2S102BC-01102 NICHOLAS PARTNERS LLC RESHEY JOSEPH A AND BY JOHN&SUSAN CARVETH MARILYN L 2215 NW 133RD PL 10160 SW WALNUT PORTLAND,OR 97229 TIGARD,OR 97223 2S 102BC-00112 2S 102BD-00800 OLSON KERMIT E/MARILYN J ROMAN CATHOLIC ARCHBISHOP OF 12550 SW BROOKSIDE PORTLAND IN OREGON TIGARD,OR 97223 2838 E BURNSIDE PORTLAND,OR 97214 2S 102B C-00109 2S 102B B-01600 OLSON KERMIT/MARILYN J R N CATHOLIC ARCHBISHOP OF 12550 SW BROOKSIDE PORT D IN OREGON TIGARD,OR 97223 2838 E 6 E OR?LAND,OR 37214 2S1 02B C-00500 2S 1028 D-00100 PADILLA MICHAEL W AND R N CATHOLIRCHBISHOP OF APRIL C PORTL I -C EGON 12645 SW GRANT 2838 TIGARD, OR 97223 P,1TLAND,OR 97214 2S1 02 B D-00904 2S 102 BC-00902 PAXMAN SUSAN& RUST LEON D AND JANET B NATION KURT PO BOX 1014 6003 SW CORBETT AVE VISTA,CA 92083 PORTLAND,OR 97201 1 02 B D-00905 2S1 02B C-00701 PA AN S AN& SAMUELS ROBERT C ROBIN R NATIO T 8735 SW LEHMAN ST 6003-SW COR TT AVE PORTLAND,OR 97223 PORTLAND,OR 97201 2S102BB-00818 2S102BB-01300 PEREZ GUSTAVO& SHEARER EMMETT J/ELISE C MIRANDA MARIA 9980 SW JOHNSON 10225 SW BROOKSIDE PL TIGARD,OR 97223 TIGARD, OR 97223 2S102BB-01700 2S102BB-01500 RATKAI KATALIN SIMELE PAUL E& 12533 SW GRANT NGUYEN HANK T& TIGARD,OR 97223 PHAM MY DUNG THI 12583 SW 116TH AVE TIGARD,OR 97223 2S 102BB-01802 2S 102BA-03000 RATKAI KATALIN SINGH MAIHEN AND ARUNA 6222 SW EDGEWOOD 9777 SW JOHNSON LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 102BB-00900 2S 102BB-01801 SMITH CHARLES R&DEBRA D TUBBS WILLIAM R JR&KIMBERLY K 10065 SW JOHNSON ST 12531 SW GRANT AVE TIGARD, OR 97223 PORTLAND,OR 97223 2S 102BB-00819 2S 102BC-00103 SMITH JACULIN LEE VATERNICK GEORGE P 12405 SW BROOKSIDE AVE CAROLYN A TIGARD, OR 97223 13855 SW 114TH AVE TIGARD,OR 97223 2S 102BB-00833 2S 102BA-01900 SMITH STEPHEN A&CHRISTINE D WAGNER EDWARD AND MARIE G 10050 SW JOHNSON TRUSTEES TIGARD,OR 97223 9885 SW JOHNSON ST TIGARD,OR 97223 2S 102BD-00701 2S 102BA-01800 SPADA FRED TRUSTEE WAGNER MARK J&EDWARD WIENER NORMAN J TRUSTEE 9865 SW JOHNSON ST BY WENDY'S INTERNATIONAL INC TIGARD,OR 97223 PO BOX 256 ATTN:TAX DEPT 1514 DUBLIN,OH 43017 2S 102BD-00400 2S 102BC-01200 ST ANTHONY'S PARISH WALP GEORGIA J 9905 SW MCKENZIE 10200 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 25 102BA-02200 23102BB-01202 STROUM DONALD M& WATKINS ROBIN L& ANDREA J FORD KELLY J 9975 SW JOHNSON ST 10010 SW JOHNSON ST TIGARD, OR 97223 TIGARD,OR 97223 2S 102B B-00824 2S 102 BC-00102 STUART KATHLEEN M WEEKS CHERREE L& 10375 SW JOHNSON WINTER RAVEN E TIGARD,OR 97223 12595 SW BROOKSIDE AVE TIGARD,OR 97223 2S 02BB-00832 25102BC-07800 TIG D 91P(OF WOODARD CHARLES L ARLIE 1312 ALL 10215 SW WALNUT TIARD,O 97223 PO BOX 23303 TIGARD,OR 97223 2S1 02 B D-01300 2S 102BC-07700 TOSCO CORPORATION W•'DARD CH•:LES L ARLIE PROPERTY TAX DEPT-DC17 10215 • NUT PO BOX 52085 P013* 23 PHOENIX,AZ 85072 T ARD,OR 9 223 2S1 02B A-02900 2S 102B C-07900 TRAN HAO WO RD CHARLES L ARLIE HO EM T 10215 S ALNUT 9789 SW JOHNSON PO BQX"233 TIGARD,OR 97223 TIGARD,OR 97'223 2 102BC-00200 W DARD CHARLES L ARLIE 1021 .ALNUT AVE PO;30X 03 TAARD,OR 7223 2S102BC-06800 WOODARD JON N 10097 SW WOODARD LN TIGARD, OR 97223 2S102BC-06900 WOODARD MARC T& ELIZABETH M 7224 LINDA VISTA DR CITRUS HEIGHTS,CA 95610 2S 102BA-01400 WOODARD PARK APARTMENTS LLC 2083 NW JOHNSON ST#1 ATTN: ROBERT D BALL PORTLAND,OR 97209 2S 102BC-01300 ZIGLINSKI ANTHONY N&E PATRICI TRUSTEES 10230 SW WALNUT TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 diti -1,pco,itt Rc CITY of TIGARD 114 # , 4 ' GEOGRAPNIG IN iORM ATION SYSTEM sT AREA NOTIFIED (500') WAOR: Al Jeck (` (452-8003) i I I I A a i is 0 740 nrTU°°�° RE: 12575 SW Grant Ave. �. �►► 2S102BB 1900 1.11 *. •711°1111 '`*' ' ' f• / �O^ exeeoon. � � �� ,air. Q Property owner information � .w` is valid for 3 months from � ,,�,� t he date printed on this map. .40013:041÷r.7:111V Ir.., . .....W/ ''...**Ar rt,,,,s; -•-• **Y .,, , , _ . , .7 .,44-4\ 11,44* 'Jo ' `. ' , ,,,,.. IMP* lir ' \ sp._ - , v. 1,,, Nv..,_ 4 :...- , ... ,A ..... r �2� F .r► • ' 40".- ♦,• nn7eslaroT '44c7A06 iw.:4,0 4 nraatrT 674., 11nz1117set 4c'c''' 0 100 300 400 Feet I� 1.._313 feet r . '. Tsnnaenet #44 ,1j,Ai Ab• City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hell Blvd ' :17 Tigard,W Hall Blvd 7�// • (503)639-4171 °"�� hop:Itw w.ci.hgard.or.us Community Development Plot date:Jan 22,2002;C1magic1MAGIC03.APR 2S102BC-00115 2S102BC-00800 ARBUTHNOT STEPHEN P COLLING CHARLES W 6720 SW QUEEN LN 13835 SW HALL BEAVERTON,OR 97008 TIGARD,OR 97224 2S102BB-01800 2S.102BD-00999'1 BEMIS THERESA COLLINC�,CHARLES W 12535 SW GRANT AVE 13835 S1(I HALL TIGARD,OR 97223 TIGARD,OR 97224 2S102BC-00107 2S1020A-02700 BISSETT CRAIG ALLEN CORCORAN-DUDLEY ELAINE 10295 SW BROOKSIDE CT 3929 SW FRIAR RD TIGARD,OR 97223 TOPEKA,KS 66610 2S102BD-01001 2S102BB-00804 BLINE RONALD G& CUMMINS BRIAN S SAGUN JUDITH L 12430 SW BROOKSIDE AVE 2190 SKYLINE DR TIGARD,OR 97223 SEASIDE,OR 97138 2S1 02 B B-01400 2S 102B B-00808 BOGDEN ROBERT W AND CUNNINGHAM LAWRENCE BARBARAJ SUZETTE 9940 SW JOHNSON STREET 10130 SW BROOKSIDE PLACE TIGARD, OR 97223 TIGARD,OR 97223 2S 102BA-02100 2S 102 BC-00106 BORSCH LUCILLE HUGHES AND DICKMAN ALFRED E&CLAUDIA H JOSEPH ANTHONY 10290 SW BROOKSIDE CT 9935 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BC-00104 2S102BB-00821 CARTER LESLIE E&BENNETT S DIX LOUIS G JR&KATHI A 12555 SW BROOKSIDE CT 27330 SW GRAHAMS FERRY RD TIGARD,OR 97223 SHERWOOD,OR 97140 2S 102BB-00811 25102BC-00110 CHABOT RYAN D& DIX LOUIS JR&KATHI SARAH E 27330 SW GRAHAMS FERRY RD 10270 SW BROOKSIDE PL SHERWOOD,OR 97140 TIGARD, OR 97223 2S 102B B-00823 2S 102 BC-00113 CHATFIELD WALTER H&THELMA J C DOHERTY JASON A& 10345 SW JOHNSON ZENA R TIGARD,OR 97223 12570 SW BROOKSIDE AVE TIGARD,OR 97223 2S 102BB-01000 2S 102BB-01302 COCHRANE CHRISTINE M EISENHAUER WILLIAM D&DAWN P do PEARSON HENRY 0 AND 10000 SW JOHNSON ST DONNA M TIGARD,OR 97223 10085 SW JOHNSON STREET TIGARD,OR 97223 2510288-00801 2S102BB-00802 ELDARD RAYMOND J JR&CINDY J HAYS DAVID E AND MYONG S 12340 SW BROOKSIDE AVE 12370 SW BROOKSIDE AVE TIGARD,OR 97223 TIGARD,OR 97223 2S102BA-02102 2S102BD-00801 ENGH KENNETH A/SHELLEY L HEFFERNAN PATRICK J&PATRICIA 9955 SW JOHNSON STREET 230 CHANDLER PL TIGARD, OR 97223 LAKE OSWEGO,OR 97034 2S 102BA-02300 2S 102BD-02201 ENRIGHT BRENDAN HEKIMIAN INC&RF INVESTMENTS& 21028 HWY 99E NE LANG RICHARD L&CHRISTINE H AURORA,OR 97002 BY RANDALL CONSTRUCTION CO INC 9500 SW BARBUR BLVD STE 300 PORTLAND,OR 97219 2S102BB-00807 2S102BB-00810 FISHER DARLENE D HENRY LARRY J&DEANNA L 12485 SW BROOKSIDE AVE 10240 SW BROOKSIDE PL TIGARD,OR 97223 TIGARD,OR 97223 25102BC-01400 2S 102BD-00700 FRAZEE JOHN J JR&NOREEN L HOHNER TERRANCE D REVOCABLE 10250 SW WALNUT ST LIVING TRUST ET AL TIGARD, OR 97223 9830 SW MCKENZIE ST TIGARD,OR 97223 2S102BB-00809 2S102BB-00805 FROHNERT FRITZ E HOLLAND CARL B&SUSAN D LIESELOTTE 12460 SW BROOKSIDE AVE 10210 SW BROOKSIDE PLACE TIGARD,OR 97223 TIGARD,OR 97223 2S102BB-00812 2S102BB-00817 GRAVES MICHAEL R AND HOOGENDAM KOLETTE M&SHANE M JANINE D 10245 SW BROOKSIDE PL 10300 SW BROOKSIDE PL TIGARD,OR 97223 TIGARD,OR 97223 25102BD-02300 2S 102BC-00600 HANSON DOROTHY L IVERSON JAMES C&ANNA L c/o FINGER ROGER A&PHYLLIS SAIKI 12675 SW GRANT AVE 610 NW SPRING AVE TIGARD,OR 97223 PORTLAND,OR 97229 2S102BD-01100 2S102BB-00822 HARDY GERALD T JACKSON ROBERT M& PO BOX 86276 NITA J TRS PORTLAND,OR 97286 11455 SW HAZELWOOD LP TIGARD,OR 97223 2S102BC-00700 2S102BB-01201 HASSEL JOHN GEORGE JANSEN STEVEN J& 10115 SW WALNUT VICK-JANSEN PAMELA L TIGARD,OR 97223 20633 SW ELK HORN CT TUALATIN,OR 97062 2S102B0-01101 2S102BC-00300 JARVIS MICHAEL L& DIANNA C LORREN JOHNSON 10120 SW WALNUT ST 10155 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BA-02800 2S102BA-02103 JEFFRIES-BOWMAN ANDREA M LOUGHRAN THOMAS R& 9801 SW JOHNSON WEIDLING BRENT ERIK TIGARD, OR 97223 9965 SW JOHNSON ST TIGARD,OR 97223 2S 102 B C-0011 1 2S 1028 C-00105 JONES JAMES M& PATRICIA L MACK DAVID J 12530 SW BROOKSIDE AVE CHILSTROM LORI A TIGARD, OR 97223 10260 SW BROOKSIDE CT TIGARD,OR 97223 2S102BA-02101 2S1026C-00108 JONES MATTHEW Q& MCNAMARA MICHAEL T&JULIE M PENCE-JONES ANNA R 10265 SW BROOKSIDE CT 9945 SW JOHNSON ST TIGARD,OR 97223 TIGARD, OR 97223 2S102138-00803 2S 102BB-00800 KARI JON A AND BECKY J MCVICAR BARBARA W&KRISTIN A 12400 SW BROOKSIDE ST do MISTLER TERRY&LINDA TIGARD,OR 97223 10040 SW JOHNSON TIGARD,OR 97223 2S102BB-00816 2S1026B-00820 KONARZEWSKI HILDEGARD MILLER TIMOTHY L AND 10315 SW BROOKSIDE PL CARLA F TIGARD, OR 97223 12375 SW BROOKSIDE TIGARD,OR 97223 2S102BB-01200 2S1028B-01900 LEARY DAVID L AND MOORE ROBERT C TRUSTEE KATHLEEN J MOORE ELIZABETH R TRUSTEE 10020 SW JOHNSON PO BOX 23098 TIGARD,OR 97223 TIGARD,OR 97223 23 102BC-00114 2S 102BC-01100 LEE KEVIN D MUMM RICHARD C PO BOX 1295 PO BOX J LANGLEY, WA 98260 ENTERPRISE,OR 97828 25102BB-00806 2S102BC-01500 LINKHART RICHARD MUNRO RODERICK J&PATRICIA D T VERNETTA do TINSLEY FRANK M IV&VICKY LYN 12490 SW BROOKSIDE AVE 10270 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BA-02600 2S102BB-01301 LOGAN MARTA R MURRAY JAMES A&MOLLY E 12394 SW GRANT AVE 9982 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S102Bb-00900 2S102BB-01700 NGUYEN JEFF&THAN LENG RATKAI KATALIN 12260 SW GRANT AVE#1 12533 SW GRANT TIGARD, OR 97223 TIGARD,OR 97223 2S102BD-00702 2S102BC-00400 NICHOLAS PARTNERS LLC RATKAI KATALIN I BY JOHN&SUSAN CARVETH 6222 SW EDGEWOOD 2215 NW 133RD PL LAKE OSWEGO,OR 97035 PORTLAND,OR 97229 2S102BC-00112 2S102BC-01102 OLSON KERMIT E/MARILYN J RESHEY JOSEPH A AND 12550 SW BROOKSIDE MARILYN L TIGARD,OR 97223 10160 SW WALNUT TIGARD,OR 97223 23102BC-00109 2S102BD-00800 OLSON KERMIT/MARILYN J ROMAN CATHOLIC ARCHBISHOP OF 12550 SW BROOKSIDE PORTLAND IN OREGON TIGARD, OR 97223 2838 E BURNSIDE PORTLAND,OR 97214 2S102BC-00500 25102BB-01600 PADILLA MICHAEL W AND R AN CA OLIC ARCHBISHOP OF APRIL C PORT IN OREGON 12645 SW GRANT 2838 E BU SIDE TIGARD, OR 97223 PORTLAND, 97214 23 102 B D-00905 4102B D-00100 PAXMAN SUSAN& RO. C OLIC ARCHBISHOP OF NATION KURT PORT IN OREGON 6003 SW CORBETT AVE 2838E BUR DE PORTLAND,OR 97201 PORTLAND,OR 97214 25 102B D-00904 2S 102B C-00902 PAN 4AN SUSAN & RUST LEON D AND JANET B NATIO K(JRT PO BOX 1014 6003 SW COETT AVE VISTA,CA 92083 PORTLAND,O 97201 2S 102B B-00818 2S 102BC-00701 PEREZ GUSTAVO& SAMUELS ROBERT C ROBIN R MIRANDA MARIA 8735 SW LEHMAN ST 10225 SW BROOKSIDE PL PORTLAND,OR 97223 TIGARD,OR 97223 2S 102BA-01800 2S 102B B-01300 POOLE ANNE M AND SHEARER EMMETT J/ELISE C NUKK KARIN 9980 SW JOHNSON 16449 DEARBORN ST TIGARD,OR 97223 SEPULVEDA, CA 91343 2 S 1028 B-01802 2S 102B B-01500 RATKAI KATALIN SIMELE PAUL E& 6222 SW EDGEWOOD NGUYEN HANH T& LAKE OSWEGO,OR 97035 PHAM MY DUNG THI 12583 SW 116TH AVE TIGARD,OR 97223 2S102BA-03000 2S102BA-02900 SINGH MAIHEN AND ARUNA TRAN HAO 9777 SW JOHNSON HO EM T TIGARD,OR 97223 9789 SW JOHNSON TIGARD,OR 97223 2S102BB-00900 2S102BB-01801 SMITH CHARLES R&DEBRA D TUBBS WILLIAM R JR&KIMBERLY K 10065 SW JOHNSON ST 12531 SW GRANT AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S102BB-00819 2S102BC-00103 SMITH JACULIN LEE VATERNICK GEORGE P 12405 SW BROOKSIDE AVE CAROLYN A TIGARD, OR 97223 13855 SW 114TH AVE TIGARD,OR 97223 2S102BB-00833 2S102BA-01900 SMITH STEPHEN A&CHRISTINE D WAGNER EDWARD AND MARIE G 10050 SW JOHNSON TRUSTEES TIGARD, OR 97223 9885 SW JOHNSON ST TIGARD,OR 97223 2S102BD-00701 2S102BC-01200 SPADA FRED TRUSTEE WALP GEORGIA J WIENER NORMAN J TRUSTEE 10200 SW WALNUT ST 72907 BEL AIR RD TIGARD,OR 97223 PALM DESERT,CA 92260 2S102BD-00400 23102BB-01202 ST ANTHONY'S PARISH WATKINS ROBIN L& 9905 SW MCKENZIE FORD KELLY J TIGARD, OR 97223 10010 SW JOHNSON ST TIGARD,OR 97223 2S102BA-02200 2S102BC-00102 STROUM DONALD M& WEEKS CHERREE L& ANDREA J WINTER RAVEN E 9975 SW JOHNSON ST 12595 SW BROOKSIDE AVE TIGARD, OR 97223 TIGARD,OR 97223 2S 102B B-00824 28 102 BC-07800 STUART KATHLEEN M WOODARD CHARLES L ARLIE 10375 SW JOHNSON 10215 SW WALNUT TIGARD, OR 97223 PO BOX 23303 TIGARD,OR 97223 102BB-008 2 102BC-07700 TI I•RD • TY OF W DARD HARLES L ARLIE 131 HALL 10215 WALNUT ARD, • • 97223 PO BOX 2 3 T CARD,OR 223 2S102BD-01300 26102BC-07900 TOSCO CORPORATION WOODARD C• 'RLES L ARLIE PROPERTY TAX DEPT-DC17 1021 ALNUT PO BOX 52085 PO a: 303 PHOENIX,AZ 85072 ' ARD,O' •7223 ' 2S102Bt-00200 WOODARD CHARLES L ARLIE 10215 SW WALNUT AVE PO BOX 23303 TIGARD,OR 97223 2S 1 O2 B C-06800 WOODARD JON N 10097 SW WOODARD LN TIGARD,OR 97223 2S102BC-06900 WOODARD MARC T& ELIZABETH M 7224 LINDA VISTA DR CITRUS HEIGHTS,CA 95610 2S1028A-01400 WOODARD PARK APARTMENTS LLC 2083 NW JOHNSON ST#1 ATTN: ROBERT D BALL PORTLAND,OR 97209 2S1 02 B C-01300 ZIGLINSKI ANTHONY N&E PATRICI TRUSTEES 10230 SW WALNUT TIGARD, OR 97223 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:lcurpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT DIVISION CITY OF TIGARD Community Development 13125 SW HALL BOULEVARD Shaping))Better Community TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-684-7297 (Attn: Patty or Shirley/Planning) R: UUE'S:T FOR 11 I OL PROPERflZ OWNIIK MAILING,LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): I2.. 5 7 5 J + 5 ! D��� /90) INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you should request 3 sets) NAME OF CONTACT PERSON: AL I L1L PHONE: 5°3 - goo This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE * * * COST FOR THIS REQUEST * * sheets of labels x $2/sheet = $8.00 x j sets = $16.00 sheet(s) of labels x$2/sheet = $ _ • x sets = sheets of labels x $2/sheet for CIT area x sets = $ 4.00 / sheet(s) of labels x $2/sheet for CIT area = $ x sets = $ 7 GENERATE LIST = $1LOD 1�' GENERATE LIST = i TOTAL = $31.00 TOTAL = dfft Receipt #: 27200200000000000309 Gr Date: 01/25/2002 TIDEMARK r SYSTEMS, C Line Items: Case No Tran Code Description Revenue Account No. Amount Due MISC Miscellaneous Fees&Charges-51.0000 @$1.00 100-0000-451000 $51.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check ALPHA ENGINEERING, INC. 0 24620 0 $51.00 TOTAL AMOUNT PAID: $51.00 BEAVERTON OFFICE 24620 ALPHA ENGINEERING, INC. U.S.BANK BEAVERTON,OR 97075 PLAZA WEST,SUITE 230 9600 SW OAK PORTLAND,OREGON 97223 (503)452-8003 Pay: Fifty-one dollars and no cents DATE CHECK NO. AMOUNT r January 23 , 2002 24620 $********51 . 00** PAY CITY OF TIGARD TO THE ORDER 13125 SW HALL BLVD 7,FigeAo. OF TIGARD, OR 97223 L APPLICANT MATERIALS ..).. ! \` 3 r -'asis il� , ' ,' i ', _6111 � 1 � _ , 0 Ito .k_ ..C .1/1/14�" - i/� - _ _- - - moore ' s meadow applicant AEI Development Al Jeck 9600 SW Oak Street, Suite 230 Portland, OR 97223 tel: (503) 452.8003 applicant's representative Alpha Engineering, Inc. Tom McConnell<Project Planner> 9600 SW Oak Street, Suite 230 Portland, OR 97223 tel: (503) 452.8003 MOORE'S MEADOW TABLE OF CONTENTS Application A Narrative B Neighborhood Meeting Notes C Impact Statement D Pre-app Notes E Water Quality Calcs F Subdivision Plat Name Reservation G Tree Removal Plan /Arborist Report H Title Report I Plan Reductions J FACT SHEET Project Name: Moore's Meadow Proposed Actions: 9- Lot Planned Development Tax Map: 2S1-2BB Tax Lot: 1900 Site Size: 1.92 acres(83,915 SF) Location: Located on the west side of SW Grant Avenue, north of SW Walnut Street and south of SW Johnson Street Zoning: R-4.5 (City of Tigard) Owner: Robert Moore,Trustee 12575 SW Grant Avenue Tigard, OR 97223 Applicant: AEI Development Al Jeck 9600 SW Oak Street, Suite 230 Portland, OR 97223 503.452.8003 Applicant's Representative: Alpha Engineering, Inc. Tom McConnell (Project Planner) 9600 SW Oak Street, Suite 230 Portland, OR 97223 503.452.8003 Moore's Meadow 1 Alpha Engineering,Inc. A. Application SUBDIVISION TYPE II _��/,��„ 1� or TYPE III w/PD APPLICATION "� ! 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 CITY OF TIGARD PRE-APP. HELD WITH: 8 /�- / t✓ DATE OF PRE-APP.: i 7./..1(3 2— 40 /0%a(' r pr.--GENERAL INFORMATION FOR STAFF USE ONLY Property Address/Location(s): 12.57S- `-'W GizAti-NT /4vE• Case No.(s):5 out- OOoo 9 Tax Map & Tax Lot#(s): 2.s(- 2.Ej3 -n- (900 Other Case No.(s):.Pk2,4 2--Oc:,on2 ' Receipt No.: L P b 2' 1.40 2... coce r C34 ICES Application Accepted By: }- 2 Site Size: ��,''"" Date: ° i - Property Owner/Deed Holder(s)*:��tc e€T Moo E, TO Lsr Address: (2515- SW 61 gA-t-'T Phone: Date Determined Complete: City: "1't( -D Zip: q7Z-2.3 Rev.8/4/2000 i:\curpin\masters\revised\subapp.doc Applicant': AE( DEvELOpME NT Address: (.0:::)0 SW OM-, cre 2_) Phone: 57,3•452-C3003 3 REQUIRED SUBMITTAL ELEMENTS ,� (Note: applications will nQt be accepted City: " i)t21---/��D Zip: 9-72-�3 without the required submittal elements) When the owner and the applicant are different people, the applicant []'' Application Form must be the purchaser of record or a lessee in possession with written ❑rOwner's Signature/Written Authorization authorization from the owner or an agent of the owner. The owner(s) 0/Title Transfer Instrument or Deed must sign this application in the space provided on the back of this form or submit a written authorization with this application. -Copy of Pre-Application Conf. Notes PROPOSAL SUMMARY [ Wa. Co. Subdivision Name Approval [Y Site/Plot Plan The owners of record of the subject property request Subdivision (#of copies based on pre-app check list) approval to divide a: [ Site/Plot Plan (reduced 8'12"x 11") [/Applicant's Statement 1 _ parcel into 9 lots between (#of copies based on pre-app check list) and square feet in size. ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) (❑ USA Service Provider Letter -FAX 1a59r' (provide any additional information here) 2 Sets of Pre-Addressed/Pre-Stamped #10 Envelopes & Copy of 500' Property Owner List Generated by the City ❑' Neighborhood Mtg. Affidavits & Notes ❑' Filing Fee (Preliminary Plat)....$2,125.00 r '1 (+$10 Per Lot) (Final Plat) $ 295.00 * Add 20% PD Fee Urban: See Wa. Co. Fee Schedule 1 List any VARIANCE OR OTHEF .ND USE ACTIONS to be considered as .of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this fG 7 day of � .-r_( ,20e : • "11 Owner's Signature Owner's Signature -� i-e�eri(' 7h ef-- e Owner' ignature Owner's Signature Receipt #: 27200200000000001427 A� .....—•. Date: 04/22/2002 T I D E M A R K COMPUTER SYSTEMS. INC Line Items: Case No Tran Code Description Revenue Account No. Amount Due SUB2002-00004 [LANDUS] PLAN DEV CONCEPT REV 100-0000-438000 $434.00 SUB2002-00004 [LANDUSI SUB PRELIM PLAT 100-0000-438000 $2,215.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check CASA TERRA LLC kip 5051 $2,649.00 TOTAL AMOUNT PAID: $2,649.00 liYi 5051 CASA TERRA LLC P O BOX 1082 7 CLACKAMAS, OREGON 9 0 15 April 16, 2002 _DATE Y PA To THE City of Tigard 1 2,649.00 :1,,;, ORDER OF 1. **'Iao Thousand Six Hundred Forty Nine and No/100**** DOLLARS e N. albank. 1406673-3555 u.Wnk.corn hl t i FOR Moore Property 1,4, II, i ADJUSTMENT �;.,.r,. Ali to TYPE II APPLICATION CITY OF TIGARD e'I l 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 PRE-APP. HELD WITH: leAD 4t_ey GENERAL INFORMATION DATE OF PRE-APP.: !Infra. Property Address/Location(s): 12575 SW r.stgA►)7 Tax Map & Tax Lot#(s): 2S I - 288 -s.. 1400 FOR STAFF USE ONLY Site Size: 1 .9 AcRES 1 J I * _6 Case No.: o'�-r Applicant*: Act.PgPt E+.Y►t►l€t±R1NGt FZNc..• ;>L( ( l Address: 9(,Oc 541 DAV- ' T. f Site 230 v her ase No. ; as -so0.0r I City/State: ?oRTt.posD OF- Zip: 9?11Z2..3 Receipt No.: '0 '. 7 , - O0OD Primal y Contact: T o u t M C L L Phone: 5t., -x(52. er003 Fax:5o3.45Z•go Li 3 Application Accepted By: U Property Owner/Deed Holder(s)*: (Attach list if more than one) Date: 041,EfeT Moo;e, TtZusteL Address: 12575 644 Geix►xr Phone: City/State: Tt&„4lzD o(? _ Zip: `/7223 Date Determined To Be Complete: * When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written Comp Plan/Zone Designation: authorization from the owner or an agent of the owner. The owner(s) el ,) 1 i lust sign this application in the space provided on the back of this n �i form or submit a written authorization with this application. CIT Area: l Recording Date and Number: PROPOSAL SUMMARY The owners of record of the subject property request permission for an Rev.11/1/01 i:\curpin\masters\revised\adjustment-2.doc Administrative Adjustment to the following provision(s) of the Community Development Code (please circle one only): Special Adjustments. • Access and Egress Standards Adjustment s REQUIRED SUBMITTAL ELEMENTS • Parking Adjustments-Reduction in Minimum Parking • Parking Adjustments-Increase in Maximum Parking • F-'artung/adjustments-Redu..tiuii in Required Eicyde Parking • Parking Adjustments-Reduction in Minimum Parking for Transit Improvements/New Dev ✓ Application Elements Submitted: • Parking Adjustments-Use of Altemative Parking Garage Layout R17 Application Form • Sign Code Adjustment Street Improvement Requirements Adjustment Owner's Signature/Written Authorization • Wireless Communica io 'stance From Off-Site Residential / r: Title Transfer Instrument or Deed Please state the reason for the Adjustment request: LI Site/Plot Plan (6 copies) [�✓f,/ Site/Plot Plan (reduced 8'12"x 11") S e5 Ari-ACL4 Srar-M-M EN 1-- RI/ Applicant's Statement (Addressing Criteria Under Section 18.370.020) Filing Fee $1€7.4-57€43169.db 1 APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: ♦ The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • Ali of the above staiemei its iii id the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of /) �; .20 0-2— . cViI i, �,s- . d )warri_ _ Owner's Signature Owner's Signature Own. Signature Owner's Signature 2 Receipt #: 27200200000000001925 Date: 05/24/2002 El itEopy �j T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Description Amount Due tion Revenue Account No. Case No Tran Code p VAR2002-00020 (LANDUS]ADMIN VARIANCE 100-0000-438000 $109.00 VAR2002-00021 [LANDUS]ADMIN VARIANCE 100-0000-438000 $109.00 Payments: Amount Paid Method Payer Bank No Acct Check No Confirm No. Check CASA TERRA LLC DCP 5063 0 $218.00 TOTAL AMOUNT PAID: $218.00 1 5063 li CASA TERRA LLC a PO BOX 1082 Y CLACKAMAS, OREGON 97015 May 13, 2002 ` DATE t, PAY ,, II O THE RDER OF City of Tigard $ 218.00 ;;lo i O ' ***Two Hundred Eighteen and No/100**** DOLLARS el a Y ill bank. r 1-80487}3555 usbank corn II Adj cul-de-sac length Moore 41111raw... III FOR �� --- --- III A —- -- -- -- - --11 • A.,„, ADJUSTMENT !+'�r'at. TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 • PRE-APP. HELD WITH: TOAD Vi.Py GENERAL INFORMATION DATE OF PRE-APP.: 11221at. I Property Address/Location(s): 12575 SW 6gaNT i4vE . Tax Map & Tax Lot#(s): ZS I - VBB '1' I'00 ! 1. ,L; FOR STAFF USE ONLY Site Size: I.q( it-cos Case No.: is ■—AO. —0 0 Applicant*: ALrHA al %1PEePtr6, zFSC. vftte.ZooZ-- _ i tTE yyp Other Case No. �. I • �I. Address: 'WOO SW OAK ST, � Awry&.�t r�y City/State: �oRTI.A•ts0 0� Zip: R9Z23 Receipt No.:. 3. id:um Primary Contact: ToM Mc,Co*4N E LE.. 't Phone: 503.452. 900& Fax:933•H5Z• SO L{3 Application,Accepted By: V. �O Pr perty Ow__ner/Deed Holder(s)*: (Attach list if more than one) Date: 51 T MooRE. -rtz44Tee, Address: ItS15 SW CagA 31 Phone: City/State: Tt&w4RD *ft Zip: 17 2.2.3 Date Determined To Be Complete: *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written Comp Plan/Zone Deiignag: authorization from the owner or an agent of the owner. The owner(s) n must sign this application in the space provided on the back of this K. tio form or submit a written authorization with this application. CIT Area: PROPOSAL SUMMARY Recording Date and Number: The owners of record of the subject property request permission for an Rev.11/1/01 is�curpinUnastersUevised�adjustment-2.doc Administrative Adjustment to the following provision(s) of the Community Development Code (please circle one only): YSpecial Adjustments: • Access and Egress Standards Adjustment i REQUIRED SUBMITTAL ELEMENTS • Parking Adjustments-Reduction in Minimum Parking • Parking Adjustments-Increase in Maximum Parking • Parking Adjustments—Reduciian in Required Bicycle Parking • Parking Adjustments—Reduction in Minimum Parking for Transit Improvements/New Dev. • Application Elements Submitted: • Parking Adjustments—Use of Alternative Parking Garage Layout d Application Form • Si n Code Adustmen • Street Improvement Requirements Adjustment d Owner's Signature/Written Authorization • Wireless Communication Facility Adjustments—Distance From Off-Site Residential gi Title Transfer Instrument or Deed Please state the reason for the Adjustment request: o Site/Plot Plan (6 copies) [t/� Site/Plot Plan (reduced 8'hTX 11") F.� A c9'AC(kE1� �"ArTB ME N�' [/ Applicant's Statement (Addressing Criteria Under Section 18.370.020) El Filing Fee $545.00 41C't 1 r ~ APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: ♦ The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this (`s ' day of ��' % ,20 0:2 ri-- e9rtev-xe_. Owner's Signature Owner's Signature �4 efrr?-'4-J Owner4Signature Owner's Signature 2 Receipt #: 27200200000000001925 _ .•�� Date: 05/24/2002 Ej F ILE CQpy TIDEMARK COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due VAR2002-00020 [LANDUS]ADMIN VARIANCE 100-0000-438000 $109.00 VAR2002-00021 [LANDUS]ADMIN VARIANCE 100-0000-438000 $109.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check CASA TERRA LLC DCP 5063 0 $218.00 TOTAL AMOUNT PAID: $218.00 CASA TERRA LLC 5063 r PO BOX 1082 e CLACKAMAS, OREGON 97015 24 r May 13, 2002 DATE I R PAY Y ORDER OF City of Tigard $ 218.00 ,N t 6', 1***Two Hundred Eighteen and No/100**** p ;;',; is DOLLARS t W. Mbank. 1-806873-3555 cbenk corn IA Adj cul-de-sac length Moore �3� FOR ---- I1 III ---- -----I L B. Narrative GENERAL INFORMATION: The applicant is requesting preliminary approval of a 9-lot single-family detached subdivision with a planned development overlay. The subject site, specifically identified as Tax Lot 1900 of Tax Map 2S1 2BB, is approximately 1.84 acres and is currently zoned R-4.5 (Residential, 7,500 square foot minimum lot size)by the City of Tigard. There is a grove of trees to the north east of the existing home. The site slopes generally from south to north with a slope of approximately 2.9%. There are no wetlands or drainageways on the site. VICINITY & SITE INFORMATION The immediate area on the west side of Grant Street is developed with single family residential homes with the exception of the church parking lot on the corner of SW Grant and SW Johnson. A church and school are located on the property directly across SW Grant Street from the project site. The balance of the properties on the east side of SW Grant is in residential use. Nearby development consists of single family homes on parcels that are 7,500 square feet or larger. Site Location The site is located on the west side of SW Grant Avenue just north of where SW McKenzie intersects with SW Grant, south of SW Johnson Street and east of SW Brookside Avenue. Access to Lots 2 through 9 is proposed by a private street located at the furthest point on the site from the SW Grant/SW McKenzie intersection. The existing home on Lot 1 would continue to use the existing driveway located in the southeastern corner of the site. The private street tract will extend west and terminate in a hammerhead as there are no undeveloped properties adjacent requiring vehicular circulation. Correspondingly, none of the adjacent developed parcels provided street stubs to the project site. Existing Uses The property currently contains a single-family residence,detached garage, and some outbuildings. The existing home will remain on Lot 1. All other structures will be removed. Topography In general,the site slopes downhill from southeast to northwest from an elevation of 174 feet to an elevation of 165 feet. The slope averages 2.9% over the site. Vegetation Trees on the site are limited to the front portion and located on either side of the existing home. The majority of the site is in open meadow. The existing conditions plan illustrates the type and diameter of the trees on the site over 6-inches in diameter. Surrounding Land Uses The subject site is located in a developed area of single-family residential development on relatively large lots. Densities vary and parcel sizes range from 6,000 square feet to nearly 10,000 square feet. Moore's Meadow 2 Alpha Engineering,Inc. Transportation There are currently no Tri-Met bus routes on SW Grant Avenue near this site. The closest route and stop is on Highway 99 where bus routes 12, 94X and 95X can be utilized. This service is approximately 1/4`h of a mile from the project site. PROJECT DESCRIPTION Moore's Meadow will be a quality single-family residential development with a private 1/3 acre open space area that will blend in seamlessly with surrounding residential development. The use of a private access road versus a public street will allow for the retention of the majority of the tree grove at the entrance to the development. The private road will thread its way through a closed canopy of Douglas fir trees. The proposed open space tract will provide a common play and gathering spot for the residents of the development. All of the new homes will face onto this open space area. The applicant is proposing to subdivide the 1.92-acre site into 9 lots. All of the newly created lots will be developed with single-family detached homes. The proposed lots range in size from 5,000 square feet to 9,087 square feet, with an average lot size of just over 5,901 square feet. The resulting gross density is approximately 4.7 units per acre. SW Grant Avenue will be improved with a half-street improvement along the site's frontage. SW Grant Avenue will have a varying 9 to 10-foot right-of-way dedication for a total of 29 feet from centerline. The proposed half-street improvement will include a 19-foot paved surface from centerline, curb, 5-foot curb-tight sidewalk and a 4.5-foot landscape strip. A private street will be constructed within Tract"B"extending westward approximately 380 feet from the SW Grant Avenue access point and terminate in a hammer head. The private drive will provide access and utility extensions to serve Lots 2 through 9. The developer will construct the private drive providing 28-feet of paving with curbs on both sides and a 4.5-foot sidewalk on one side. The majority of the sidewalk will be located within a pedestrian easement. Sanitary sewer service is currently available from an existing line within an easement along the south property line of the project site. A new 8" line will be extended into the site in the vicinity of the hammerhead to serve Lots 7 through 9. Lots 1 through 6 will tie directly into the existing line as shown on the utility plan. Adequate domestic water will be provided to the site by extending a new line from the existing line in SW Grant Avenue within the private street tract to serve all lots within the development. Hydrants will be placed to provide adequate fire suppression to all lots within the development. Storm water runoff will be collected via a system of pipes and catch basins within the newly constructed public and private street. The water will then be conveyed to a storm water quality facility located within Tract "B". A newly constructed storm drainage line will then convey the storm water from the facility to an existing storm line in SW Johnson. Easements for this off-site storm drain line have been obtained. Moore's Meadow 3 Alpha Engineering,Inc. APPLICABLE DEVELOPMENT CODE CRITERIA 18.350 PLANNED DEVELOPMENT 18.350.100 APPROVAL CRITERIA Planned Developments are required to address specific development approval criteria. This facilitates the Commission's ability to make findings that the criteria are satisfied when approving or approving with conditions, the concept plan. The specific approval criteria are addressed below. 1. As this project is a planned development subdivision, the criteria under section 18.430 must be met. All of the criteria described in 18.430 have been met as described within section 18.430 of this project narrative. 2. The provisions of Chapters 18.715, 18.730, 18.795, 18.745, 18.765, 18.705 and 18.780 are to be utilized as guidelines for a planned development. The provisions for these chapters are addressed under their specific titles and chapters within this narrative. This planned development proposal will not be seeking a density bonus as the proposed 9 lots meet the density standard for the current R-4.5 zoning district. However the applicant will be seeking exceptions to the development standards of the R-4.5 district as addressed in this narrative. 3. In addition to items 1 and 2 above the following criteria shall be met for a planned development. 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. This project has been developed with the idea of preserving the existing trees,topography and natural drainage as one of the primary concepts of the development. The project proposes utilization of a private street rather than a public street to preserve as many of the existing trees as possible at the project's entrance. The developer recognizes the enhanced value retaining these trees will provide to the development and the surrounding area. Overall, the development will retain 71% (12 of 17) of the existing trees greater than 12 inches in diameter. Grading on the site has been kept to a minimum and siting of the water quality facility was done in recognition of the natural drainage of the site. (2) Structures located on the site shall not be in areas subject to ground slumping and sliding; The site is relatively flat and not at risk for slumping or sliding. A soils report will be completed prior to applying for site development permits. Moore's Meadow 4 Alpha Engineering, Inc. (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,. All homes will meet the required setbacks for the R-4.5 district ensuring that adequate light and air circulation and fire protection is accommodated. 401 C.' 1e`as �2C�UeS}QA Reduced eft, -LAG d sefL4c-k5 (4) The structures shall be oriented with consideration for the sun and wind directions, where possible; and The geometry of the site dictates the lotting arrangement of the site. Five of the units will generally have a southern exposure for the rear of the houses (Lots 2 through 6). The others relate well to wind direction from the southwest. The units have been oriented where possible for sun and wind exposure but because of the size of the developed area due to site constraints, not all of the units could be oriented specifically to relate to sun and wind directions. (5) Trees preserved to the extent possible. As described above, the project does an excellent job of preserving trees to the greatest extent possible (See Sheet 6 - Tree Preservation Plan). 71% of the trees greater than 12- inches diameter will be preserved. However, the site plan emphasized preserving the largest trees on the site so that the tree preservation plan preserves 83 % of the total caliper inches on the site. The trees slated for removal are amongst the smallest of the qualifying trees on the property. A certified arborist was employed to survey the site and review the proposed development plan. 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 commercial uses: The proposed single family detached homes are not a different type of use from surrounding uses,therefore this criterion is not applicable. (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: As the proposed uses are the same as surrounding uses, no buffer is required by the buffer matrix. (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 extend of the screening. Moore's Meadow 5 Alpha Engineering,Inc. There are no areas containing activities such as service, storage, parking or mechanical devices proposed with this project and therefore item 3 does not apply. c. Privacy and noise: Non-residential structures which abut existing residential dwellings shall be located on the site... No non-residential structures are proposed. Therefore item c. does not apply. d. Private outdoor area—multi-family use. The project is designed as a single-family detached residential development. This criterion is not applicable. e. Shared outdoor recreation area—multi-family use. The project is designed as a single-family detached residential development. This criterion is not applicable. f Access and circulation: (1) The number of allowed access points for a development shall be provided in Chapter 18.705; See Section 18.705 within this narrative. (2) All circulation patterns within a development must be designed to accommodate emergency vehicles; and The private street is of adequate width and will terminate with a hammerhead turnaround thereby accommodating and facilitating maneuvering for emergency vehicles. (3) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan. No pedestrian or bicycle ways are shown on an adopted plan. All adjoining properties were developed without any pedestrian or bicycle pathways stubbing to the project site. Residents within the development will utilize the private street and sidewalk to gain access to SW Grant Avenue. g. Landscaping and open space: As illustrated on the landscape plan, the entry and private open space tract will be landscaped or retain the natural vegetation on the site. Additionally, the individual owners of the lots will landscape their own yards according to their desires thereby providing more than 20% landsca ing for the site. The common area will undergo Moores Meadow 6 Alpha Engineering,Inc. landscaping resulting from the installation of the water quality/detention facility as well as the open gathering and play area. h. Public transit: The site does not abut a public transportation route and therefore no provisions for public transit are necessary. Transit service is available on Highway 99 to the east of the site. i. Signs: No signs are proposed at this time. j. Parking: Each unit will accommodate 2 off-street vehicle parking spaces as required. k Drainage: All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.775, and the criteria adopted 1981 master drainage plan; Provisions for storm drainage have been laid out in accordance with the requirements of the City of Tigard and Clean Water Services. 1. Floodplain dedication: Where landfill and/or development is allowed within or adjacent to the 100 year floodplain,... There is no 100-year floodplain located on the site. 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 The open space has been shown on the submitted plans and will be recorded with the Director. 2. The open space shall conveyed in accordance with one of the following methods: a. By dedication to the City as publicly-owned and maintained as open space. 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... Moore's Meadow 7 Alpha Engineering,Inc. c. By any method which achieves the objectives set forth in Subsection 2 above of this sections. The open space will be conveyed to a homeowners association in accordance with the requirements of the City of Tigard. 18.370.020 ADJUSTMENTS C. Special adjustments The applicant is requesting an adjustment to the 24-foot paving width of the private street near the entrance to the site and to the standard that cul-de-sacs not exceed a length of 200 feet. The applicant is proposing a street width of 20 feet for the first approximate 40 feet in length entering the site and a proposed street length of approximately 380 feet. It is first necessary to recognize the constraints of the site in order to understand the purpose of the requested adjustment. Those constraints are as follows: 1)the access point to the site has a substantial tree grove located up near the site's SW Grant Avenue frontage. The location of the access point is driven by both the location of the existing home on the property and providing maximum spacing from the SW Grant and SW McKenzie intersection, and; 2) surrounding properties are already developed without providing street stubs to the project site. The only roadway possible to serve all the lots on the property is the private street as shown. It is not feasible to serve all the lots with a street (cul-de-sac) less than 200 feet in length. 18.390: OUASI-JUDICIAL DECISION MAKING The applicant is submitting a proposal in complete compliance with all relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form, along with this narrative addressing the appropriate criteria in sufficient detail for review and action; the required fees; a list of all surrounding property owners, as well as other potentially affected parties. The Subdivision is consistent with the underlying zoning requirements and all relevant City ordinances and standards. 18.430.040: SUBDIVISION APROVAL CRITERIA: PRELIMINARY PLAT The applicant will be subdividing the site into 9 residential lots. A proposed preliminary plat has been submitted in conformance with applicable ordinances as reflected by this narrative and the preliminary plans. The Washington County Survey Department has approved "Moore's Meadow" as the proposed plat name. The private street has been designed to provide maximum spacing from the SW Grant/SW McKenzie intersection. This document serves as the narrative for the project and contains an explanation for all of the common improvements proposed. Moore's Meadow 8 Alpha Engineering, Inc. 18.510: R-4.5 SINGLE FAMILY RESIDENTIAL The property is currently zoned R-4.5 by the City of Tigard. The purpose of the R-4.5 Land Use designation is to establish sites for single family detached and attached units for medium density residential developments. The proposed detached single family homes are permitted outright per Table 18.510.1. 18.510.2: DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES The proposed development site will comply with the dimensional requirements as laid out in Table 18.510.2, specifically except where changes to those standards are allowed and requested through the planned development process. Required Setbacks Other Requirements Front Yard 20 feet Lot Size: 7,500 square feet minimum Side Yard 5 feet Lot Width: 50 feet Street Side 15 feet Height: 30 feet Rear Yard 15 feet Garage 20 feet Requested Setbacks Front façade of house 15 feet Porch 12 feet The planned development process allows the applicant to request differing development standards than described above. This project is proposing a 15-foot setback to the main façade of the house (excluding garage which will remain a minimum of 20 feet) and a 12-foot setback to a porch on the front of the homes. This will allow for the flexibility of applying neo-traditional standards of having homes closer to the street and creating the opportunity for more interaction amongst neighbors. No changes are proposed for the side or rear setbacks. 18.705: ACCESS/EGRESS & CIRCULATION Vehicular Access: As required under section 18.705.030, all proposed lots have direct access to the public or private street. Curb cuts will be in accordance with Section 18.810.030N and each lot will have a single driveway at least 15 feet wide. 18.715: DENSITY COMPUTATIONS According to the Residential Density Calculation provisions within the code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 7,500 square feet. The net area, in this development, is derived by subtracting the public right- of-way dedication and private street tract from the gross acreage. The density computations for Moore's Meadow are as follows: P Engineering, Moore's Meadow 9 A! ha Inc. Net Area Calculation Gross Square feet 83,915 square feet (1.92 acres) Minus Right-of-way dedication 2,314 square feet Minus Private Street Tract 12,690 square feet Equals Net Area subtotal 68,911 square feet/7,500 square feet=9.19 dwellings Minimum Dwelling Units Required: 9.19 X .80= 7.35 units Total Units Proposed: 9 units 18.725: ENVIRONMENTAL PERFORMANCE STANDARDS The applicant understands that compliance with state, federal,and local environmental regulations are the continuing obligation of the property owner, and will abide by the applicable standards. 18.745.040: STREET TREES Street trees will be provided in accordance with this section on the public and private streets. The specific standards listed in Section 18.745.045C shall dictate the spacing, size, as well as other specifications inherent to planting of street trees(see Landscape Plan). 18.755 MIXED SOLID WASTE/RECYCLING STORAGE Waste/recyclables management will function in the same manner as any other single-family detached residential development with curbside service. 18.765: OFF-STREET PARKING Each lot will have a minimum of two off-street parking spaces to serve the detached single family residential homes. 18.780: SIGNS No signs are proposed at this time. Any signs necessary or requested will be placed in accordance with the requirements of this chapter 18.790: TREE REMOVAL Tree plan requirements A tree preservation plan has been developed and reviewed by a certified arborist, including the location, size and species of all existing trees. The plan identifies individual trees for removal or retention. Only those trees located within the within the proposed street rights-of-way or private street tract are designated for removal. As the project is retaining 71% of the trees treater than 12-inches in diameter, mitigation is Moore's Meadow 10 Alpha Engineering,Inc. required. Per Section 18.790.030, fifty percent of the trees will be mitigated. The tree protection standards proposed include fencing, mulching, proper equipment storage, soil protection, responsible excavation and quality assurance by the project arborist. 18.795: VISUAL CLEARANCE AREAS Any future landscaping will be consistent with this section. The intersection of the proposed private street with SW Grant Avenue will require the preservation of vision clearance triangles. 18.810: STREET & UTILITY IMPROVEMENT STANDARDS Streets: The public street(SW Grant Avenue) will be constructed with a half-street improvement to City standards as illustrated on the plans. The roadway will consist of a 19-foot paved surface with curb and 5- foot curb-tight sidewalk. The private street will be constructed to City standards as shown on the plans. The private street will be constructed to a 28-foot width with the exception of the first approximate 40 feet where the width is proposed to be 20 feet to preserve some large trees near the entrance. The 28-foot section will facilitate 2- way traffic with curbs on both sides. The proposed layout will provide access to homes on the site. Sanitary Sewer: Sanitary sewer service is currently available from an existing line within an easement along the south property line of the project site. A new 8" line will be extended into the site in the vicinity of the hammerhead to serve Lots 7 through 9. Lots 1 through 6 will tie directly into the existing line as shown on the utility plan. Surface Water Run-off: Storm water runoff will be collected via a system of pipes and catch basins within the newly constructed public and private street. The water will then be conveyed to a storm water quality facility located within Tract "B". A newly constructed storm drainage line will then convey the storm water from the facility to an existing storm line in SW Johnson. Easements for this off-site storm drain line have been obtained. The proposed storm facilities will be constructed in compliance with Resolution 91-47 whereby; Clean Water Services and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. Domestic Water: Adequate domestic water will be provided to the site by extending a new line from the existing line in SW Grant Avenue within the private street tract to serve all lots within the development. Hydrants will be placed to provide adequate fire suppression to all lots within the development. 18.164.120 This section requires overhead utility lines adjacent to a development to be placed underground or at the election of the developer; a fee in-lieu of under grounding can be paid at a rate of$27.50 per lineal foot of street frontage. Because the site contains only about 178-feet of frontage along SW Grant, the developer will elect to pay the fee in lieu of under grounding the overhead utilities. Moore's Meadow 11 Alpha Engineering,Inc. 18.810.030: STREETS A. Improvements. The proposed subdivision has frontage on SW Grant Avenue. A half-street improvement and dedication of right-of-way are proposed to bring SW Grant Avenue into conformance with City standards. The proposed private street cul-de-sac meets all of the applicable requirements for improvements under this section except for length and paving width near the entry. Adjustments to the standards of this chapter for the length and paving width of the cul-de-sac are proposed and addressed in Chapter 18.370.030C.9 as allowed under the General Provisions of Chapter 18.810. B. Creation of rights-of-way for streets and related purposes. With the approval and recording of the final plat of the Moore's Meadow planned development, the necessary right-of-way will be dedicated for SW Grant Avenue. The proposal contains a private street in a tract no less than 30 feet in width with the exception of the entry area as noted in(A)above. C. Creation of access easements. A public access easement will be recorded over the private street tract to facilitate vehicular/bicycle and pedestrian circulation. D. Street location, width and grade. The proposed street location, width and grade comply with the requirements of this section with grades to be approved by the City Engineer. The private street is not intended to continue to adjacent properties for reasons described within the adjustment request for exceeding the maximum length of a cul-de-sac in Chapter 18.370.030 of this narrative. E. Minimum rights-of-way and street widths. The proposed SW Grant Avenue right-of-way is 29 feet in width from centerline. This includes 19 feet of paving with curb and sidewalk. The proposed tract containing the private street is of sufficient width to accommodate improvements necessary for a street generating less than 200 ADT. This includes 24-feet of paving with curbs on both sides for the majority of its length including the portion fronting Lots 2 through 9. F. Future street plan and extension of streets. A future streets plan has been submitted with this application showing the pattern of existing and proposed future streets within 530 feet surrounding and adjacent to the proposed project. All items that are required to be shown have been placed on the plan. Moore's Meadow 12 Alpha Engineering,Inc. The proposed private street is not designed as a through street capable of being extended for future development to the west due to existing development on adjoining properties. I. Existing rights-of-way. SW Grant Avenue is the only existing right-of-way adjacent to the project site. With the proposed 10-foot dedication of additional right-of-way west of centerline SW Grant Avenue will have its ultimate right-of-way width. S. Private Streets. The design of the proposed private street is approvable by the City Engineer and legal assurances for the continued maintenance such as a maintenance agreement will be recorded. The proposed private street will only serve nine lots as permitted under a planned development. Z. Street cross-sections Cross-sections of the half-street and private street have been provided on Sheet 1 — Preliminary Plat for review. 18.810.040: BLOCKS A. Block Design. The private street is not proposed to be extended westward due to existing development patterns on adjoining properties. B. Sizes. The block size does not exceed the 1,800-foot perimeter required by code. SUMMARY The proposed Development complies with all applicable elements of the Comprehensive Plan, and Development Code. The proper steps have been taken to ensure compatibility with the established neighborhood character within the City boundaries. Adequate public facilities and services exist to serve the development and all improvements will be constructed to City and other applicable standards. Moore's Meadow 13 Alpha Engineering,Inc. ALPHA ENGINEERING, INC' May 14, 2002 RECEIVED SAY 1 6 2002 Brad Kilby, Associate Planner CITY OF TIGARD City of Tigard PLANNING/ENGINEERING 13125 SW Hall Boulevard Tigard, OR 97223 RE: Response to Completeness Review Letter—Moore's Meadow Subdivision Dear Brad: The following addendum has been prepared to respond to items listed in the City's letter dated May 6, 2002, addressing application completeness. Each of the five completeness items identified in your letter is presented below with our response. 1. Applications for the Adjustments to the intersection spacing standards and cul-de-sac length. The Tigard Development Code(TDC) allows some of the criteria to be considered as guidelines for the Planning Commissions' consideration, but not section 18.810 Street and Utility Improvement Standards. I have enclosed two applications.The respective criteria are in TDC Section 18.370.020(9). RESPONSE: We are providing the attached applications for the adjustments along with the required materials addressing the criteria. 2. If you are proposing to receive detailed approval of the Planned Development at the same time as the preliminary plat approval, address the criteria in 18.350.090(A). RESPONSE: The following are the responses to the four criteria contained within Section 18.350.090(A): 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. 1 Plaza West• Suite 230•9600 SW Oak• Portland, Oregon 97223 Office 503-452-8003 • Fax 503-452-8043 •www.alpha-eng.com • Response: Moore's Meadow will be a quality single-family residential development with a private 1/3 acre open space area that will blend in seamlessly with surrounding residential development. The use of a private access road versus a public street will allow for the retention of the majority of the tree grove at the entrance to the development. The private road will thread its way through a closed canopy of Douglas fir trees. The proposed open space tract will provide a common play and gathering spot for the residents of the development. All of the new homes will face onto this open space area. The applicant is proposing to subdivide the 1.92-acre site into 9 lots. All of the newly created lots will be developed with single-family detached homes. The proposed lots range in size from 5,000 square feet to 9,087 square feet, with an average lot size of just over 5,901 square feet. The resulting gross density is approximately 4.7 units per acre, consistent with the surrounding area. 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. Response: Assuming the applicant receives timely approvals from the City, it is expected that site development would take place during summer of 2002, with home construction beginning before the end of this calendar year. The development will be constructed in a single phase. 3. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the planned development. Response: The applicant will be selling the finished lots to a builder. The applicant has already obtained a preliminary commitment to purchase the property from an area home builder. 4. A narrative statement presenting information, a detailed description of which is available from the director. Response: The applicant has submitted a 13-page narrative, this supplemental information, and a 7-page plan set providing detailed descriptions of the proposed planned development. 3. The density calculations that you have submitted are not coinciding with my calculations. The calculation in the narrative states there is 1.92 acres of available land. There are other locations in the application that call out only 1.84 acres of available land. Look at TDC 18.715.020(A)(1-5) for the criteria used to establish the net development area, and divide that by 7,500. 2 RESPONSE: The inconsistency with the narrative occurred due to conflicting information between the County's tax maps and an actual survey of the property. The County's tax maps indicated an area of 1.84 acres for the project site. However, an actual survey of the property's boundary indicates an area of 83,233 square feet or 1.91 acres. Subtracting the area for the additional right-of-way dedication along the site's SW Grant frontage(1,820 square feet)and the private street tract(12,721 square feet),the resulting net area is 68,692 square feet. The net area divided by 7,500 square feet per lot equals 9.16 lots. The correct density calculation is summarized below: Gross square footage: 83,233 s.f. Minus Grant R-O-W dedication: 1,820 s.f. Minus private street tract: 12,721 s.f. Net Development Area: 68,692 s.f. / 7,500 s.f. = 9.16 max. units Minimum Density: 9.16 x .80 = 7.3 units 4. Clean Water Services Service Provider Letter. You submitted a pre-screen, but you still need to provide the service provider letter called for in the pre- screen. RESPONSE: We have obtained a Clean Water Services service provider letter, dated May 10, 2002. A copy of this letter is attached for your review. 5. Submit the fees for the adjustments: S218 for two. RESPONSE: Please find attached a check in the amount of$218 for the two adjustments. I hope these additional materials are helpful towards the City's review of this application. We believe this addendum responds to all the items identified in your letter dated May 6, 2002, and provides the information necessary to be deemed complete and begin the City's processing of this application. Please feel free to call me if you have any question regarding these additional materials at 503-452-8003. 3 • Sincerely, ALPHA ENGINEERING, INC. 217/1SZAA746 C—eC Thomas McConnell, AICP Planning Manager 4 J ti FACT SHEET Project Name: Moore's Meadow Proposed Actions: Adjustment for cul-de-sac length of approximately 380 feet Tax Map: 2S1-2BB Tax Lot: 1900 Site Size: 1.91 acres(83,233 SF) Location: Located on the west side of SW Grant Avenue,north of SW Walnut Street and south of SW Johnson Street Zoning: R-4.5 (City of Tigard) Owner: Robert Moore,Trustee 12575 SW Grant Avenue Tigard,OR 97223 Applicant: AEI Al Jeck 9600 SW Oak Street, Suite 230 Portland,OR 97223 503.452.8003 Applicant's Representative: Alpha Engineering,Inc. Tom McConnell(Project Planner) 9600 SW Oak Street, Suite 230 Portland,OR 97223 503.452.8003 Moore's Meadow 1 Alpha Engineering,Inc. GENERAL INFORMATION: The applicant is requesting approval of an adjustment allowing a private street cul-de-sac with a length of approximately 380 feet. The proposed private street tract is associated with the development of Moore's Meadow, a 9-lot single-family detached subdivision with a planned development overlay. The subject site is specifically identified as Tax Lot 1900 of Tax Map 2S1 2BB and is approximately 1.91 acres and is currently zoned R-4.5 (Residential, 7,500 square foot minimum lot size) by the City of Tigard. VICINITY& SITE INFORMATION The immediate area on the west side of Grant Street is developed with single family residential homes with the exception of the church parking lot on the corner of SW Grant and SW Johnson. A church and school are located on the property directly across SW Grant Street from the project site. The balance of the properties on the east side of SW Grant is in residential use.Nearby development consists of single family homes on parcels that are 7,500 square feet or larger. Site Location The site is located on the west side of SW Grant Avenue just north of where SW McKenzie intersects with SW Grant, south of SW Johnson Street and east of SW Brookside Avenue. Access to Lots 2 through 9 is proposed by a private street located at the furthest point on the site from the SW Grant/SW McKenzie intersection. The existing home on Lot 1 would continue to use the existing driveway located in the southeastern corner of the site. The private street tract will extend west and terminate in a hammerhead as there are no undeveloped properties adjacent requiring vehicular circulation. Correspondingly, none of the adjacent developed parcels provided street stubs to the project site. Existing Uses The property currently contains a single-family residence, detached garage, and some outbuildings. The existing home will remain on Lot 1. All other structures will be removed. Topography In general,the site slopes downhill from southeast to northwest from an elevation of 174 feet to an elevation of 165 feet. The slope averages 2.9% over the site. Vegetation Trees on the site are limited to the front portion and located on either side of the existing home. The majority of the site is in open meadow. The existing conditions plan illustrates the type and diameter of the trees on the site over 6-inches in diameter. Surrounding Land Uses The subject site is located in a developed area of single-family residential development on relatively large lots. Densities vary and parcel sizes range from 6,000 square feet to nearly 10,000 square feet. Moore's Meadow 2 Alpha Engineering,Inc. Transportation There are currently no Tri-Met bus routes on SW Grant Avenue near this site. The closest route and stop is on Highway 99 where bus routes 12,94X and 95X can be utilized.This service is approximately 114th of a mile from the project site. APPLICABLE DEVELOPMENT CODE CRITERIA 18.370.020(9)APPROVAL CRITERIA Adjustments for street improvement requirements(Chapter 18.810). By means of a Type II procedure, as governed by 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, steep slopes, or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. RESPONSE: The applicant is requesting an adjustment to the standard that cul-de-sacs not exceed a length of 200 feet. The applicant is proposing a street length of approximately 380 feet. It is first necessary to recognize the constraints of the site in order to understand the purpose of the requested adjustment. Those constraints are as follows: 1) The location of the access point is driven by both the location of the existing home on the property and providing maximum spacing from the SW Grant and SW McKenzie intersection, and; 2) surrounding properties are already developed without providing street stubs to the project site. The only roadway possible to serve all the lots on the property is the private street as shown. It is not feasible to serve all the lots with a street(cul-de-sac) less than 200 feet in length. SUMMARY The proposed Development complies with all applicable elements of the Comprehensive Plan, and Development Code. The proper steps have been taken to ensure compatibility with the established neighborhood character within the City boundaries. Adequate public facilities and services exist to serve the development and all improvements will be constructed to City and other applicable standards. Moore's Meadow 3 Alpha Engineering,Inc. u. MOOE 'S M4o� t� 17 :'=:`' ' �� SUEDIvISION FREL11 1IN,4RNr FLAT APPROVAL i'�e,,,p 4,e 4,0� o CITE' OF TIGARD, OR CON ps, 4 04, • • ■ • • i i , VICINITY MAP I , , , 1 °U�IER _' I ROBERT MOORE•TRUSTEE I I 1 2575 SW GRANT AVENUE I TIGARD,OREGON 91223 c APFL[CANT AEI DEVELOPMENT — / CONTACT:TOM McGOMNELL JJJ _ I ; 9600 9W OAK STREET,SUITE 230 Y0.T — _ "83I — — _ ! PORTLAND,OREGON 97230 e g L.079 I. yx u3 '�, u�. TEL (503)452-8003 • \a c00 Sr Iw 7'ep•P / i c < g N2 I �m _\ __ –,�.,.------�,,, ;,;_,c I , CIVIL ENGINE R/SURVEYOR P €I COW Y. an <d Mi°e I ALPHA ENGINEERING, INC. 1, LOT$ ew.sr Ig saw- - yes'ri-xi-— ��?, J 9600 SW OAK ` ff M 51 I 1�-gym I I} ' , PLAZA(LEST,SUITE 230 J i• LoT Ir JfI PORTLAND,OREGON 91223 /� lPt••" '�wies. I 7 TEL:(503)452-8003 cm LDT6 yi LO1' LOTY 1 LOT7 LOT7 y +J lOf 1 Sacks. 9 asap V. Ili a sr. !eiee ea. aew V. l °°°' 3 ; ' ' - UTILITIES I SERVICES WATER: CITY OF TICsARD WATER DISTRICT• J a.m — — STORM: CLEAN WATER SERVICES yea IMO M' 100 Tu• y SEWER CLEAN WATER SERVICES i A1dCENZE POUER: PORTLAND GENERAL ELECTRIC GAS: NORTHWEST NATURAL I PHONE: GENERAL TELEPHCNE 1 I- FIRE: TUALATIN VALLEY FIRE t rZ�SCUE <{POLICE: CITY OF TIGARD _�l GRAPHIC SCALE SCHOOL: TIGARD SCHOOL DISTRICT n f I PARKS: CITY OF TIGARD U- ` i� 1 W PUBLIC NOTES TRANSPORT:TRI-MET )N (ee•.. aril-"" IL SITE AR`A: IB4 AC. Z O ZONING: R_4.5 0 TAX MAP: 25I-28E E E IN I c TAX LOT: 1900 — Ct NUMBER OF LOTS: 9 --I I I 1 a SI–IEET INDEX OC N� °`00'I° I I PRELIMINARY PLAT O- ..e.e>a �� w1 ' �„r e, 3 EXISTING CONDITIONS „�"` I —�•:____J — LEGETID 3 GRADING PLAN `°` Ca --- PROJECT 9Qa,.JAR1' 4 UTILITY PLAN ANCINYJC —' -- RIC'i CF WAY 5 CIRCULATION PLAN • SW GRANT TYPICAL SECTION PRIVATE ACCESSWAY TYPICAL SECTION PRIVAT_ACCESSWAY THRU TREES TYPICAL SECTION --------- LOT Lnrs (O TREE f l .S£2ZVATION / —'6 f .1T8 nrs -------- EXISTRY,PRa�CTr Less 1 OPEN SPACES t b....-.1.;,,,..12820,1,, a ,em.....le LANDSCAPE PLAN Deter _ • �Ma sm • TYPE Pumao 1. ' a FACT SHEET Project Name: Moore's Meadow Proposed Actions: Adjustment for Intersection Spacing Standard Tax Map: 2S1-2BB Tax Lot: 1900 Site Size: 1.91 acres(83,233 SF) Location: Located on the west side of SW Grant Avenue,north of SW Walnut Street and south of SW Johnson Street Zoning: R-4.5 (City of Tigard) Owner: Robert Moore,Trustee 12575 SW Grant Avenue Tigard,OR 97223 Applicant: AEI Al Jeck 9600 SW Oak Street, Suite 230 Portland,OR 97223 503.452.8003 Applicant's Representative: Alpha Engineering,Inc. Tom McConnell(Project Planner) 9600 SW Oak Street, Suite 230 Portland,OR 97223 503.452.8003 Moore's Meadow 1 Alpha Engineering,Inc. GENERAL INFORMATION: The applicant is requesting approval of an adjustment allowing a new street intersection on SW Grant that is less than the 300-foot spacing standard for Collector Streets. The applicant is requesting approval of a private street access that is approximately 152 feet from the SW Grant and SW McKenzie intersection.The proposed private street tract is associated with the development of Moore's Meadow,a 9-lot single-family detached subdivision with a planned development overlay. The subject site is specifically identified as Tax Lot 1900 of Tax Map 2S1 2BB and is approximately 1.91 acres and is currently zoned R-4.5 (Residential, 7,500 square foot minimum lot size)by the City of Tigard. VICINITY& SITE INFORMATION The immediate area on the west side of Grant Street is developed with single family residential homes with the exception of the church parking lot on the corner of SW Grant and SW Johnson. A church and school are located on the property directly across SW Grant Street from the project site. The balance of the properties on the east side of SW Grant is in residential use.Nearby development consists of single family homes on parcels that are 7,500 square feet or larger. Site Location The site is located on the west side of SW Grant Avenue just north of where SW McKenzie intersects with SW Grant, south of SW Johnson Street and east of SW Brookside Avenue. Access to Lots 2 through 9 is proposed by a private street located at the furthest point on the site from the SW Grant/SW McKenzie intersection. The existing home on Lot 1 would continue to use the existing driveway located in the southeastern corner of the site. The private street tract will extend west and terminate in a hammerhead as there are no undeveloped properties adjacent requiring vehicular circulation. Correspondingly, none of the adjacent developed parcels provided street stubs to the project site. Existing Uses The property currently contains a single-family residence,detached garage, and some outbuildings. The existing home will remain on Lot 1.All other structures will be removed. Topography In general,the site slopes downhill from southeast to northwest from an elevation of 174 feet to an elevation of 165 feet. The slope averages 2.9%over the site. Vegetation Trees on the site are limited to the front portion and located on either side of the existing home. The majority of the site is in open meadow. The existing conditions plan illustrates the type and diameter of the trees on the site over 6-inches in diameter. Surrounding Land Uses The subject site is located in a developed area of single-family residential development on relatively large lots. Densities vary and parcel sizes range from 6,000 square feet to nearly 10,000 square feet. Moore's Meadow 2 Alpha Engineering,Inc. Transportation There are currently no Tri-Met bus routes on SW Grant Avenue near this site.The closest route and stop is on Highway 99 where bus routes 12, 94X and 95X can be utilized.This service is approximately 114th of a mile from the project site. APPLICABLE DEVELOPMENT CODE CRITERIA 18.370.020(9)APPROVAL CRITERIA Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, steep slopes, or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. RESPONSE: The applicant is requesting an adjustment to the standard that requires intersection spacing of 300 feet on Collector Streets. The applicant is proposing an intersection spacing of approximately 152 feet. It is first necessary to recognize the constraints of the site in order to understand the purpose of the requested adjustment. Those constraints are as follows: 1) The location of the access point is driven by both the location of the existing home on the property and providing maximum spacing from the SW Grant and SW McKenzie intersection, and; 2) surrounding properties are already developed without providing street stubs to the project site. The only roadway possible to serve all the lots on the property is the private street as shown. It is not feasible to provide an access street to the development site that meets the 300-foot spacing requirement. Lastly, SW Grant has been reclassified under the recently adopted Transportation System Plan from a Collector Street to a Neighborhood Route. Under the new classification, the proposed 152-foot spacing would meet the requirement of the new classification for SW Grant. However, at this time the standards have not yet been updated in the Tigard Development Code thus triggering the need for an adjustment in order to gain approval at this time. SUMMARY The proposed Development complies with all applicable elements of the Comprehensive Plan,and Development Code. The proper steps have been taken to ensure compatibility with the established neighborhood character within the City boundaries. Adequate public facilities and services exist to serve the development and all improvements will be constructed to City and other applicable standards. Moore's Meadow 3 Alpha Engineering,Inc. -00 , IS � 4DO .;..,� .j� . gi ,,.s S la' UED Ivf SIGN PREL IMINARNI FLAT APPROVAL !'�� • `4∎„∎ -.7. C il I T'' OF T ICIARD, OREGON s�*.►4. 4.` . � i� A 1 / / VICINITY AP I I I I . ; I , w OU NERE __ __ I I ROBERT MOORE,TRUSTEE ,� � ' -------- ------ 12515 SW GRANT AVENUE I TIGARD,OREGON 51223 0 1 APPLICANT I - I M AEI DEVELOPMENT 1- 1 'CONTACT:TO OCONNELL I - - _ — — 11 _ I 1 9600 SW OAK STREET,SUITE 230 kll �' ate+- T p !v _ I� ' PORTLAND,OREGON 91230 alw sr. ` Ala N. /}YN R°i a. / TEL (503)452-8003 .I 41 j Iii ij 1 • �.r-----�,�' ; ,� I ; CIVIL ENGINEER/SURVEYOR M5° I — of y0 air- i. 2118' I I I ALPHA ENGINEERING, INC. �3� °Y, l 1 3500 SW OAK °e g -1.1 LoT T I 018.7 seer !�r 'air-—Re'___' I PLAZA UIEST,SUITE 230 l�w•w. I I /J '�q L I I I' PORTLAND,OREGON 91223 WM sr•+ �. I TEL (503)452-8003 / us: d LOT Y. LOTS LOT�{ LOTS LOTS r • LOT Ti ow eF. !/55 bf. l{55 b/. 115I tl. lPOl4. NIA M. 9 I ' UTILITIES 4 SERVICES WATER: CITY OF TIGARD WATER DISTRICT — — STORM: CLEAN WATER SERVICES 150.7 wo Qs— sane sow _ — '� ' u - MdCENZIE SEWER: CLEAN WATER SERVICES -- PCII.ER: PORTLAND GENERAL ELECTRIC r I 7 GAS: NORTI- EST NATURAL PHONE: GENERAL TELEPHONE I 1 - 1 I FIRE: TUALATIN VALLEY FIRE 4 RESCUE - 1 ' POLICE: CITY OF TIGARD -� GRAPHIC SCALE SCHOOL: TIGARD SCHOOL DISTRICT n I 1L I I PARKS: CITY OF TIGARD Rm 1 PUBLIC TRANSPORT:TRl-MET / NOTES • 4 SITE AREA: 1.54 AC. O • -. ZONING: R-45 _Z O TAX MAP: 251-255 E E 02 „ 2 ..0 TAX LOT: 1900 — !n }N!j y ° ± - NUMBER OF LOTS: 9 al fiiii SHEET INDEX I �/ . I PRELIMINARY PLAT 0_ "�� !!�r3-� ��T,o° „�,,. 2 EXISTING:CONDITIONS .../77- '� LEGEND 3 GRADING PLAN a..® ,, ---- rrmxcTxANDARr 4 UTILITY PLAN 5 CIRCULATION PLAN r SW GRANT TYPICAL SECTION PRIVATE ACCESSWAY TYPICAL SECTION PRIVATE ACCESEWAY j1-IRU TREES TYPICAL SECTION —_-----_-- L.Or LNes 6 TREE PRESERVATION i —§ r— --------- EASING PRCPERTY LINES 1 OPEN SPACES t ”-oemaroT.- TZ- ^-0..1W 3.-w LANDSCAPE PLAN in°ECT .0/18 NO lu-55! ,TYPE !WWI 1 I C. Neighborhood Meeting Notes MOORE PROPERTY SUBDIVISION Community Meeting: February 18, 2002 MEETING MINUTES Attendees were asked to sign-in on the sign up sheet. There were 18 people in attendance, their names, addresses and phone numbers are noted on the attached sign-in sheet. The meeting was held at the City of Tigard Town Hall Meeting Room and started at 6:30 p.m. Jim Lange and Al Jeck from Alpha Engineering welcomed the attendees and introduced themselves as the applicant's representative and applicant, respectively. Mr. Lange started the meeting by explaining the purpose of the meeting and giving a description of the project. The description of the project began with an explanation of the applicant's request. The applicant is requesting approval of an 9-lot planned development for 8 new single family detached residential units in addition to the existing house. Mr. Lange presented a site plan showing the lotting pattern and size of each of the lots. He continued by describing that this application would require approvals of a tree preservation plan, access spacing modification and a cul-de-sac length of 360 feet. After the description of the project the floor was opened for questions. The issues that were raised are summarized below. ➢ A neighbor asked if the property would need to be rezoned to allow apartments. Mr. Lange replied that a rezone would be necessary. ➢ A neighbor asked about the location of the nearby school on Grant Street. Mr. Lange responded with the location. ➢ A neighbor asked what the traffic impacts of the proposed development would be. Mr. Lange stated the City has not identified any specific issues to date. ➢ A neighbor asked if the sewer was of sufficient depth to serve all the lots. Mr. Lange replied that he believed it was. ➢ A neighbor asked if the water quality facility was going to smell. The moderator responded that it should not be a problem. ➢ A concern was raised regarding the removal of trees and risk of blowdown. Mr. Lange responded that an arborist will be hired to evaluate tree removal and assess the risk. I:\999-149\word\meeting minutes.TM ➢ A neighbor asked if the water quality/detention facility would be sized to accommodate Kathy Ratkai's property. Mr. Lange responded that the pond is uphill from Ms. Ratkai's property and therefore cannot serve it. Mr. Lange stated the City would probably not require detention for a back lot on Ratkai's south property. ➢ A neighbor asked if the home prices would preserve values in the neighborhood. Mr. Jeck replied that homes would be priced in the mid-$200s, at or above most of the existing neighborhood. • A neighbor asked if trees on the site would be saved. Mr. Lange replied that three trees would likely be removed to allow the private drive. He anticipates avoiding tree mitigation under the City's code. ➢ A neighbor asked if the entire project would be fenced. Mr. Jeck replied that fencing would be left up to the builder and/or individual homeowners. ➢ A question was asked regarding the location of the storm easement. Mr. Jeck responded that an easement was being sought from Mr. Eisenhauer. ➢ A neighbor asked if the active open space would be for public use. Mr. Lange responded that it would be private for the use of the homeowners within the development. ➢ A question was asked regarding the maintenance of the water quality facility. Mr. Lange responded that the facility would be private and maintained by the homeowners association. ➢ A neighbor asked what parking would be available. Mr. Lange responded that the homes would have two-car garages, full driveways, and parking on one side of the private street. Mr. Lange concluded the meeting by thanking everyone for attending. The meeting was adjourned at 7:45 p.m. I:\999-149\word\meeting minutes.TM 64 602 /ve--7am- z / re/oz 1\1___ _J_RC S 5 n 1413r4G No. 41/ ./K tvvor, CO Akre( ,I.Az At4a4eirL___1/ 0 10 c y' S*/C cA- — 3 r-ia,C 2 '/c- y-w i ewr‹. / 2 57r SQ ,t/i-- 637-1312, Pro,4 OA)er3 990S ScA) me Kunz r£ 639-4/ 7'7 ki l,5 Dt.cle. Sil£vwodd c 7e '-sz79 K( I 4 h s J'-D s-3 J S W brciivia- to 3 - 9( Qr l( 7.-4.6.6 5 0153 ( i t ! ' Ju,, TpazAix) 1253) sW L 1 c ' !2533 - S c u. G. 79-v c-- (go--87Z a i) / e tc i j'/ 47, 7' I a yrd s. w.,o',6()ksioE AV le 6�g�- �'rd�'- Cd)�_#o//and 1 /60 gm/ Brookside, Ave G -2y- 7-99_L-_--- - ---SUSa--M/44 /-74.0 ,,,.,..,,,,7 2 1i�._ f�� 7 „ ---I cA"-V- EIL--- --2--tv 5 ,_____ k.,7.111am -4144 664)100A.r --_to= a 5 ,J si-. (07o -1vt1 _ /o__o_o0 -,f 4)--v=dkhsekt ST_47<?-9 5'S.l_ \ V�'cOM /Q CITY of TIGARD di _ ��"1/� GEOGRAPHIC INf OP MAfION ”STEM 414 AREA NOTIFIED•IIISSIU # 1' (500') w FOR: Al Jeck Cs '""""' (452-8003) ,6,4,1 1<rt`P. RE: 12575 SW Grant Ave. 2S102BB 1900 lail ArVill I W. 4.- .' *iv /O� �, ' rtE3311 .1 44/K ar»swrt � Q Property owner information �, is valid for 3 months from 1 1n�s °1"""' +�►' the date printed on this map.0:\VA* rtusl „ ,r r trJM /O \ \7 4 4 1 I 0 P.* AV° 40'rneossw P Fa4A1 4'4 * 4 r”"""" N107100110.l� iit e/ lsrtsWEM ��/ Abp,rtEl:sossE •�� rtsum D ,„r • 4ir 74;440.131021060M1 r1 4344 0 100 200 300 400 Feel tlrtsoatloa ♦ 1'=313 Not Alk 44 4 40 44L,,-,,,,, City of Tigard Inlormahon on Ihis map a for 125 SW all Blvd ith the Devopment Services Division eneral location only and Oli 9 Tigard,nA 97223 3 (503. ,t tpJ ■ LOCUS Community Development Plot date:Jan 22,2002;C:lmagic.MAGIC03.APR 2S102BC-00115 2S102BC-00800 ARBUTHNOT STEPHEN P COLLING CHARLES W 720 SW QUEEN LN 13835 SW HALL :AVERTON,OR 97008 TIGARD,OR 97224 2S 102BB-01800 2 102BD-00 1 BEMIS THERESA CO IN HARLES W 12535 SW GRANT AVE 1383 HALL TIGARD, OR 97223 ARD, 97224 2S 102BC-00107 2S 102BA-02700 BISSETT CRAIG ALLEN CORCORAN-DUDLEY ELAINE 10295 SW BROOKSIDE CT 3929 SW FRIAR RD TIGARD, OR 97223 TOPEKA,KS 66610 2S102B0-01001 2S102BB-00804 BLINE RONALD G& CUMMINS BRIAN S SAGUN JUDITH L 12430 SW BROOKSIDE AVE 2190 SKYLINE DR TIGARD,OR 97223 SEASIDE,OR 97138 2S102BB-01400 2S102B8-00808 BOGDEN ROBERT W AND CUNNINGHAM LAWRENCE BARBARAJ SUZETTE 9940 SW JOHNSON STREET 10130 SW BROOKSIDE PLACE 'GARD,OR 97223 TIGARD,OR 97223 2S 102BA-02100 2S 102B C-00106 BORSCH LUCILLE HUGHES AND DICKMAN ALFRED E&CLAUDIA H JOSEPH ANTHONY 10290 SW BROOKSIDE CT 9935 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BC-00104 2S102BB-00821 CARTER LESLIE E&BENNETT S DIX LOUIS G JR&KATHI A 12555 SW BROOKSIDE CT 27330 SW GRAHAMS FERRY RD TIGARD,OR 97223 SHERWOOD,OR 97140 2S 102B B-00811 2S 102BC-00110 CHABOT RYAN D& DIX LOUIS JR&KATHI SARAH E 27330 SW GRAHAMS FERRY RD 10270 SW BROOKSIDE PL SHERWOOD,OR 97140 TIGARD,OR 97223 2S102BB-00823 2S102BC-00113 CHATFIELD WALTER H&THELMA J C DOHERTY JASON A& 10345 SW JOHNSON ZENA R TIGARD,OR 97223 12570 SW BROOKSIDE AVE TIGARD,OR 97223 102BB-01000 2S1028B-01302 COCHRANE CHRISTINE M EISENHAUER WILLIAM D&DAWN P do PEARSON HENRY 0 AND 10000 SW JOHNSON ST DONNA M TIGARD,OR 97223 10085 SW JOHNSON STREET TIGARD,OR 97223 2S102BB-00801 2S1028B-00802 ELDARD RAYMOND J JR&CINDY J HAYS DAVID E AND MYONG S 12340 SW BROOKSIDE AVE 12370 SW BROOKSIDE AVE 3ARD,OR 97223 TIGARD,OR 97223 2S 102BA-02102 2S 102B D-00801 ENGH KENNETH A/SHELLEY L HEFFERNAN PATRICK J&PATRICIA 9955 SW JOHNSON STREET 230 CHANDLER PL TIGARD,OR 97223 LAKE OSWEGO,OR 97034 2S 102BA-02300 2S 102BD-02201 ENRIGHT BRENDAN HEKIMIAN INC&RF INVESTMENTS& 21028 HWY 99E NE LANG RICHARD L&CHRISTINE H AURORA,OR 97002 BY RANDALL CONSTRUCTION CO INC 9500 SW BARBUR BLVD STE 300 PORTLAND,OR 97219 2S102BB-00807 2S102BB-00810 FISHER DARLENE D HENRY LARRY J&DEANNA L 12485 SW BROOKSIDE AVE 10240 SW BROOKSIDE PL TIGARD,OR 97223 TIGARD,OR 97223 2S102BC-01400 2S102BD-00700 FRAZEE JOHN J JR&NOREEN L HOHNER TERRANCE D REVOCABLE 10250 SW WALNUT ST LIVING TRUST ET AL TIGARD,OR 97223 9830 SW MCKENZIE ST TIGARD,OR 97223 2S102BB-00809 2S102BB-00805 FROHNERT FRITZ E HOLLAND CARL B&SUSAN D LIESELOTTE 12460 SW BROOKSIDE AVE 10210 SW BROOKSIDE PLACE TIGARD,OR 97223 TIGARD,OR 97223 2S 102B B-00812 2S 102BB-00817 GRAVES MICHAEL R AND HOOGENDAM KOLETTE M&SHANE M JANINE D 10245 SW BROOKSIDE PL 10300 SW BROOKSIDE PL TIGARD,OR 97223 TIGARD,OR 97223 2S1 028 D-02300 2S 102BC-00600 HANSON DOROTHY L IVERSON JAMES C&ANNA L Go FINGER ROGER A&PHYLLIS SAIKI 12675 SW GRANT AVE 610 NW SPRING AVE TIGARD,OR 97223 PORTLAND,OR 97229 2S102BD-01100 2S102BB-00822 HARDY GERALD T JACKSON ROBERT M& PO BOX 86276 NITA J TRS PORTLAND,OR 97286 11455 SW HAZELWOOD LP TIGARD,OR 97223 102BC-00700 2S 102BB-01201 rHASSEL JOHN GEORGE JANSEN STEVEN J& 10115 SW WALNUT VICK-JANSEN PAMELA L TIGARD,OR 97223 20633 SW ELK HORN CT TUALATIN,OR 97062 • 2S 102BC-01101 2S 102BC-00300 JARVIS MICHAEL L&DIANNA C LORREN JOHNSON '0120 SW WALNUT ST 10155 SW WALNUT ST 3ARD,OR 97223 TIGARD,OR 97223 2S 102BA-02800 2S 102BA-02103 JEFFRIES-BOWMAN ANDREA M LOUGHRAN THOMAS R& 9801 SW JOHNSON WEIDLING BRENT ERIK TIGARD,OR 97223 9965 SW JOHNSON ST TIGARD,OR 97223 2S 102BC-00111 2S 102BC-00105 JONES JAMES M&PATRICIA L MACK DAVID J 12530 SW BROOKSIDE AVE CHILSTROM LORI A TIGARD,OR 97223 10260 SW BROOKSIDE CT TIGARD,OR 97223 2S 102BA-02101 2S 102BC-00108 JONES MATTHEW Q& MCNAMARA MICHAEL T&JULIE M PENCE-JONES ANNA R 10265 SW BROOKSIDE CT 9945 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S102B3-00803 2S102BB-00800 KARI JON A AND BECKY J MCVICAR BARBARA W&KRISTIN A 12400 SW BROOKSIDE ST Go MISTLER TERRY&LINDA TIGARD,OR 97223 10040 SW JOHNSON TIGARD,OR 97223 2S102BB-00816 2S102BB-00820 KONARZEWSKI HILDEGARD MILLER TIMOTHY L AND 10315 SW BROOKSIDE PL CARLA F TIGARD,OR 97223 12375 SW BROOKSIDE TIGARD,OR 97223 2S102BB-01200 2S102BB-01900 LEARY DAVID L AND MOORE ROBERT C TRUSTEE KATHLEEN J MOORE ELIZABETH R TRUSTEE 10020 SW JOHNSON PO BOX 23098 TIGARD,OR 97223 TIGARD,OR 97223 2S 102BC-00114 2S 102BC-01100 LEE KEVIN D MUMM RICHARD C PO BOX 1295 PO BOX J LANGLEY,WA 98260 ENTERPRISE,OR 97828 2S 102B B-00806 2S 102BC-01500 LINKHART RICHARD MUNRO RODERICK J&PATRICIA D T VERNETTA Go TINSLEY FRANK M IV&VICKY LYN 12490 SW BROOKSIDE AVE 10270 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 102BA-02600 2S1021313-01301 LOGAN MARTA R MURRAY JAMES A&MOLLY E 12394 SW GRANT AVE 9982 SW JOHNSON ST TIGARD,OR 97223 TIGARD,OR 97223 2S 102BD-00900 2S 102BB-01700 NGUYEN JEFF&THAN LENG RATKAI KATALIN '2260 SW GRANT AVE#1 12533 SW GRANT 3ARD,OR 97223 TIGARD,OR 97223 2S102BD-00702 2S102BC-00400 NICHOLAS PARTNERS LLC RATKAI KATALIN I BY JOHN&SUSAN CARVETH 6222 SW EDGEWOOD 2215 NW 133RD PL IA4KE OSWEGO,OR 97035 PORTLAND,OR 97229 2S 102BC-00112 2S 1026 C-01102 OLSON KERMIT E/MARILYN J RESHEY JOSEPH A AND 12550 SW BROOKSIDE MARILYN L TIGARD,OR 97223 10160 SW WALNUT TIGARD,OR 97223 2S 102BC-00109 2S 102BD-00800 OLSON KERMIT/MARILYN J ROMAN CATHOLIC ARCHBISHOP OF 12550 SW BROOKSIDE PORTLAND IN OREGON TIGARD,OR 97223 2838 E BURNSIDE PORTLAND,OR 97214 2S 102BC-00500 102BB-01600 PADILLA MICHAEL W AND R• AN CA 'OLIC ARCHBISHOP OF APRIL C PORT•: •I IN OREGON • 12645 SW GRANT 28 : B SIDE GARD,OR 97223 'ORTLAND, •- 97214 2S 102BD-00905 2 102BD-00100 PAXMAN SUSAN& RO • C• OLIC ARCHBISHOP OF NATION KURT PORT • I IN OREGON 6003 SW CORBETT AVE 28 : BUR DE PORTLAND,OR 97201 ••RTLAND,OR 97214 25102BD-00904 2S102BC-00902 P ■ AN SU & RUST LEON D AND JANET B NATIO • •'T PO BOX 1014 600 C• :ETT AVE VISTA,CA 92083 •RTLAND,0- 97201 2S102BB•00818 2S102BC-00701 PEREZ GUSTAVO& SAMUELS ROBERT C ROBIN R MIRANDA MARIA 8735 SW LEHMAN ST 10225 SW BROOKSIDE PL PORTLAND,OR 97223 TIGARD,OR 97223 2S102BA-01800 2S102BB-01300 POOLE ANNE M AND SHEARER EMMETT J/ELISE C NUKK KARIN 9980 SW JOHNSON 16449 DEARBORN ST TIGARD,OR 97223 SEPULVEDA, CA 91343 102BB-01802 2S 1028 B-01500 RATKAI KATALIN SIMELE PAUL E& 6222 SW EDGEWOOD NGUYEN HANH T& LAKE OSWEGO,OR 97035 PHAM MY DUNG THI 12583 SW 116TH AVE TIGARD,OR 97223 2S102BA-03000 2S102BA-02900 SINGH MAIHEN AND ARUNA TRAN HAO ^777 SW JOHNSON HO EM T 3ARD,OR 97223 9789 SW JOHNSON TIGARD,OR 97223 2S102BB-00900 25102BB-01801 SMITH CHARLES R&DEBRA D TUBBS WILLIAM R JR&KIMBERLY K 10065 SW JOHNSON ST 12531 SW GRANT AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S102BB-00819 2S102BC-00103 SMITH JACULIN LEE VATERNICK GEORGE P 12405 SW BROOKSIDE AVE CAROLYN A TIGARD,OR 97223 13855 SW 114TH AVE TIGARD,OR 97223 2S 102B 8-00833 2S 102BA-01900 SMITH STEPHEN A&CHRISTINE D WAGNER EDWARD AND MARIE G 10050 SW JOHNSON TRUSTEES TIGARD,OR 97223 9885 SW JOHNSON ST TIGARD,OR 97223 2S102BD-00701 2S102BC-01200 SPADA FRED TRUSTEE WALP GEORGIA J WIENER NORMAN J TRUSTEE 10200 SW WALNUT ST 72907 BEL AIR RD TIGARD,OR 97223 \LM DESERT,CA 92260 2S102B3-00400 2S102BB-01202 ST ANTHONY'S PARISH WATKINS ROBIN L& 9905 SW MCKENZIE FORD KELLY J TIGARD,OR 97223 10010 SW JOHNSON ST TIGARD,OR 97223 2S102BA-02200 2S102BC-00102 STROUM DONALD M& WEEKS CHERREE L& ANDREA J WINTER RAVEN E 9975 SW JOHNSON ST 12595 SW BROOKSIDE AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 102BB-00824 2S 102BC-07800 STUART KATHLEEN M WOODARD CHARLES L ARLIE 10375 SW JOHNSON 10215 SW WALNUT TIGARD,OR 97223 PO BOX 23303 TIGARD,OR 97223 102BB-008 2 1029C-07700 TI RD TY OF We .ARD 'HARLES L ARLIE 131 HALL 10215 ' WALNUT ARD, 97223 PO :*X 2 '13 ARD,OR • 223 102BD-01300 2.102BC-07900 I OSCO CORPORATION W••DARD •RLES L ARLIE PROPERTY TAX DEPT-DC17 1021 ' ALNUT PO BOX 52085 PO =% 303 PHOENIX,AZ 85072 ARD,0- •7223 • 2S 102BC-00200 WOODARD CHARLES L ARLIE 40215 SW WALNUT AVE BOX 23303 .JGARD,OR 97223 2S 102BC-06800 WOODARD JON N 10097 SW WOODARD LN TIGARD,OR 97223 2S 102BC-06900 WOODARD MARC T&ELIZABETH M 7224 LINDA VISTA DR CITRUS HEIGHTS,CA 95610 2S 102BA-01400 WOODARD PARK APARTMENTS LLC 2083 NW JOHNSON ST#1 ATTN:ROBERT D BALL PORTLAND,OR 97209 2S 102BC-01300 ZIGLINSKI ANTHONY N&E PATRICI TRUSTEES • 10230 SW WALNUT 'CARD,OR 97223 CITY OF TIGARD JMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY OF T1GARD Community(Development 13125 SW HALL BOULEVARD Shaping,a Better Community TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-684-7297 (Attn: Patty or Shirley/Planning) REUUI!iT FOR OLPIRLP it I OWNER' MAIUNG;USI • Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): 12 5 7 S 51Q-) gr + At-Q-- /1c) ,) INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: r-S OH: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application _dbmittal. If a neighborhood meeting is required and you have not yet held that meeting, you should request 3 sets) NAME OF CONTACT PERSON: /1 L ) - PHONE: 3 - you This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE—TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. * EXAMPLE * * * COST FOR THIS REQUEST * * sheets of labels x S2/sheet = $8.00 x sets = $16.00 sheet(s) of labels x $2/sheet = $ j�� x .3 sets = sheets of labels x $2/sheet for CIT area x 1 sets = $ 4.00 % sheet(s) of labels x $2/sheet for CIT area = $ x 2 sets = $L_ GENERATE LIST = $11.09 ; GENERATE LIST = TOTAL = $31.00 TOTAL = S 5! Jack Biethan '1023 SW Summerfield Drive#4 igard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 CITY OF TIGARD - CENTRAL CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT Central.doc) UPDATED: December 27, 2001 ALPHA . Nollv January 31 FERINC 1�� 2002 Resident Re: proposed SW Dew Interested Grant Avenue Subdivision division S W GGEngineerin Grant g, .In appliant i P proposing o���rePresent� location.Al a ing a . is r representing ent in the developer the or to antis p subdivision with a planned n d o e property ent located invited ropo°sal in inooedhe City of T planed dev�lop12S102$Bed at 1255 mend a to detail with card for t o necessary end overlay s this meeting on: urrounding Perih er s 6:30 P•vi. property offers would like to d' fou ay,February, residents, discuss e City lfall Roo �' 18,200 13125 2 of Tigard Room 2 SW d my Please notice this Tigard, OR 223 I 10 be altered prior X01��informational 23 (503)452 Bard to more e submittal of nee a eeting on Pre 003 if you haveeci Bally discussing to he C, y plus These plans `' with you Please call ,........N(....4%, (ca....,(Fe...._ me at Jin1 Lange Baia e gr Plaza West• SuitN 230. �fr�r J�t���H(i gI.0 k• p tl (13• ur Fax n..rant • 8043 9'2223 EIGHBORHOOD ONCERNS • • tS�✓�^Y.'���i���,r,'��,}�c.t�+''��.,�'r ."�51_j"ivt , 1 C�� 'Yi rt.' ?' �ryS.:T,Fi�:C ''J x .. •, . .. ,+.,+- �''r •~ ' .{_: ' I UESTIONSl 'SK 0' AKE4UHE ��UR; .ONCEENSF1 ' E�V[E '- ' +!- r The following is a list of questions developed by a subgroup of the Citizen Involvement Team. The questions are intended to aid you in formulating your own questions for proposed development in yo area. Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS • What applications are you (the developer) applying for? When do you expect to submit tt - application(s) so that neighbors can review it? What changes or additions are expected prior submittal? • Will the decision on the application be made by City Staff, Hearings Officer, Planning Commission • City Council? How long is the process? (timing)/ • At what point in the process are citizens given notice and the opportunity to provide input? • Has a pre-application conference been held with City of Tigard Staff? ✓ Have any preliminary requirements been addressed or have any critical issues been identified? ✓ What City Planner did you speak with regarding this project? (This person is generally the Plann, assigned to the land use case and the one to contact for additional information). STREETS • Will there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of It development and how do you propose to mitigate the impacts if necessary? • What street improvements (including sidewalks) are proposed? What connections to existing stree are proposed? • Are streets proposed to be public or private? What are the proposed street and sidewalk widths? • What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY • What is the current zoning? What uses are allowed under this zoning? • Will there be a re-zone requested by the developer? if yes, to what zone? • How many units are proposed for the development and what is the minimum and maximum densi allowed in the zone? DRAINAGE AND WATER QUALITY • What is your erosion control and drainage plan What is the natural slope of the property? What a the grading plans? • Is there a water quality facility planned within the development and where will it be located? Who v, own and maintain the facility? 'REES AND LANDSCAPING What are the tree removal plans and what is proposed to mitigate for trees removed? • What are the landscaping plans? What buffering or fencing is required and/or proposed? I D. Impact Statement IMPACT STATEMENT For Moore's Meadow Purpose The purpose of the Impact Study is to review existing public facilities and address any proposed modifications to these that will help mitigate the proportionate project impacts that will likely occur as a result of development. All necessary facilities for serving this site are currently in place as shown on the Utility Plan and can be constructed on site. The transportation system, storm water, sanitary, water and other private utilities are all available and adequate in the immediate vicinity of the subject property. Transportation System SW Grant Avenue is classified as a neighborhood route in the Transportation System Plan. This project will construct a half-street improvement along the site's SW Grant Avenue frontage. There are currently no Tri-Met bus routes on SW Grant Avenue near this site. The closest route and stop is on Highway 99 where bus routes 12, 94x and 95x can be utilized. This is approximately 1/4`h of a mile from the site. We expect no adverse impacts to the current capacity of SW Grant Avenue. The City has not requested any additional improvements beyond the dedication and half-street improvement along the site's SW Grant Avenue frontage. Drainage Systems The proposed drainage system will be collected via a piped system and be treated by a water quality and detention facility. The designs will be in accordance with the standards set up by Clean Water Services. The treated water will then be conveyed via an offsite storm drainage line to the existing storm drain line in SW Johnson Street Detention will be required for this site based on conversations with City of Tigard. Detention will be accommodated by the facility in Tract"B". Water Systems There is an existing 8-inch water line in SW Grant Avenue. We are proposing to connect to this line, which will supply more than adequate flow and pressure for the proposed domestic and fire flows to the housing units. The newly constructed water lines within the proposed development will be an 6-inch line within the private street tract. There is no need to extend water service to adjoining properties as they are fully developed. N:\proj\.328-009\Word\Impact Statement.doc Sanitary Sewer System Sanitary sewer service is available via an 8-inch line located within an easement along the southern property line. We are proposing to use this line to serve this site. Lots 1 through 6 will tie into the existing sanitary sewer line. A 6-inch line will be extended into the site to serve Lots 7 through 9. Noise Impacts No negative noise impacts will result from this project. Noise generated would be typical of a single-family neighborhood. Parks System Woodard Park is in the immediate vicinity(1/4 to 1/2 mile)of the project site. Tigard Elementary School on SW Grant is also in the vicinity(less than 'A mile)and provides open space and recreational opportunities. N:\proj\328-0091Word\Impact Statement.doc E. Pre-app Notes CITY OF t E NOTES C - 1 Shaping)1 Bettei oa e ..... s:0 PUcattof Meew6lttg!t . e Var'fd :Six (61:Months) RESIDENTIAL FFERP.rGDE Pr On STIFEU . (?1(iliAt 1,4P .= APPLICANT: 1\L. JEGK - RliAla Z.n ()MR.i M AGENT: Phone: (5o3) '15 -$003 . Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: Ia5'-15 56 Gwo Ades. TAX MAP(S)/LOT #(S): 15101136 TA,, L.[]T OVSOQ NECESSARY APPLICATIONS: Sur-n1a,a..aw1 'Wiz►. �O 04 et-afl� PROPOSAL DESCRIPTION: ,,, ,, {6 tki-c 1.d9 40RES ■nla a Plau>seb peort.csreNi t0r4h 9-t.-d- S. One F_x isI';ACS kocsKE. is 4c c•e,�a.n . COMPREHENSIVE PLAN MAP DESIGNATION: Lew Dens.-ni RpsiJe n ic( ZONING MAP DESIGNATION: R -t,S CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: Gera-TRaL ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. T I MINIMUM LOT SIZE:1 V.)^.., sq. ft. Average Min. lot width: _` ft. Max. building height: Zr ft. Setbacks: Front 'J'' ft. Side 5 ft. Rear i<-; ft. Corner (1; ft. from street. MAXIMUM SITE COVERAGE: " % Minimum landscaped or natural vegetation area: %. p NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 10 Residential Application/Planning Division Section vi NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ✓i IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. 0'ACCESS (Refer to Chapters 18.105 and 18.765) , Minimum number of accesses: i Minimum access width: . ^ Maximum access width: Minimum pavement width: : .Lt . I I WALKWAY REQUIREM TS (Refer to Code Chapter 18.7051 Within all ATTAC D HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling HALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. Fr- RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: I.Vi x y-45(r(= = rI;O, ISO S- Land within the 100-year floodplain; — ri,sOC-s✓t1 • Slopes exceeding 25%; — -10441-ROtJ ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. tNe- Sca, (9.20.31 Public right-of-way dedication: "-15OC3 ➢ Single-family allocate 20% of gross acres for public facilities; or , ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deducti n.m'''_ S 1)V) IY�1\wS I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: I EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 SCI. ft. (20%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050 (minimum lot area) - 3,050 (minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 10 Residential Application/Planning Division Section [vr SPECIAL SETBACKS (Refer to Code Section 18.730) ➢ STREETS: 3C' feet from the centerline of (7)l),) GRPA; Y FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements] [ 1 FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.7301 MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 21A stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. 1 BUFFERING AND SCREENING (Refer to Code Chapter 18.1451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. • IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: clacci Lin LANDSCAPING (Refer to Code Chapters 18.145,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 10 Residential Application/Planning Division Section j, V, PARKING [Refer to Code Chapters 18.165 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1) ff-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. Y Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. D Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS [Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIVE LANDS [Refer to Code Chapter 18.715) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO , AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND:AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lads must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations fbr the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. 1 I STEEP SLOPES [Refer to Code Section 18.115.080.C) When STEEP SLOPES exist, prio to issuance of a final order, a geotechnical report must be submitted which addresses the appr val standards of the Tigard Community Development Code Section 18.775.080.C. The report shal e based upon field exploration and investigation and shall include specific recommendations for achiving the requirements of Section 18.775.080.C. ❑ CLEANWATER SERVICES[CWSI BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 10 Residential Application/Planning Division Section TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWA DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SENSITIVE AREA DEFINION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA4 CORRIDOR PER SIDE5 • Streams with intermittent flow drainin•: <25% 0 10 to <50 acres 15 feet II >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-rou • flow • Streams with intermittent flow draining >100 -cres • Natural lakes and ponds • Streams with intermittent flow draining: >25% II 10 to <50 acres 30 feet • >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREA ES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the v getated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be ed for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWA Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. .Z SIGNS (Refer to Code Chapter 18.780] SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. 0/ TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 10 Residential Application/Planning Division Section THE TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. V/MITICATION (Refer to Code Section 18.790.060.11 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 10 Residential Application/Planning Division Section ❑ WATER RESOURCES OVERLAY DISTRICT [Refer to Code Section 18.791.030] The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. \ ➢ The MAJOR STREAMS RIPARIAN SETBACK 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAM (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. I I RIPARIAN SETBACK REDUCTIONS [Refer to Code Section 18.197.100] The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Aas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Veget ion Study required by Section 18.797.100 that demonstrates all of the following: ➢ Native plant species currently cover less tha 80% of the on-site riparian corridor area; • The tree canopy currently covers less than 0% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; CITY OF TIGARD Pre-Application Conference Notes Page 7 of 10 Residential Application/Planning vision Section That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; • That there will be no infringement into the 100-year floodplain; and The average slope of the riparian area is not greater than 20%. a FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.1 A FUTURE STREET PLAN shall: • Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. WI ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. n BLOCKS (Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. - Nctt.t_j CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) Z' 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) _- 18.350(Planned Development) 18.705(Access/Egress/Circulation) 18.780(Signs) - 18.360(Site Development Review) 18.710(Accessory Residential Units) - 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) _;L. 18.715(Density Computations) ( \ _718.790(Tree Removal) 18.380(Zoning Map/Text Amendments) _L 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) _ 18.797(Water Resources(WR)Overlay District) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) _ 18.798(Wireless Communication Facilities) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.810(Street&Utility Improvement Standards) 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) V' 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recyding Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 10 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: PURI.Ic uEARIA15 btORE: Cbmnnksinfl f * CT APC.,S;At.1 lo-k «FF5 t1 e.c nP rak;6U t\ r}eemed cQmF\E-kE 46 RFCie.QES SEMp l,o�. oc FAa's V)iT1-i 13OtU Cc 4n SucT.a,)�ci,nc, fr,eyer4L 0 ti14JEQY No-6v (skrRmA.N C ,sp:sz.) ReiijikFS C.u.)S vadir1P.p `P:1}P.t` 4 (f.%ij;ar-s TREE SOR‘ltrti/PLIP4V ,-r)TVtok) C. .- tetriCh.iG C +lees 01/41er I).11r,ci,er A;lamEier. 61 . _ r' - • . . - - tl7 a ,• - et' u 4 ..- fie, s GA• • S Y* clefs lrs� csp�u;Qcc a?S�f'.�.s► n4' �'r�ourAc t? X RE J EW -MC C 4,a1,},pr. Ik.3SO PlauuFo �e.l�rnen�c Gn:;c -ak c \ Scenc,603 ;c poss bie - bensnkl Gnus Gl■f;ca4-■ank 4or op,,,spaee -free Feeses.tQA.:8131 G4r. * 1:),110. -fneArrs'_ PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 9 of 10 Residential Application/Planning Division Section • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard (' ,7� . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply o the development of your site plan; Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City stattrelative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: NRp. , �.I CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staffs first nanne)@ci.tigard.or.us Li TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc Updated: 1-Nov-2001 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 10 of 10 Residential Application/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: re n✓ k+-Zut Date: 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): tX Vicinity Map El Preliminary Grading/Erosion Control Plan IT Existing Conditions Map GT Preliminary Utilities Plan EV Subdivision Preliminary Plat Map 0 Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan 0 Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings ❑ Landscape Plan ❑ Sign Drawings CY Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 • 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Geotechnical Report ❑ Geotechnical Report must address liquefaction potential and soil bearing capacity ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24" of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_ 6" caliper measured 4' from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided • Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, wetlands and marsh areas > The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ • If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ • The map scale, north arrow and date ❑ Proposed property lines ❑ • Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5' for slopes >10%) ❑ Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25' of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6" or greater caliper at 4' above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ i Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections LI City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ —> The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s) of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ • Location, size and species of existing plant materials ❑ • General location, size and species of proposed plan materials ❑ • Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑ Fire hydrants (existing and proposed) ❑ Proposed fire protection system ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ is\;cu rpin\masters\revised\checklist.doc 18-Sep-01 City of Tigard Land Use Application Checklist Page 5 of 5 ., . ,., Alt -RPLIA� ON FEENCE ,I, ' 4__ - Deve •PC440erittilic PUBLIC FACILITIES Tax Map(s): 2510288 Tax 101[5): 1900 Use Type: PD Subdivision The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opport unity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Grant Street to 30 to 40 feet from centerline. ❑ SW _ to feet SW to feet f SW to feet Street improvements: ® 1/2 street improvements will be necessary along SW Grant Street, to include: z20 feet of pavement from centerline to curb. ® concrete curb ® storm sewers and other underground utilities v5-foot concrete sidewalk curb tight, or match existing. ® street trees spaced per TDC standards. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY DI TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section 1 I Other: • I I street improvements will be necessary along SW , to include: ❑ feet of pavement concrete curb ❑ storm sewers and other underground utilities -foot concrete sidewalk 1 I street trees 1 I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk 1 street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: ❑ street improvements will be necessary along SW , to include: feet of pavement concrete curb 1I storm sewers and other underground utilities -foot concrete sidewalk I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb 1 1 storm sewers and other underground utilities I -foot concrete sidewalk CITY OFTIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Grant Street. Prior to approval of the final plat, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located adjacent to the west property line of the site. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend new laterals to each and every new lot. Any proposed public sewer lines must be accessible to sewer cleaning equipment. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Storm Sewer Improvements. All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Onsite detention is required. Submit preliminary sizing calculations with the land use application. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) The proposed private street intersection location does not meet TDC 18.810.030.G.1 for staggered intersection spacing. The minimum stagger distance is 300 feet. 2) The proposed private street exceeds the maximum cul-de-sac length of 200 feet; proposed length is approx. 360 feet. 3) The minimum width on the private street is 24 feet paved. 4) Lots 8 and 9 should have access to the new private street, which means the applicant will definitely need to file a PD application and ask for the provisions of 18.810.030.S.3. • . l Re6611R .5 A*i Atais K6$ . ctZ TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section the number of trips which a projected to result from the propos levelopment. The calculation of the TIF is based on the proposed use of the land, the size of the pi,,ject, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF. Grant Street is NOT creditable. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section The following is a brief ove w of the type of permits issued b e Building Division. For a more • detailed explanation of these permits, please contact the L,-velopment Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: - i I Z-z-I°Z ENGINEERING DEPART ENT STAFF Phone: [5031 639-4171 Fax: [5031684-7291 i\eng\brianr\templates\preap notes-eng.dot Revised: April 21,2000 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION , ��� '� CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION •pp n r � rte.! ) lG FOR STAFF USE ONLY Applicant: ¢fir Address: � S� �k D7 • Phone: - Case No.: °" City: PO( Zip: 172,-3 Receipt No.: • Va AMC. R. i ` f' Application ccepted By: (� • Contact Person: At J e,C,k Phone: 5o3- 1 .- 'w3 1 l t E ( Date: nQ� Property Owner/Deed Holder(s): 0 -'r ( I k (n� r / DATE OF PRE-APP.: l i �.�' lso OLLC E(, e�� Y TIME OF PRE-APP.: •‘ +jO Address: 1257_5 S1� 6 rail- Phone: PRE APP. HELD WITH: eV City: 11 (/l 1 Zip: Rev.12/6/2000 is\curpin\masters\revised\Pre-App Request.doc Property Address/Location(s): 1 X575 �1 G C1 -1 G(DCS s-}-,(k8.4..--F [_,I<� Z e T t REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): I°-" OS/ Q.Q. 13/3 5 Lo I II1I� cp Q�, Pre Application Conf. Request Form Site Size: L •sti- aL. 2 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and PRE APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the minimum of one (1) week prior -to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are The Proposed Uses. one (1) hour long and are typically held between the hours of Topographic Information. Include 9:00-11.00 AM. \ontour Lines if Possible. If the Pre Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN 111 MONOPOLE project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE I (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Filing Fee $240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. Receipt #: 27200200000000000141 J► Date: 01/11/2002 TIDEMARK CMFPUUT SYSTEMS, I N C o Line Items: Case No Tran Code Description Revenue Account No. Amount Due PRE2002-00002 [LANDUS]PreApp Conf 100-0000-438000 $240.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check ALPHA ENGINEERING,INC. 0 24574 0 $240.00 TOTAL AMOUNT PAID: $240.00 BEAVERTON OFFICE 24574 ALPHA ENGINEERING, INC. U S.BANK BEAVERTON,OR 97075 PLAZA WEST,SUITE 230 9600 SW OAK PORTLAND,OREGON 97223 (503)452-8003 Pay: Two hundred forty dollars and no cents DATE CHECK NO. AMOUNT r January 11, 2002 24574 $ *******240 . 00** PAY CITY OF TIGARD TO THE ORDER 13125 SW HALL BLVD OF TIGARD, OR 97223 • L li Pre-Apps (CD Meetings) January 2002 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Tuesday, January 22, 2002 8:00 8:30 91z 9:00 Pre-app 9:30 ' -app appt Alpha Engineers AI AO • / J 10:00 12575 SW Grant Ave./SUB,&PD 452-8003 10:30 11:00 Pre-app , 11:30 12:00 PO • 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 11:23AM Friday, January 11, 2002 , ' TO SW JOHNSON ST 50' . N • yJ, 2' 6"DEEP ifitik ''''gr ' 381 31 l/ -. �� i 6 FC • / G" . * • • .; •. . // s . 1 �-9 i ►�+► d`TER I / / . 2'-7"FC �? / / / 6"Gv . '0 / 2'-6'DEEP TO SW `. `, 41/4, ` e�� � � PACIFIC HWY Io, 0 1s 5O // r. / \• . TO SW ' I-/ .\\ WALNUT ST le-II" ' NW 1I/4, S 2r,T2S ,RIW ' REV J FIRE HYD ' 6" 45° BEND TIGARD W4TR DISTRICT 6 MJ HOLDING 'SPOOL 8777 SW BURNHAM ST "FLGx MJ GV. . PO BOX 230000 "MJ x FLG TEE TIGARD, OREGON 97223 • (503) '639-1554 DETAIL OF INTERSECTION: SW MCKINZIE ST 2 AND 51 SW GRANT AVE GATE: 6'92 TSCAI.Er'20'1 SEW. SOOE (MVO II 30 £LIO iLbT6£9£0S TVA ZS:90 HILL 00/60/SO ma _+X„ -.•' ... w, fi ° -,.�r/ Y ,v.,4• - ..v aT..d s;• " - -� _` :` � �/ I `/ }0 \ X c:)/ .... I e 4.4. k / / 4 ,7 C-L, ' l ''')D. _ . i,„100•0000----Nii:Ir ...\ P if // 4 01011111111144\1/04,4, iii206 ss.*1 i!t/0/ 1St I;4„ co likb. .41 0 tii -fi- // • /: N �.• p . Q f k.�/ ��60.5x 4„/ ,!/ + c,J / AW41144ce 0 \,1 5 I--- A4 0— NIN C) 0 411/ / • 114 z ,p, / '6o. A.! / Ili it -No, -67-t / - a 44111.i` ' 164.6 /////e 7 4' ov A �. Aix Q Ad.H. P K X Nilk D 4- 1 �, l . k 0 / �' L 164.45...,..,,e . 4 /`1 * *, 111 4-a / r ' ) . 1 1 I 0 <'t • • l X 171.1 o 3 k / •\ * i AI (MH) �i �� O �.tr TANKS ! �► S O 1t... © i• M.H. ( 1 _ ` . IL 10:13 ,� �o V, it it\ L� Q o ''V66.4 4 0 ____.\__ O Q ,,let\t �. p M.H. + 11. 53 . 4 • / ,� 5:4e... \� PLAYGROUND � / C / P ) /6 sue►' o�t�' — I I Nji ( ////// $ C3 4,..,...,,.,,,,cz, •' ‘Q I 1 it ID t. Oci) 43. 2 /�'` \_/, ( , /jr, •Q + . 41109: HI :\ 41.. ''...11111.°114©� M.H. 4,4. + + i 0 J1 ` \\ ,� lit Q \___/ �� PA / 0 0 0 r H f : i� • O R.R.S. N�• i . : 0 L `- 1 V \ •/ex > MN• 136 . + �, \.. 4 ge(z)9.5) :,...,..c 414.,,,....4— .5 , le ,::: L.177.15 /0 ()//27 it) Illp 4'4 a it ire ,..\_ .7.-1 4 ir - CHGt a ic Leo WS \ �� .... ,:,...,.....„..,. < , ?.?„._ . . 4, ! -4- . , .....? 4/44e1414 . 46....e. ) "--c5 (3 -, v JO id diritis " m ii` / / I.. r.'"'•-•N., / 111),,,c3 01 141:: iS 4.1#' • / Alirp/ Alplimi,411I111W4V1IP "4",*-41 / ,...*I., ,,,,,..., ,w 4,,,,© Aso i ily .21111W415111031L ■ _ fe.,-...ae•__ 14011P t y H) P. KNO.17 . X A' .� 1 3.15 7007 EL 8 •' � �' 190 / //C n l • F�.��_ n i/ . . V ALPHA ENGINEERING, INC. January 9, 2002 City of Tigard Community Development Dept. 13125 SW Hall Blvd. Tigard, Oregon 97223 Re: Pre-Application Conference Request(12575 SW Grant Ave.,TM 2S1 02BB TL 1900) Dear Sir or Madam: This letter is a request for a pre-application conference with the City of Tigard for a potential project on the above-described property. The applicant for the request is Alpha Engineering,Inc. (9600 SW Oak St., Ste 230, Portland, Oregon 97223). The owners of the parcel, Robert & Elizabeth Moore, reside at the property. A tax map, site plans, existing utility exhibits and topographic information accompanies this request. Project Description The project is proposed as a Planned Development including a Subdivision. The site plan submitted demonstrates a scenario proposing access via Grant Avenue and a private street to a residential development of nine lots, active open space for future resident and public use, and a water quality/detention tract. There are few trees on-site and most of them are located adjacent to the exiting house near SW Grant Ave. The existing house on the site will be retained. Discussions are underway with the neighboring property for additional right of way for a storm drainage easement. With this easement, all public facilities will be available to serve the subject site. Questions What, if any, off-site improvements may be needed to provide adequate services? What improvements will be required on the Grant Street frontage? What are the minimum private street standards for the concept plan? We will need to discuss the form of storm easement and procedure for granting to the City. Thank you for the opportunity to discuss this project with you further. Should you have any questions prior to the pre-application conference, please contact me at this office. Sincerely, Alpha 74111e i I g,Inc. iir#/4,1 Allist M. 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PURPOSES ONLY Cij TOa eM "` en° DO NOT RELY ON 1 70c \ SSO FOR ANY OTHER USE CV d< N p R 7 H T I G A R ►!r,.- V 1 L L E IY 1 832 O , 3.96 1c , 2 3 74 . .�'. , ,:4 . a f A N _M p !O 4, 91 Ae 3 Bee ,� �' A 1 7 J �� N : M.** < m �;.'827 • 6 929 . .%o. A U r ..J S•:'.�I✓' 10 14 SEE MAP : e R8 r 3 T1/t��•�S:•I106 A 1Y1 i+ 1 :�✓ g+ Y I 2 5 I 3AA e _ 2 ,' f 4 �j_..L.:(1,13--- '\ • / •/ 11 4 B31 �+ _ /-' ° • g SEE MAP I ' �. ' 825 �•fs y) �' .... • u / . 2 S 1 2 8A f 815 .NII • `-'�'a •to •' •i.t• �// IM.MM INITIAL PINT / .�J •e*�` eNOOCVpE NL2 .r I 2 - an '• / < • . e2h . 922 B21 f a�$'< + • / w ex < 824 S .4's . , 3 5 a" �« u.I, ..., ..,, J ' eol , .�. k ✓O L. _ 813 �� O a. 818.._. S . Q 902• ' '`l'he 12014• -•if +•e,• •k ,, 812 • ; 2 •_ _ 3 /•' ' .14 Ac 0Oj <. TJ 719 � 7 • • n .� Iy,•' ,' 2 :j 7:: +• 6 JO 810 L` ' 1 , :. i•.'De. .P .�Cf • +y 3 1200.'0, o _4 eO9 Y f CO '•. j„c r' "Si., • I,Vb 9� .. 'e a,1202•P '4• �o /f C•i . T eo5° r tY: .rs r. • moo 4e 19 �. ,'4 T P 4\r,„ "c` I a•,, 908.' 7 e % •9p +. (y��r 41 • • =`sY `'6 .�6 / // ';,• '<' r.'s�,o• 8 P ` i./ 4 SEE MAP •<• • /S•°. � 2 S 1 2 BC •+ 17 •`` ••r� )d SEE MAP K 2512BD h \ yam. TIGARD 2S 1 2 BB �El Ty 83,233 c oss 11 $20 g-o-W (pu-if,i1c) 12. 12_1 1�r3.,ak 7,5/70 Lor I c46L\t ouse') co ten_ 47 toe+ (91_1►CZ15UD .l(c N wry 8. 4.0 x .$0 = (o.SZ l4 . F. Water Quality Calcs IMPERVIOUS AREA CALCULATIONS JOB NUMBER: 328-009 PROJECT: MOORE SUBDMSION FILE: N:/PROJ/328-009/HYDRO/3289HYDR.XLS NEW IMPERVIOUS AREA 9 LOTS AT 2640-SF IMP. AREA 23760.00 ft2 STREET PAVEMENT 13020 ft2 36780.00 ft2 0.84 ac EXISTING IMPERVIOUS AREA PAVEMENT 566 ft2 BUILDINGS 3947 ft2 4513 ft2 0.10 ac Total Shed Area 81665.77 ft2 1.88 ac Effective Impervious Area for WQ 32267.00 ft2 0.74 % Impervious 39.4 % Impervious Area for Detention 36780.00 ft2 0.84 Impervious 44.9 MANNING'S "n" VALUES SHEET FLOW EQUATION MANNING'S VALUES Its Smooth Surfaces(concrete, asphault,gravel,or bare hand packed soil) 0.011 Fallow Fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(s<0.20 ft/ft) 0.06 Cultivated soil with residue cover(s>0.20 ft/ft) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grasses 0.41 Range(natural) 0.13 Woods or forrest with light underbrush 0.40 Woods or forrest with dense underbrush 0.80 SHALLOW CONCENTRATED FLOW(after initial 300 ft of sheet flow,R=0.1) k, Forrest with heavy ground litter and meadows (n = 0.010) 3 Brushy ground with some trees(n=0.060) 5 Fallow or minimum tillage cultivation(n=0.040) 8 High grass(n=0.035) 9 Short grass,pasture and lawns(n=0.030) 11 Nearly bare ground(n=0.25) 13 Paved and gravel areas(n=0.012) 27 CHANNEL FLOW(Intermittent) (At the beginning of all visible channels,R=0.2) k Forested swale with heavy ground cover(n=0.10) 5 Forested drainage course/ravine with defined channel bed(n=0.050) 10 Rock-lined waterway(n=0.035) 15 Grassed waterway(n=0.030) 17 Earth-lined waterway(n=0.025) 20 CMP pipe(n=0.024) 21 Concrete pipe(n=0.012) 42 Other waterways and pipe 0.508/n CHANNEL FLOW(continuous stream,R=0.4) ks Meandering stream(n=0.040) 20 Rock-lined stream(n=0.035) 23 Grass-lined stream(n=0.030) 27 Other streams,man-made channels and pipe(n=0.807/n) 3289HYDR.xis1 MANNING'S COEFFICIENTS 4/18/2002 11:17 AM v'Ir WATER QUALITY SWALE CALCULATIONS JOB NUMBER: 328-009 PROJECT: MOORE SUBDIVISION FILE: N:/PROJ/328-009/HYD RO/3 289 HYDR.XLS REFERENCES: 1. Unified Sewer Agency R&O 91-47 and R&O 91-75. 2. Discussions with Unified Sewer Agency. REQUIRED WATER QUALITY TREATMENT: 65%Phosphorus Removal. PROPOSED TREATMENT METHODS: 1. Sumped Catch Basins 15% 2. Bio-Filtration Swale 50% total 65% DESIGN STORM: Precipitation: 0.36 inches Storm Duration: 4 hours Storm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Watershed Area: 1.88 acres Percent imp: 39.40 % Impervious Area: 0.74 acres Design Inflow=(0.74 ac)*(43560 ft^2/ac)*(0.36 in/4.0 hrs)= 0.07 cfs BIOFILTRATION SWALE DESIGN CRITERIA: Max Velocity: 0.9 ft/s Side Slopes: 4 :1 (treatment area) Base: 4 feet(4'recommended) n Factor: 0.18 Plantings(non-mowable) SWALE CHARACTERISTICS: Q= 0.07 Design Storm Discharge(determined above) N= 0.18 Plantings B= 4 ft Base width of channel Z= 4 :1 Side slopes SLOPE= 0.005 ft/ft Slope of channel(0.005 minimum) ASS. Y= 0.5 ft Assumed depth to begin analysis(0.5 ft maximum) 3289HYDR.xls\SWALE 4/18/2002 11:05 AM ITERATIVE SOLUTION OF MANNING'S EQUATION FOR NORMAL DEPTH: ITERATION Y(FT) P(FT) A(FT2) R Q(CFS) %ERROR V(FPS) 1 0.50 8.12 3.00 0.37 0.90 1191.28 0.30 2 0.09 4.75 0.40 0.08 0.04 -36.70 0.11 3 0.12 5.02 0.55 0.11 0.07 6.51 0.13 4 0.12 4.97 0.53 0.11 0.07 -0.89 0.13 5 0.12 4.98 0.53 0.11 0.07 0.13 0.13 6 0.12 4.98 0.53 0.11 0.07 -0.02 0.13 7 0.12 4.98 0.53 0.11 0.07 0.00 0.13 8 0.12 4.98 0.53 0.11 0.07 0.00 0.13 9 0.12 4.98 0.53 0.11 0.07 0.00 0.13 10 0.12 4.98 0.53 0.11 0.07 0.00 0.13 11 0.12 4.98 0.53 0.11 0.07 0.00 0.13 12 0.12 4.98 0.53 0.11 0.07 0.00 0.13 13 0.12 4.98 0.53 0.11 0.07 0.00 0.13 14 0.12 4.98 0.53 0.11 0.07 0.00 0.13 15 0.12 4.98 0.53 0.11 0.07 0.00 0.13 NORMAL DEPTH= 0.12 ft FLOW WIDTH= 4.95 ft VELOCITY= 0.13 ft/s TREATMENT TIME= 9.00 min TREATMENT LENGTH= 71.12 ft LOW FLOW ORIFICE CALCULATIONS Q = CoA.J2gh Q= 0.07 cfs(Design Discharge form above) A=Cross sectional area of orifice Co=orifice coefficient=0.62 g=gravity(32.2 ft/sec2) h=average hydraulic head= 6 inches below high flow A = Q Co -‘12gh A= 0.02 ft2 A=nr2 r= 0.08 ft. radius d=2r d= 1.91 in. diameter,use 2 " orifice 3289HYDR.xls\SWALE 4/18/2002 11:05 AM PREDEVELOPED TIME OF CONCENTRATION __is NUMBER: 328-009 PROJECT: MOORE SUBDIVISION FILE: N:/PROJ/328-009/HYDRO/3289HYDR.XLS Accum. LAG ONE: SHEET FLOW(FIRST 80 FEET) Tc Tt=Travel time Manning's "n" = 0.15 Flow Length,L = 80 ft (300 ft. max.) P=2-year,24hr storm= 2.5 in Slope, So= 0.013 ft/ft 0.42)(n * L0.4 TT = �P)o.s �s ol.a 11.19 min. 11.19 min. 0 LAG TWO: SHEET FLOW(FIRST 140 FEET) Tt=Travel time Manning's"n"= 0.15 Flow Length,L = 140 ft (300 ft.max.) P=2-year,24hr storm= 2.5 in Slope, So= 0.036 ft/ft (0.42)(n * L)o.8 1 T (P)o.s \S 0.4 11.51 mm m . 22.70 m . O LAG THREE: SHEET FLOW(FIRST 80 FEET) Tt=Travel time Manning's "n" = 0.15 Flow Length,L = 80 ft (300 ft.max.) P=2-year,24hr storm= 2.5 in Slope, So= 0.019 ft/ft 0.42)(n * L)o.s TT = (p)o.s �S o.a 9.52 min. 32.21 min. 0 LAG FOUR: SHALLOW CONCENTRATED FLOW(NEXT 80 FEET) Tc Velocity factor,k= 11 Slope, So= 0.019 ft/ft V = k S 1.51 ft/s Flow Length,L = 80 ft T = L 0.89 min. 0.89 min. (60)(V) T kG FIVE: SHALLOW CONCENTRATED FLOW(NEXT 100 FEET) Velocity factor,k= 11 Slope, So= 0.010 ft/ft V = k S 1.10 ft/s Flow Length,L = 100 ft 3289HYDR.xls\PREDEVELOPED Tc 4/18/2002 11:17 AM T _ 1.52 min. 24.21 min. (60)(V) TOTAL PREDEVELOPED TIME OF CONCENTRATION= 24.21 min. 3289HYDR.xls\PREDEVELOPED Tc 4/18/2002 11:17 AM JOB T1E of C4NC FROJEC7MEER. 328.009 N,• O SUBDIVISION 009 Cat /HYDRO/3289 Catchment TimeR kLS TtETFLOW M Travel time T Flow „n c w Lengtli,L =--- 10 nun. 0.01 Slope,o '24 storm----, 220 R �� t0 2.5 in Longest R 3.40 Velocity tin ofp� nun. Time p�f FlO 13,¢0 ; w Thin. TOTAL DEVELOPED'X22 R}��3 &s�, 22 R 7e` X33 R/s s 13. �� 13.52 nun. 32891-1yDR.x/si DEVELDPED T 4/1812002 11:26 AM 11!!!!! SANTA BARBARA URBAN HYDROGRAPHS JOB: 328-009 PROJECT: MOORE SUBDIVISION FILE: N:/PROJ/328-009/HYDRO/3289HYDR.XLS DESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME Q STORM TOTAL IMP PERV. PER. IMP. IMP. (MIN) (CFS) DESCRIPTION (YR) (HR) (IN) (AC) (AC) (AC) PREDEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 1.88 5.51 1.78 90 0.10 98 24.21 0.58 DEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 1.88 44.91 1.04 86 0.84 98 13.50 0.74 PREDEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.5 1.88 5.51 1.78 90 0.10 98 24.21 0.95 DEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.5 1.88 44.91 1.04 86 0.84 98 13.50 1.16 PREDEVELOPED 25-YEAR PEAK DISCHARGE 25 24 4 1.88 5.51 1.78 90 0.10 98 24.21 1.14 DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 4 1.88 44.91 1.04 86 0.84 98 13.50 1.38 3289HYDR.xIsSBUH 4/18/200211:27 AM Reservoir Report Page 1 Reservoir No. 1 - swale/POND Hydraflow Hydrographs by Intelisolve Pond Data Pond storage is based on known contour areas. Average end area method used. Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 160.90 00 0 0 0.10 161.00 1,342 67 67 1.10 162.00 4,042 2,692 2,759 2.10 163.00 7,992 6,017 8,776 3.10 164.00 13,192 10,592 19,368 4.10 165.00 19,642 16,417 35,785 Culvert/Orifice Structures Weir Structures [A] [B] [C] [D] [A] [B] [C] [D] Rise in = 24.0 5.0 10.0 24.0 Crest Len ft = 0.00 0.00 0.00 0.00 Span in = 24.0 5.0 10.0 24.0 Crest El.ft = 0.00 0.00 0.00 0.00 No. Barrels = 1 1 1 1 Weir Coeff. = 0.00 0.00 0.00 0.00 Invert El.ft = 159.00 159.50 161.30 165.00 Weir Type = - - - - Length ft = 0.0 0.0 0.0 0.0 Multi-Stage = No No No No Slope% = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.65 0.60 0.86 0.60 Multi-Stage = n/a Yes Yes Yes Exfiltration Rate = 0.00 in/hr/sqft Tailwater Elev.= 0.00 ft Note:All outflows have been analyzed under inlet and outlet control. Stage/Storage/Discharge Table Stage Storage Elevation Clv A Clv B Clv C Clv D Wr A Wr B Wr C Wr D Exfil Total ft cuft ft cfs cfs cfs cfs cfs cfs cfs cfs cfs cfs 0.00 0 160.90 0.00 0.00 0.00 0.00 - - - - - 0.00 0.10 67 161.00 15.71 0.21 0.00 0.00 - - - - - 0.21 1.10 2,759 162.00 15.71 0.69 2.02 0.00 - - - - - 2.71 2.10 8,776 163.00 15.71 0.95 4.26 0.00 - - - - - 5.21 3.10 19,368 164.00 15.71 1.16 5.69 0.00 - -- - - - 6.84 4.10 35,785 165.00 15.71 1.33 6.82 0.00 - -- - - - 8.15 G. Subdivision Plat Name Reservation e mR-15 02 13:48 FROM: T0:95034528043 PAGE:01'01 ▪•▪ si5 97A P r . 15 u.. 2 2 2.. ,.I t. 1,7 P J SURUE. 583-ee1-E9e9 TO:ALP. N o. 8 0 2 5 FP . 202,0a i■ ■ WASHINGTON COUNTY LAND USE AND TRANSPORTATION • SURVEYOR'S OFFICE • s ZYZ = CO IP- AT LTG I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: MOOV .`s MNaw MAP AND TAX LOT NUMBER: 2 s 1 " Z.BF.a 'TL. M OO CITY JURISDICTION (Which City?) LA-r! oG —r'1Gatge OR COUNTY JURISDICTION: SURVEYOR'S NAME: MIKE GAT - �i+-Pt4a ENG,We�( OWNER'S NAME: kr 04.l�1-T12. I; I understand that if the name is not used within two years, it will be automatically canceled. Name of person reserving name:TMC.�oN► ut-�AuP�A' E►Y„�►aE�2�►Yn Address: q(oOC? "T., SuiTL 2.30 "Poprt.Ap X7223 Telephone number: b3• HSZ. 1}C)C3 Fax number: 5■!) ' 1452-- 801,13 Signature Date: _ 4(510L Name approved Washington County Surveyor's Office 755 North First Avenue. Suite 350-15 Hillsboro, OR 97123 Fax: 681-2909 F\SHARED\SURVEY\wFSHAA£\SUENAME DOC H. Tree Removal Plan / Arborist Report MOORE PROPERTY TREE PROTECTION & REMOVAL PLAN April 17, 2002 Background and Purpose As required by the City of Tigard tree ordinance, this Tree Protection and Removal Plan identifies existing trees at the Moore Property and provides a specific assessment for all trees over twelve inches in diameter. The Plan describes tree conditions, protection standards for saving trees, and mitigation requirements resulting from tree removal. Site Description A grove of large conifer and deciduous trees is growing on the Moore Property along Grant Street. The conifers dominate this part of the site. Primary species include Douglas-fir(Pseudotsuga menziesii), deodar cedar(Cedrus deodara), and western redcedar(Thuja plicata). Tree Inventory and Classification As shown in the enclosed tree inventory, there are 18 trees larger than 12 inches in diameter. These trees were classed into three categories: (1) trees that are dead, dying, diseased, or dangerous ("DDDD"); (2) trees that will be retained on the site ("Retain"); and (3) trees that must be removed due to construction("Remove"). These categories are consistent with the City of Tigard tree ordinance. Walter H.Knapp Silviculture& Forest Management Urban Forestry 7615 SW Dunsmuir Lane Beaverton,OR 97007 Phone(503)646-4349 Fax(503)265-8117 Moore Property Page 2 4/18/02 Findings Most of the grove is in good to excellent condition. Only one of the 18 trees larger than 12 inches DBH is diseased or damaged. Details describing tree condition are shown in the tree inventory. A summary of the tree classifications is as follows: 1. Dead, Dying, Diseased, or Dangerous Trees (DDDD). Only one tree was classed as dead, dying, diseased, or dangerous. Recommended treatment is removal. 2. Retain. A total of 12 trees will be retained on the site. This is 67% of the trees larger than 12 inches in diameter that are not dead, dying, diseased, or dangerous. 3. Remove. An additional 5 trees that are not dead, dying, diseased, or dangerous will need to be removed due to their locations within the planned streets, utilities, parking, or building areas. 4. Mitigation Requirement—City of Tigard Tree Ordinance. As shown on the mitigation calculations in the tree inventory, a total of 56 diameter inches will need to be mitigated in order to meet Code requirements. Tree Protection Standards Trees designated for retention will need special consideration to assure their protection during construction. These measures include: • Fencing. Retention trees will be protected by installation of orange construction fencing to prevent injury to tree trunks or roots, or soil compaction within the root protection area, which generally coincides with the tree dripline. Preliminary locations of tree protection fencing are shown on the site map. The project arborist/urban forester will determine the exact location and type of fencing. Trees located more than 30 feet from construction activity will not need fencing. • Mulching. If it is necessary to have any vehicle or construction equipment drive or maneuver within the root protection area of a retained tree, a layer of gravel or other suitable mulch at least 6 inches deep will be placed in the path Walter H.Knapp Silviculture&Forest Management Urban Forestry 7615 SW Dunsmuir Lane Beaverton, OR 97007 Phone(503)646-4349 Fax(503)265-8117 Moore Property Page 3 4/18/02 of the equipment as protection for the root system of the tree. Any such material placed during construction will be removed at the end of construction. Tree protection fencing will be immediately replaced after such operations are completed • Storage of Equipment. Construction equipment will be stored in suitable locations away from retained trees. • Soil protection. The stripping of topsoil around retained trees will be restricted. No fill (including temporary storage of spoils) will be placed within the root protection area. • Excavation. The project arborist/urban forester will provide on-site consultation during all excavation activities within the tree root protection zone. Excavation immediately adjacent to roots larger than 2 inches in diameter within the tree root protection zone of retained trees will be by hand or other non-invasive techniques to ensure that roots are not damaged. Where feasible, major roots will be protected by tunneling or other means to avoid destruction or damage. Exceptions can be made if, in the opinion of the project arborist/urban forester, unacceptable damage will not occur to the tree. Where soil grade changes affect the root protection area, the grade line should be meandered wherever practicable. This will require on-site coordination to ensure a reasonable balance between engineering, construction, and the need for tree protection. • Quality Assurance. The project arborist/urban forester will supervise proper execution of this plan during construction activities that could encroach on retained trees. /4�y Walter H. Knapp Certified Forester, SAF Certified Arborist, ISA PN-0497 Member,ASCA Enclosure: Moore Property Tree Inventory Walter H.Knapp Silviculture&Forest Management Urban Forestry 7615 SW Dunsmuir Lane Beaverton, OR 97007 Phone(503)646-4349 Fax(503)265-8117 0213 Moore Propertyl Tree Inventory 04/18/2002 tree# spp dbh condition/comments Cut Leave DDDD - Decay in major scaffold branches. Large decayed stubs. Narrow branch angles. Okay to leave if road not built 3070 birch 28 through immediate area. 28 3071 linden 30 30 3230 larch 17 low vigor 17 3232 fir 26 26 3233 cedar 18 18 3234 fir 35 35 3235 cedar 23 23 3236 oak 21 21 3237 cedar 30 30 3238 fir 44 2 codominant stems,topped 44 3239 deodar cedar 21 21 3240 plum 17 17 3243 oak 13 7,9,13 cluster 13 3244 fir 44 2 codominant stems 44 3245 fir 39 topped 39 3404 oak 21 21 3405 birch 20 20 3403 deodar cedar 38 38 Total 18 5 12 1 Percent Retention: 67% Diameter Inches Removed: 112 Mitigation Category: 50% Diameter Inches to Mitigate: 56 No.of 2-inch Trees to Plant: 28 Walter H.Knapp 7615 SW Dunsmuir Beaverton,OR 97007 I. Title Report v Transnation A LAMUAM ERICA Cp YPAMY TRANSNATION TITLE INSURANCE COMPANY 5000 SW Meadows Road Ste 190 Lake Oswego, OR 97035 Phone: (503)684-0565 Fax: 684-0851 Alpha Engineering ATTN: Judith Farmer 9600 SW Oak Portland, OR 97223 Order No. W284340AE Escrow No. 4327312PB COPIES, IF REQUESTED, HAVE ALSO BEEN SENT TO THE FOLLOWING: Transnation Title Insurance Company Robert C. Moore, Trustee Paula Baldwin Elizabeth R. Moore, Trustee 5000 SW Meadows Road Ste 190 12575 SW Grant Avenue Lake Oswego, OR 97035 Tigard, OR 97223 Urban Development Corp ATTN: Jerry Palmer 7637 SE 29th Avenue Portland, OR 97202 Property Address: 12575 SW Grant Avenue Tigard, OR 97223 Transnation TRANSNATION TITLE INSURANCE COMPANY 5000 SW Meadows Road Ste 190 Lake Oswego, OR 97035 Phone: (503)684-0565 Fax: 684-0851 Transnation Title Insurance Company Paula Baldwin _ 5000 SW Meadows Road Ste 190 Lake Oswego, OR 97035 Date Prepared: November 3, 2000 PRELIMINARY TITLE REPORT FOR ISSUING TITLE INSURANCE ORDER NO : W284340AE ESCROW NO. 4327312PB PARTY REFERENCE : Moore/Urban Development PROPERTY ADDRESS: 1 2575 SW Grant Avenue Tigard, OR 97223 OTHER REFERENCE : TRANSNATION TITLE INSURANCE COMPANY is prepared to issue title insurance as of the effective date and in the form and amount shown on Schedule A, subject to the conditions, stipulations and exclusions from coverage appearing in the policy form and subject to the exceptions shown on Schedule B. This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued and the full premium paid. This report is for the exclusive use of the persons to whom it is addressed. Title insurance is conditioned on recordation of satisfactory instruments that establish the interests of the parties to be insured; until such recordation, the Company may cancel, amend, or supplement this report for any reason. Thank you for placing the order with us. If you need assistance with this report, please contact: Paula Baldwin, Escrow Officer Phone: (503)684-0565 Fax: 684-0851 PRELIMINARY TITLE REPORT DATED November 3, 2000 ORDER NO. W284340AE SCHEDULE A, Page No. 1 1. The effective date of this preliminary title report is 5:00 P.M. on October 27, 2000 2. The Policy or Policies to be issued: Policy/Indorsement Description Charge ALTA Standard Owner' s for $400, 000.00 $ 1, 145.00 Local Govt. Lien Search 50.00 3.-Title to the land described herein is vested in: ROBERT C. MOORE and ELIZABETH R. MOORE, Trustees uad September 14, 1992 4. The land referred to in this report is described as follows: As fully set forth on Exhibit "A" attached hereto and by this reference incorporated herein. Order No. W284340AE EXHIBIT "A" Legal Description Commencing at the Northeast corner of Lot 17, NORTH TIGARDVILLE ADDITION AMENDED, a plat of record in the City of Tigard, County of Washington and State of Oregon; thence Northwesterly along a line which is the boundary between Lot 17 and Lot 18 to a point at which a continuation of said line intersects the Northwest boundary of Lot 16; thence Southwesterly along the Northwest boundary of Lot 16 to the Southwest corner of Lot 16; thence Southeasterly along the Southeast boundary of Lot 16 and continuing along the Southeast boundary of Lot 17 to the Southeast corner of Lot 17; thence Northwesterly along the Northeast boundary of Lot 17 to the point of beginning. PRELIMINARY TITLE REPORT DATED November 3, 2000 ORDER NO. W284340AE SCHEDULE B, Page No. 1 Except for the items properly cleared through closing, the proposed policy or policies will not insure against loss or damage which may arise by reason of the following: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notice of such proceedings, whether or not shown by the records of such agency or by the public records. 2 . Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3 . Easements, claims of easements or encumbrances, not shown by the public records reservations or exceptions in patents or in acts authorizing the issuance thereof; water rights, or claims or title to water. 4 . Any lien, or right to a lien, for unemployment taxes workman' s compensation, services, labor, equipment rental or material, heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose. NOTE: Exceptions 1 through 5 may be modified or eliminated from the policy based upon receipt and review of additional evidence of insurability, including, but not necessarily limited to, the following: (a) If a survey is not required for loan purposes, the Company will not require a survey. (b) Proof that there are no parties in possession or claiming to the right to be in possession other than the vestees herein and that there are not existing leases or tenancies. (c) Proof that there are not statutory liens or labor or material, including liens for contributions due to the State of Oregon for unemployment compensation and for workmen' s compensation which have not gained or hereafter may gain priority over the lien of the insured mortgage, which liens do not now appear of record. 6. Unpaid taxes for the year 2000-01 Original Amount : $3,062. 91 Unpaid balance : $3,062.91, plus interest Levy Code : 023 .74 Account No. : R463260 Map No. : 2S12BB-01900 7. Municipal liens, if any, imposed by the City of Tigard. We find none, per the public records, as of October 27, 2000. 8 . The rights of the public in and to that portion of the herein described property lying within the limits of roads and highways. (Continued) SCHEDULE B, Page No. 2 Exceptions, Continued Order No.: W284340AE 9. Any invalidity or defect in the title of the vestee(s) herein in the event the trust under which title is held is invalid or fails to confer sufficient powers in the trustee(s) , or in the event there is a lack of compliance with the terms and provisions of the trust. If the forthcoming conveyance is to be executed by the original trustee(s) , it will not be necessary to furnish a copy of the trust agreement. NOTE 1: We find no unsatisfied judgments, state or federal tax liens against Urban Development Corporation. NOTE 2: No search has been made or will be made for water, sewer, or storm drainage charges. Buyers should check with the appropriate City bureau or water/sewer district and obtain a final reading. Such charges are not adjusted in escrow. NOTE 3 : The property described herein is subject to a Washington County Transfer Tax of $1.00 per thousand, based on consideration, payable on transfer of property. Failure to pay the tax or apply for an exemption shall result in a penalty equal to the amount of tax owed, plus possible criminal prosecution punishable by a fine of not more than $500.00. END OF REPORT. WWW/mgw - - - -- b ry " 1000 �/ SEE MAP c. _/ : .62A , / ti 2S 1 2 BA 7------•'"' QX /.0 +,.2D S9 0 INITIAL POINT / / • '.24 , 4+ BROOKS/DE PK,2 .�, ' o / • if n -- - _ a � "., 2 8 21�r so- i"---.......�: r 4,• ) is s-" s _ NE RUN 12 p:r 820 °o ' J ", . '; - .. a 83 1/13 cl a 10, 5 Q °'~802''' 1 , 7.73 120 r hi 0:c -.54 ,ac sO 0 C'e 5 f> a 'r 819 ° " 9 wo - ISI aoea* 0 ./4'4 , i,/,, •Ca' �/ - *� s I a �• ,. 1 .3 p0 $ 'C, 4e1 $ • N . 7.1.-Y 3 1200 '°e .`1c sir •OM ^ Cr /3D Dz 22 4C /30 SO , �.�1 ai / - V 804 s°�. •?�/ J00 ��F . fo 'c �� r Oc !7 1202 '0,, /b' /0 0 r ' 805 ' ' / •° ;.c, ,r0o ° 19 �q� w 9p0 �a drq to• Aoi< r as A4 806 If, r`1`� 4C o# ') �'p/ 1,0�o/oc 4.4:1.SO„, " tiiL o vV • � '� fo' 8/V 4 0•� ` / ^ 4, ■i ifs / � 'fD A' /@ 1 c y / f, ' :oO . \ .1. � i / 'co `1, N fo• SEE MAP W 2S 1 280 . 2'. . 1 `y, ." yam. TIGARD \ `y 2$ 1 2BB •o i THIS MAP IS MADE SOLELY FOR THE PURPOSE OF ASSISTING IN LOCATING SAID PREMISES,AND THE N. COMPANY ASSUMES NO LIABILITY FOR VARIATIONS,IF ANY, IN DIMENSIONS,AREAS,AND LOCATIONS 11+ ASCERTAINED BY ACTUAL SURVEY. "i J. Plan Reductions 1 / 4 rA k ..---- 41p \ 41 E° M O 0 R s M AD OW I i qt ' I 51 -) SITE;, 1 a , g C f TY 01 T 1G4 , OREGON, � i ii� �' s.4pt%I 1■* N I 11 I I I■ 1 Intiri ts,4 it.. Y(GINIT'I' M P Z w i OWNER • I ROBERT MOORE, TRUSTEE 1 --- _ _ _ I 12515 SW GRANT AVENUE — — !—" _ TIGARD,OREGON 91223 , o AFFLICANT ° • I i AEI DEVELOPMENT Z I I 1 ' CONTACT: TOM MCCONNELL �, ± i — — — _ Z I 9600 SW OAK STREET,SUITE 230 I 31831 — — _ I� I PORTLAND,OREGON 91230 a a a j L: ;q LOT 9 E 4 TRACT 5 ..b1 85® TEL: (503)452-8003 o 6J695F. (� IY "9 . — �/ �tim\5'1R , , CIVIL ENG-..INFER/SU1'RYEYOIR m o ° TRACT a —ub.T — —— _ —— i1 TRACT G I / 1 w 0000 17b°2SF. zsis -fir, U46 SF. ALPHA ENGINEERIN , INC. a s a _ _�„-.0;-\' 9 I 9600 SW OAK `s o a N I.A LOT 5 I. 3ID' 500 500 590 947' I \.% 5346 SF. I 14 , PLAZA WEST,SUITE 230 I� LOT 1 �_ /-1? I I PORTLAND,OREGON 91223 260 .m smsi sF. n I i / TEL: (503)452-5003 1603 �� LOT.E. ® LOT 5 9 LOT 4 q LOT•3 9 LOT Q 5,361 SF. 5�®9 SF. a 5090 SF. a 5099 SF. a 5¢1x9 9F. g LOT•I Im 6,847 SF. / I k\ UTILITIES 4 SERVICES WA i ER: CITY OF TIGARD WATER DISTRICT STORM: CLEAN WATER SERVICES �-T S5m 5001 500 590 590 — — SEWER: CLEAN WATER SERVICES �3' �' McKENZIE POWER: PORTLAND GENERAL ELECTRIC GAS: NORTHWEST NATURAL / PI-IONE: GENERAL TELEPHONE 1 1 i I FIRE: TUALATIN VALLEY FIRE 4 RESCUE POLICE: CITY OF TIGARD GRAPHIC SCALE SCHOOL: TIGARD SCHOOL DISTRICT n I I PARKS: CITY OF TIGARD LL I I PUBLIC TRANSPORT: TRI-MET (IN FEET I inch_ n inch 1 NOTES OL III SITE AREA: 1.84 AC. V ZONING: R-4.5 Z 0 TAX MAP: 251-2135 L E RANI re r. TAX LOT: 1900 "' �' NUMBER OF LOTS: 9 10' h' I _ �CTDN SNEET INDEX QL 03A10Ei5) rvnw=.8� 7°' ` I i ` ` 2 I I PEL!MINARY FLAT 49' i' SID'SIDEWALK' EA9EYaM1 . 03°.}aD9• OS /\v !ST!Nw"I CONDITIONS 'FIII'cc orE -------- ii ‘05,,,C05. 03 03' 3�xx � � T LEGEND 3 GrRAD ING PLAN CNC.ate.CiRTER s� K aae,rt ER -- PROJECT SOIAJDARY 4 UTILITY PLAN ---------- RIGHT OF WAY S CIRCULATION PLAN , SW GRANT TYPICAL SECTION PRIVATE ACCESSWAY TYPICAL SECTION PRIVATE AGGESSWAY THRU TREES TYPICAL SECTIOI{ ---------- LOT LINES 6 TREE PRESERVATION = — 0 T- NTS. N.T3. O A rn ------ EXISTING PROPERTY LINES 7 OPEN SPACES 4 wat sxa-0oe,�,3zt :,e.,-SI,ER:P:n C.2012-1: — — — — — — EASEMENT LINES LANDSCAPE PLAN 'PROJECT Mom1E NO. 328-008 ,TYPE PLANING i r , i1 E r I ti .71 r f r 01:* 0 x - --1 . L__ _ _ _ i 2 t., -' Eck• 2 -�- '— I t -., r , \v-- ■ \ i I m 1 i' n 1 1111 11 I1' \ t 1 1' " 3� I / 1 1 II r r'� II a 9I t 1 I1 1 1 1!1 y I /11 h 1 If 1 I i l 1 . -- 1 \ el I, 1 R'1 a It 11' r--- -- in Mil I I t= J:i: I/ • •1 j1 —_ '9y(h, nr a o o a `Jr .'`I - -- -- �� __ _- -- <.`! LEGEND TI J :. Itl----- CONTOUR W m o co = - - _ — I � —135— 5'CONTOUR � � s 1 �` \ 1 I I 1 1 i3' o z a vC l t_24_ N 1 1 / NO if 6 16.. /PARKING -ill �y `a1� •'�. i57'Q .��- •/ i j x.5.1. =,yP ` �) Q a, SEE TREE.°R-SERVATIp,.PLAN=0R TAE STATUS.•_______._(1'S .63 77.70 109.88 - / 94.6� IDL62� .i ;:I / T;i / WA7�R 11.• 3'3T / /��� III it t %6n� I / k UtAP V /___.r,. 4,1, I' ! 1 I! / TOgP 9F'/ /� I I ,.�t/L OF 4• y I 66 /` t�. .4 T7.,. I, , I■ CD Li / sst 0' s. -- s iz�s.j — -- 't� cK NZI �`- 1 E W GRAPHIC SCALE t /' `� O .a r or ,6 , -µ _ ••• ••• / Z(D+FL'6T) I i inch- 40' ft. -,I VJ X 111 W CV O r 2 N • PRAECT WOE -' YO 1 M',p jI3N-00 idni33slPEX=.w.y-SHEET,PYn MO Aar 1=.2002-3.35,,Ho;11` N0. S211—O00 ,TYPE 1LAM4N3 c 2 1 I 1m I 1 i Ili EL•165m 5'VINYL COATED r /CYCLONE FiEmsE ,� = Q j :Y I ) �S4 1 1' , , EL•166.01 , 1 li r 'L 111 t 7 ; -- __---; ew eIwLE CTION - m- J--}- — s � —__ -- ' N.T.S.1 _ d 1 cc ; , 11 \ dt'''', \ \ `io It It 3 Z 1 . ■ JJJ va ;r r 7� _„ ,. ,, l ;t 1 fi / (Jf 1 i S /t t AD.raze o 0 0 ` i' 1 , DRAM Q PA , mM I z"--.--,,,_r ;� --`--------- ' �j : SECTION S-S a s ? '� ° ■ i jiaal 5B0BW Pill i AO' ftI( / ;i q C 7 _ _1�t,163>�@!I1 A_ ice. j ( 4,,,___,7,__, j �z `?( 1 J I� mow., I J - LEGEND LOT 9 msOdu ,.• "� TRAGT 9 / i If�. �'” EXISTING CONTOUR la 0202028111 ` �i j ,°5 �m�—�: .. ��� _ I Ei0 PROPOSED CONTOUR ' • •-� iftaDP W_ --• 16l m50'L 'TRACT A p - r EXISTMG TREE TO REMAIN � � r ." } _J' l ,;% ® EXISTING TREE T BE REI-IOVED g r, EROSION CONTROL FENCE I I Z r — — LOr 16 _mi 3 ' LOT 04 LO?9 1 LOT n, 1 l -1 LOT.1 , r - _ �`i / 1 1 is . IK CI GRAPHIC SCALE j�I V •r • of a r (ate) 1 men= M' It / 7 , 1 , w cc\ o r PROJECT MOO(E 1 l r..o o.Sae-00a,e.avvearerm.e.a-s.IEr.rr..N.' em N.x002.+wn w N0. ,1y-OOp TYPE RAN✓•i0 C I' i cjo IX 4 1 i I 0 1 i E ! i 5 lo i-E..CB r EX.C.8 • I ; i t-M I Tc,••15&26 To.152.38 I 4-IE IN/61.167.16 , It IE INIC.I.56.96 . i 01.- 1 II V IE NEI-456.26 I 12-le OuTM)...56.810 I Ir IE CUTC••••156.18 _ -------- — - - ----- — -• _ - _ _____,' f-EXLIK...AH 9 " --- i 1.''iE ofii,S);152788--- - 65 qE - -----7 - - SW JOHNSON 8'iE,N;E1=153.08 ., v3 , 2E r-- _I—sS--- _,..----- - g t.1 _--- — _ ______. - - ----- i E 1 °g r__------— -----9v7 IL , ; , i . . ‘ 1 4., , 1 • NI :I .. oco • 1 i '' I ■ :. \1 ■I 0 \ / I I . r `I 11 1 m , ; . 1 II A '' `; 111 iii t. I • .. A.0 "` I 1 / g ' V. 11 '1:4.,j 82 ti i , ; 1 I i /1 t I \I.\Ilan\ rIIIII,r,\ ‘1,;-rx_. S_SC: _ _ I I 10 i 11 - - - ---- - --- ii I ! W ID\ y A A 1 < ,I4.• i fi I - I D z I I ' I li II r r ■ t L1 \ r%`..Z.,,3 di, 1 t ; , . , 4-IE IN(S).181.33 ' 4 - a 1 ..., - _ ______ _ _ _ _ T17.-i69.i7 I 1 f.f.,1 • 4" IF INgS161.2...3 I ir 1E 1N(W*166.37 \-- ,,,,,T00.,..,3 .„,,. 1 12.ID OUTE)-166.27 0 0 0 . 1 I I .• ,,-t.•..i..• ••' .. , \r r 1 4 I A /LOT'■9 M TOI_m I R_M I•___I_I I // _ ___1_*__-J_,U/i._'G,g.=•.7_.16,^-,.8 O.C2.E.4 r. ,1-11— 7IE OE167.04 11..,1.,I,0pf 1-1-,P,--f,t-7 4-i L1L-f i I i,i.1.i 4,0,2-•k li„'' d ,i l 1g, ------ER1,2?X i-m-..ISE,SE 9W I.N(ES 1 )) 16.,86.6...7i6 g1 „ 1Oe„8;2 IE IN*) .68.16 MENT 6 Ig STOY! / fi .--41 _ 11 6 I r ” I TRACT C :4 g ? 1 DR;I,N i _ _0TRACT S FA. , --- - .,I4o S. i 1 t 9 'f. ------'''r 2 A 1 -)OTF E p4 i — s' ---Ex. sow LOT 13 „ R134.071.57 .x IIII4 $ ,- • i ': I' ; 12 IF 114(6=168.5' i LOT.1 " 1 LOT n ,.,, RIM-'73.82 : :If) i;,..,/ ,f: rt ID 1 . 1 Lar:E ms4 ,66.::s r V. 7'",. ,11.1120(E).16F15 LOT.4 _ LOT 5 _ LOT/ ;, 'a--. -'-- ,„: 1 ' Ili I I, io. EX. 851.4i1 s 8 IF IN(_)f.l6.4 6_ 'go."tE.IN(SW7-164.72 :''''rE it,OERPg:7§0Millsa •O 11flitg4 gf.NEfind M.78 7 L Tr sizEE UN.. OWN) ih' .: -- ,-- 12-EE N(S)-170.78 -- SS SS-- -S • ...---_ s f• DID McK.ENZIE lo ouTm-foTo.se ____i E GRAPHIC SCALE EX. SSUI4 8" le IN(s).164.44,1_ i 7::::v8-434,.5,411ll:.1:11: 8".1E OUTfrfl-l • II ' ----r::.0X,.. ISE:oCeuTcE,r,r171.90 I ______ Tf3f.174.10 LEGEND 111(1? _ I_ . . . 40 ,. ..x EV 1.1.1 1.1....e. 1 I pRot.ANPROPOSED HypossRA:D sWAToRNTAEssEmeR L:NERAL: (IN FEET) 17 SD 1 tneh. 40' IL 1 . - . f LINE AND STRUCTUFe PROPOSED SANITARY SELLER 8'55 • LINE AND STRUCTURE • EXISTING WATER LINE ?. ---...••■ AND VALVE EXISTING STDR1 DRAIN Of LINE AND MANI-IDLE /,_ '\ • EXISTING SANITARY SEWER . LINE AND rIANi4OLE ,, N. i 'PROJECT 1A0CfE -\ NO. 328-009 PiApr 0 r,222-000,,,2220.0iir Low0-SirEET.P.n.. Apr M.2002.11P0ant rola ,TYPE gLAINNI8 • • ' ' . ' • . . '---_—_ ■ . . . . ' . . ^ \. . "....__../ z"..,....„....„..„----\ ^ ----) 1 1 1 \,....—.-- — — D.5.1 ' slit . ski)f3Rooi<svc.7 _AIE....., \ .//\\ ..,'.- 4 ° . \- • 1 \ I . \ I I i _,-\------1 i 1 i \ \,\ �»� � / . `~ , � / -- J � / / -- - 3 / � / | _--- - - -- - \ " / \ | / L----' - _ _-_____ _- / --- _ --_- -- / _.--H.: __- | ' - - --- - - --�- --- -- --1� - - - � HIII 'i / / \ ` /\ �/ / / \/ / \`\ \/ '| )/ ` �----- - - ----___ __ ' \ � � � / TL — I| �/ � � |�-- - -- | // | / � / �/ � (//� ' | • / � ' | � ^� : / ____ i � /�� ]� / ---� -- ---- | | I / � | / ---- - - / �- / ' | / / 0 �� / --__ _-_ / - - �- -1 . ' / / | �� � ---� __ __ / 1 ' H41 '' �/ // ' �` � �� ( / �� l� | / 4 \ � | / ' ' ~ / / .^~_ __�==. \, u / . . I �/� =� �` ‘ : I ' / ---- - - -- � � ��/ / / �w�w ---�_ __ _ / . -- '_^' •/ / . / / mm�^ la:-- ----- / / I - ---- �N=o ~~=' / 11441 w�■ - _-__' —__ _ °� / _ _-__ __^__-�- - / � I , --�' SW -- | / -�- --____ _ - - --_' __ �0� -----�- �w~m - - ---- - _ } ' • ' ---- -_ ---- -- -___ -- _ ~m��- - - --� | | ____�_ - - __-�-�-__-- _-__�- ' '�___ -----_____ ~�*m ___-- ----_-- _____ _ � �� - ___ _ ' �0. 1� � -- | / F----'`- - __ � . � � � �� � / . �� � / | / ` | . | / / I / N / m . . _------— — . / / —I | | - ---' - — � �� / ' � ^� | --- / __ �� � / . / � � _ _ __ / | / / / / / ' / . � � � wi �� � ~- ~ 5~ '" 'STIEEr m�� �� � 'NO. DATE REVISION BY ,, • q �� ��| ��U| /\'�|(-��| �z| �k| »�� »Y�*�»^� , �� ~ `~.. ``.`°�_�� . .`^. ` . ^—��. ` REVIEWED BY oms_--_ ~~' i � — ,��`w�m��mz� ~1 ��(���F�E • SCALE MOO r-40' ' ALPHA INEERING WA �=°�����������������= ' ` , =9mmD1VG ` / ' m LI 4o 0 is e ei i I I r � r. s m • ' , 1 • i f / _- SW JOHNSON --- -- r — 3243 --- i i ��1-_24'C£DAR _ j . S ` i f r ' r Et i I , f I 11 is f < CZ i '11 il - - ; • 1, \ \ 1,1 ' • { '. 1 (1 r — — i i ' i I JJ ...: { ' I I i 1 t l I 11 i 'F t i + I f)F ■ 7 1 i ij 7 ' t —���" �_— I _— _t_ –_ 3245 �-+` z I� 39'FI - p� " LOT 9 1 ,.� TRACT 9 3 4, 1 �__J :43 I- =g3'De.. 3 LEGEND 32:9 233 1 I' DAR( 3101• ---------- __— TRACT A 19'C r34 C ,{� (Dl�DD) , - "" 21'OAK EXISTING TREE TO REMAIN -- - - -26'FI `'' FR 1 w 3223 EXISTR1Cs TREE TO 3E REMOYcD Z r1 IT'FIR 1 LOT•d I I I I 23 A- +� 2 �( I is-, 232 DED EXISTMG DEAD tttt TO BE i2EMO�D O i i 323,E i , (DODD)30 C% I I LOT VT' ' 1 ----- ■ LOT'S i LOT 5 1 LOT•4 1 LOT•3 1 LOT'2 i ' LOT F1 Ii l ` I I i 20' IB 2^H ^� \ i� 3 Iii 0'10 1 ?I'O \, n/ I.L.— I I �,,,28'BIRCH ' 1L i L�1lDDDD) 1 -- -- _J _t F�L' 1 1— 1— 133 DsD i.r SW NI. cKENZ1E Q al t ' IL i GRAPHIC SCALE i� ' o m w m w 1 1 Ill In IN FEET) t - �/ ,a■w' tt =L6 0. th - (N 0.ACT 3I ,TYPE PL A28-N0 1wpe7V2e-000\.\3211S.M.p.S-SHEET..21eeMy Sp 17.2002-3,47p.)ml ,- i .C., 1• N. (J)1 F'•�I / t.• UD a 1 ;>� 1 r I (f 4@ i I _ i) rt, J� , - - C7 i q i 1- ••� �- F • _.Iles► I / �. ' 1 / j' PLANTING DETAILS • i _•T a i'p•IT IFIFI.,�r�11F5tl;ep0•. o> °eel aria rt l �1.�. l0ea j 4WP.� • .vii Q v ' F;t. ,�Alt w..ve n e•eteerw TREE DETAIL r �p Er .��reea%:\l" _ .. .. -.. ° i / .i��.�IJ[1 ,1 fI eua° "`a T • o ,� J III 'N TIM I f. + �� ,- ;, =n=lee u'' i—n t T=a. , . m �-� ' ...7111-1,11'1' I n 1►vr/i Nom . Dols T° - r `'� '+� '' fikrnir� n..< / 1' I IJI_II::JI 1ram,.......,:11 _• fr)i / LQT I I / f �• � I SHRUB DETAIL J _. - EX. f r / f '\ ` ';I:7:: 1 •, I! Pwovice amTeTR• w are TaeaNbe2Aaebr.,2�arn LOT "6 LOT "5 LOT #4 S SHE pi, LO ffD� :'LOT "2, ° , _�_►' %s � m.a e.,^� ,�.. o -1' _ -- / 3 r P.,4WD! � . cerPa.T..e aOm® LOT l — M.. afar to o �.- A ra•Swell. l .- f I■ I ! hr T=u=u �► n� '=Fti--I ! j s �, ��t '1=k,u —Ii buns--N=.I ItJ ,P I j t; ° J -r- y t 1 f L - 1 ° ° ° s --`�` ' l f- 4r37 _ '11 � f r/ . ,.,w_... r .4 l AAA .. . _ - ^ i S - 1. 8 O K N PLANTING PLAN _ ___tv 1C( ) 20 10 C 20 ,, PLANTING NOTES: WATER QUALITY PLANT LEGEND PLANT LEGEND 424 •• SECTION A 1 Genera epecancesor• TREES OTT SIZE SPACING BOTANICAL NAME I COMMON NAME TREES QTT 81ZE SPACING BOTANICAL NAME COMMON NAME r HAGNUS P.BERNHARDT I. Any discrepancies Deaden thane berg ad the actual f'eld cadbonnt Mal be reported to tr.LA. .m or dscrepencles between dam. i OREGON A. schedule,hoof uFwu pd A 0 PLAN rvl govern. 2 Notify u for s+proval of Ono graving prof b=0n`+nd^9 pen 0 03 2'cap. b Shen Ake rtJxe Red Alder El)e.ulnext 04 6-N b Shown Air Wreifwatum ulna Maple(Multi-trunk) sC'gpE AlC''' 3. The Contractor.hr maintain a been ed orderly corenectbn ate.r'e'O'Ang r naive,debits end excess seenala The-newels to oe properly deposed of off •tea,ean�to.read Oeeewnbte*peon or mess 02 2-carp. As Shown Amelenehler&tiro. 5ery:ceberry 4.�Al paved Ares.fence•or wfeae stared or pled from Landscape mete.she ep.-.teen A wake• Sea e.o ol, u.tb proper soeyasm and.utenal.,. �AIIP- Glory' Glory appdved+y the Owme. *age no art a bar In ptdtc.vent d rte 09 7 b Shawn Ace nbruo'October G October Map. Owen.approval. 5. m trees.Mnb•and gwtdceven to be penned r ore pet a:eerie-eon and IS 7 cap. As Shaun Thula plca'a Neste•n Rao Cedar •3• ate fire reed r era*belle tree ergs and Sorg.try..Mar receive !•leer or emcee gab Ca•tPODTED bark Sant *IF/ 6. 4ny charge•or rb•uw�on a pen Star.or re b0r.to par.boob".iO..to be approved by w..n-.�Arch..prbr to pterwg AQer pent local ere b 05 2•cap. As Shown Fraxirus;atIlfolla Oregon Aar 03 7 ems. b Shown Guercw°a'Sa"a Oregon Uhlte Gak an to wewen n w °ear f devwebre free planting per w...cony unknown site braes parade 7. Pen materials Mar conform to Nursery Awo latbn leaded.Oovrnng heah are branching habt,rant and fo ot devreop ed •� SECTION 8 SHRUBS • 02 2'celp. A.Shown TFuJa pilcata lle.tearn Red Cantor Y Martin epecnuuone I. 5a04 Callas. tree.,.pub•aw gourdcoved as Sense h deft•a wroved ode 2. 5ackfe soil for r plants she be a emus of Urea aced pet topsoil;from ateN n rotted metre wer e or melba.compo. and rotted se or Leaf mach yes 23 1 Gel. As Shaun Cirrus*emcee Red-Twig Dogwood 0— pa^t'n9°e'en• • 13 2'caYp. As Shown Pseudotsuga menzlesli Daugia•Fir In ■ AI trees to be realty.d.et►aee,awl branched.wt+.valgn twat•me er O 01 I Gal As Shown Phusocarcw cpitaw• Pacific Nlfebak 0 eel/ or*.over A�dying,and cross..b la They she here no out lOL off nap 3)4.6 0°^�ef°'i healed over. Tres Mai be free of serape•and sere 12 I Gel 4'0.C. Rasa rwekara Nootke Roes 54-1I31h35 2 an baskets eel be art l car lately Avoid be brearage. The f@N L3 of he O et,-lap ow Mtae b.peeled eery price to backrx Trees In tree Drs Meal be 0 0 25 I Gal. 3'0.C.. Coma serocaa'Ke'eey' Red-Tung Dogwood r bark win crown atr.n or above enoranang Taos ad paving Cover tun alt+3• 10 I Cad As Shown Sanx alteharols Slake Wltbw of 3. m trees ae to be dented a 33 2 Gan 3'O.C. Mahotba aqulFOlium Oregon Gape mwsan or 24•from ry fence, ad. to Mmes.property ate or sly 0the • 10 3 GA. b Shaun M Ica callFOrnice PeGflc WexmyrtIe la+d.cwpe r..w..wino.space,"erne rate m annex Tea«.fir be paced a 40 I Gel. As Shawn Spo-aea oouceaen Hacrack tf' MMan Of T Rae Mgatbn rotor hews.r..ue of 5'from street t ,thaw rowed otherwise. ► 02 5 GA. b Shown Phjsaca•pus CdpRetw Pacific Niraeberk 4. Trap er tree wee eel be tetrad Over excavate al compacted Mena ��'Iry 5. mere el trees accadrg to date. Orient best ewe to dose..vest. HERBACEOUS PLANTS ro 46 2 Gal. 3'O.G. Polystichum munitum Sword Fern Skrua I. Al enc.to be cancer stock or bra root drfng sea.at rasa branched+wavy. 132 Leech-bb.• 12.O.C. Carat obnupta Slough Seale mere free O'icb.n j..as Pert redrum 24'from edge or paving.24•Ram 09 2 GM. 3'O.G. PotentIlla fruticow.a'Sutter's Gold' Sutter's Gold Cinquefoil Pam menus la"Rao adjacent private property Few. �� / 424 leach-tubes 12"O.G. Saglt?la latlfolla vie.lauf°. wepato 2. Pam A M.tsos ervdng b die*. P•WL beet ed.to vela ,;� ♦ 18 5 Gal. b Shaun Rlbm aeneunleum Fbwering Red Current Grow.'Covers 146 leach-tubes 24.O.C. 5cirpua aautus Ha-cistern Bulrush i. 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PROJECT 110dE w nrntaln w baked sea•wad free drug naexenrce prod N teolt2la-00etaeat32a0eLNT.aea-SHEET:Pd., Apr a,2002-2300.Lai NO. 42F00• kttPE CITY OF TIGARD Community(Development Shaping ABetterCommunity 11 LAND USE PROPOSAL DESCRIPTION 120 DAYS = 9/19/2002 FILE NOS.: SUBDIVISION (SUB) 2002-00004 ZONE CHANGE (ZON) 2002-00002 PLANNED DEVELOPMENT REVIEW (PDR) 2002-00001 ADJUSTMENT (VAR) 2002-00020 ADJUSTMENT (VAR) 2002-00021 FILE TITLE: MOORE'S MEADOW SUBDIVISION APPLICANT: Alpha Engineering, Inc. OWNER: Robert Moore, Trustee Attn: Tom McConnell 12575 SW Grant Avenue 9600 SW Oak Street, Suite 230 Tigard, OR 97223 Portland, OR 97223 PHONE/FAX: (503) 452-8003 REQUEST: The applicant is requesting approval of a 9-lot subdivision in conjunction with a Zone Change for a Planned Development overlay on 1.91 acres. The lots are proposed to be developed with detached single-family homes. Lot sizes within the development are proposed to be between 5,000 and 9,087 square feet. The applicant is also seeking an adjustment to the cul- de-sac length standard, and an adjustment to the intersection spacing requirements of the Tigard Development Code. LOCATION: 12575 SW Grant Street; WCTM 2S102BB, Tax Lot 1900. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.350, 18.370, 18.380, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795, and 18.810. CIT AREA: Central CIT FACILITATOR: List A vailable Upon Request DECISION MAKING BODY: ❑ TYPE I ❑ TYPE II © TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JUNE 3, 2002 DATE COMMENTS ARE DUE: JUNE 17, 2002 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM E PLANNING COMMISSION (MON.) DATE OF HEARING: JULY 15, 2002 TIME: 7:00 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ❑ STAFF DECISION (TENTATIVE) DATE OF DECISION: COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® LANDSCAPING PLAN ® TREE REMOVAL PLAN ® SITE PLAN ® GRADING PLANS ® IMPACT STUDY Z NARRATIVE ® STORM DRAINAGE CALCS. ❑ ARCHITECTURAL PLANS STAFF CONTACT: Brad Kilby,Associate Planner(503)639-4171, x 388 LAND USE APPLICIrION Project: o/(3 moo KCS Incr.,to 0 COMPLETENESS REVIEW COMPLETE .INCOMPLETE ST DARD INFORMATION: Gor Deed/Title/Proof Of Ownership / Neighborhood Mtg. Affidavits, Minutes, List Of Attendees d Impact Study (18.390) [ USA Service Provider Letter - -E1--- Construction4ost fstintate- 0----- --#1--ts Of Application Materials/Plans UfEr Pre-Application Conference Notes I' Envelopes With Postage (Verify Count) Lcx. Js. 13 rb- (..:ti PROJECT STATISTICS:. ❑ Building Footprint Size ❑ %-Of Landscaping On Site ❑ %Of Building Imp e I`" Lot Square footage PLANS DIMENSIONED: Q bilding_footprint• I-1 Parking Space Dimensions(Include Accessible&!hitt-v -_ ❑ Truck Loading Space--Wheie-Applkabfe _-BniMing Height ❑ Access Approach And Aisle 0_---Vi ttal Clearance Triangle-Shown- ADDITIONAL PLANS: I Vicinity Map ❑ Architectural Plan Tree Inventory • Existing Conditions Plan Landscape Plan V Site Plan ❑ Lighting Plan ✓" Cc l cud 4+; ,) ? A,S+T TREE PLAN/MITIGATION PLAN: II ❑ Fl - - ❑ ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ - ❑ RESPONSE TO APPLICABLE CODE SECTIONS: n 1 8.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) L:�J 18.765(Off-Street Parking/loading Requirements) I I_ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) El 1 8.350(Planned Development) 12r 18.105(Access/Egress/Grculation) U 18.780(Signs) r,. 18.360(Site Development Renew) ❑ 18.7 10(Accessory Residential Units) ❑ 1 8.785(Temporary Use Permits) I,.f 18.370(Variances/Adjustment) 2r 18.715(Density Computations) 18.190(Tree Removal) II 18.380(Zoning Map/Text Amendments) ❑ 18.720(Design Compatibility Standards) Hr 18.195(Visual Clearance Areas) U 18.385(Miscellaneous Permit) [LJ 18.125(Environmental Performance Standards) 18.797(Water Resources(WR)Overlay District) I vi 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ t8.798(Wireless Communication Facilities) ❑ 1 8.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) a 18.810(Street&Utility Improvement Standards) ❑ 18.420(land Partitions) la,...-18.742(Home Occupation Permit) 18.430(Subdivisions) IA 18.745(Landscaping&Screening Standards) I' 1 8.510(Residential inning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning District) 4d 18.755(Mixed Solid Waste/Reryding Storage) ❑ 1 8.530(Industrial toning District) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revised\Iand use application completeness review.dot REVISED: 17-Jan-01 • PUBLIC FACILITY PLAN Project: Moore's Meadow COMPLETENESS CHECKLIST Date: 4/22/02 GRADING ® Existing and proposed contours shown. ® Does proposed grading impact adjacent parcels? ❑ Yes ® No ® Adjacent parcel grades shown. STREET ISSUES Z Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. n/a ® Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact Report n/a ® Street grades compliant? ® Street widths dimensioned and appropriate? ® Private Streets? Less than 6 lots and width Proposing 9 lots to access the private street. appropriate? Since applying for a PD, we can address this as part of the application. ® Other: Intersection spacing and culdesac length Applicant has not asked for adjustments to these standards. It is my understanding that even though they are applying for a PD, they still need to meet these standards, or apply for adjustments. SANITARY SEWER ISSUES ® Existing/proposed lines shown. ® Stubs to adjacent parcels required/shown? WATER ISSUES • Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? _® Proposed meter location and size shown? ® Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES • Existing/proposed lines shown? ® Preliminary sizing calcs for water quality/detention provided? Z Water quality/detention facility shown on plans? ® Area for facility match requirements from calcs? ® Facility shown outside any wetland buffer? ® Storm stubs to adjacent parcels required/shown? The submittal is hereby —med ❑ COMPLETE ® INCOMPLETE By: 41....11121 Date: April 22, 2002 REVISED: 04/22/02 May 6, 2002 ,9i90 AEI Development CITY OF TIGARD Attn: Tom McConnell OREGON 9600 SW Oak St., Suite 230 Portland, OR 97223 RE: Moore's Meadow Subdivision/ Planned Development SUB 2002-00004, PDR 2002-00001 Dear Tom: The City of Tigard received your application submittal for a Subdivision and Planned Development on April 18, 2002. The development site is located at12575 SW Grant Avenue in Tigard, and is described as 2S12BB, tax lot 1900. This letter is to inform you that your application was deemed incomplete. The following items are needed in order to deem your application complete. • Applications for the Adjustments to the intersection spacing standards and cul-de-sac length. The Tigard Development Code (TDC) allows some of the criteria to be considered as guidelines for the Planning Commissions' consideration, but not section 18.810 Street and Utility Improvement Standards. I have enclosed two applications. The respective criteria are in TDC Section 18.370.020(9). • If you are proposing to receive detailed approval of the Planned Development at the same time as the preliminary plat approval, address the criteria in 18.350.090(A) • The density calculations that you have submitted are not coinciding with my calculations. The calculation in the narrative states that there is 1 .92 acres of available land. There are other locations in the application that call out only 1.84 acres of available land. Look at TDC 18.715.020(A)(1-5) for the criteria used to establish the net development area, and divide that by 7,500. • Clean Water Services Service provider letter. You submitted a pre- screen, but you still need to provide the service provider letter called for in the prescreen. • Submit the fees for the adjustments: $218 for two As I indicated in the pre-application conference the more details that you are able to provide, the easier it will be for the Planning Commission to make a decision. If you know what product is going on the site, describe it. If you are able to show the building locations and discuss setbacks in more detail, do it. When we review the building plans in planned developments there is little room for variations, so if you anticipate having problems in the development phase, try and address them early on in the application. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Submit three copies of the information for completeness review and the outstanding fees. Once the application is complete, it will be scheduled for public review and you will be asked to submit the required number of copies for agency and public routing. If you have any questions, contact me at (503)639-4171. Sincerely, z //<-4,/rn Brad Kilby Associate Planner CleanWater Services Our commitment is clear. May 10, 2002 Alpha Engineering Attention: Tom McConnell 9600 SW Oak Portland, OR 97223 Re: 9 lot subdivision located at 12575 SW Grant Ave., Tigard, OR CWS file 1930 (Tax map 2S102BB, Tax lot 01900) Clean Water Services has reviewed your proposal for the above referenced activity on your site. Staff has conducted a pre-screen review and requested completion of a Sensitive Areas Certification Form. Following the review it appears that sensitive areas do not exist on-site or within 200' from your project. In light of this result, this document will serve as your Service Provider letter as required by Resolution and Order 00-7, Section 3.02.1, and your Stormwater Connection authorization from Clean Water Services as required by Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-846-3553. Sincerely, Chuck Buckallew Clean Water Services ----- rrF1VED MAY 1 2 2002 BY:Ta-‘CM \\mo_serv_04\eng$\Development Svcs\SP 00-7\Concurrence Letters\2S 102BB01900-no sens area spl and sc.doc 155 N First Avenue, Suite 270• Hillsboro, Oregon 97124 Phone: (503)846-8621 • Fax: (503)846-3525 •www.cleanwaterservices.org Pr File Number I I ?30 J '; 1 1001 ddb LA S*nsrtiy A re , Pre Screening Site Assessment Unifed Sawerage Agency 'J I J J�� � J of Washington County Jurisdiction C,1 tU Q�� ard ,OR.Date • 11f 2002 Map & Tax Lot Z3I J2, /T IcIM Owner hi • ' ` , es <C_J Site Address 1 2 S1"5 L'5 V\( ( n-h V . f .2t (ot, o_ q-4 23Contact - cm WC eon fl I Proposed Activity a - (_ i A 'ga Address a Len() Sw 0 -c. Tevctop1mPx)-f- Qor-rianrl Q>z of-22,3 Phone Y N NA Y N NA USA Composite Map Stormwater Infrastructure maps tJ U Map # 2_S 1 cr_J4- L.44 QS # U3 t 9 n Locally.adopted studies or maps -- Other Specify -- L T\ Specify Based on a review of the above information and the requirements of USA Design and Construction Standards Resolution and Order 00-7: Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. l l Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LEI I tR IS REQUIRED. Comments: Reviewed By: . Date: 4,- / '-0.2 Returned to Applicant MaiL ,., Fax Counter_��` RECEIVED Date Ll—f 7—OA By APR 2 2 2002 BY: , . -. ., • „ . ... ., .• oilock,•;- . • • .... , • .•. • •• •, . . . .. • . :G -..,q,,,.••••••:•• „:.:.,.0 i.L. .......••. . . . . . .. . . . . • . . : 1110213A: ' ••• .' .. . ... / / 01900 ... ••,, ..... .• ... .., . . . - . .. . , . . . . . . . .. . . ... ....,. ,, .. . . . ., .. 2S13/02.88;. : . !-- . ''. :: :-.. . .- ' •.. ; ' 2S1V028f3 • . . .. .. 00803 '. • . 01300. . "N. . • ' . . , . . . . . 25.1 W02! V / , • •., •e .. . ',.., . .. • . 0180C • '_ - .., 7,- , • ., . .--.„N . ,. . .. . • : .. •• -„,.., . 4, ' •7 • •''s . 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[ 1r�J 1,4,r'' ..1." s +' i•, -rte �;- `K y v • �1 i,44- }_ ��' •iJ+ I IN i ,g,� ti�'Y 'y� ,s t•.I� ` . ;.J.. •`'y�#�� Y " i_ ."',L' • � ' 1:- .,Fl \ 4- .-,•ra?� •;V1 '[ a.:,-;Ti,?Ak.j r. e l't,v&-"A' . r_;_k a`F. i;t 'S q 3•! G 'r i 1 `,';- i'�'�-p 1[ .ice .5;«:- •� _,r■r�-, , `.; ,'.. 9= i41: i34 _•-•22-',,--.t -0,Y -s %� +'P t. ''F- :,fl"•. is ,u,.• % �. '!e iti 3 1 .-4:•.k4, ��\,}F4' atm 7_` _. ', t, 1$0,7 _.P"?$04,5:E � l ~S G ' V/"s_a'L•- -..i f ,y.�v ,il `, 4 lc- i:t S = ,(} Y _ P,' P 1'•LL I �' ' ) �� - •'. : May 22, 2002 --,, ''�pu��i,, AEI Development CITY OF TIGARD Attn: Tom McConnell OREGON 9600 SW Oak St., Suite 230 Portland, OR 97223 RE: Moore's Meadow Subdivision/ Planned Development SUB 2002-00004, PDR 2002-00001 and Variances (Not yet assigned case numbers) Dear Tom: The City of Tigard received your application submittal for a Subdivision and Planned Development on April 18, 2002 and the additional items requested on May 16, 2002. The development site is located at12575 SW Grant Avenue in Tigard, and is described as 2S12BB, tax lot 1900. This letter is to inform you that your application has been deemed complete. Please submit 17 additional copies of the application materials so we can route the proposal to the required public agencies. A hearing for the development has been tentatively scheduled before the Tigard Planning Commission on July 15, 2002 at 7PM. If you have any questions, contact me at (503)639-4171. Sincerely, rad Kilby Associate Planner C: Land Use File 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 ADDITIONAL DOCUMENTS (....ia.s r(\ b&1.1 ecr C rmz,Ying 433 JO. 4,00a-0000'4 -- , -t PLANTING DETAILS 1 1 II • �— 1 71-- -- U° (< � l / o TREE DETAIL PLANT to IMES W/—`��I�i1 aT 01 i!; \� r \,; •-• — y\w�T�\ N 1 — --7 TOP CE\aormu r ....0. 3 ..� '1 .O d=O 11 QfiQ o 0� ° aj 1 �� aMa� /� ABOVE PINION�laacca° O�IUI<�I/i �1��11/�1/111 Yt�Q ay or. ?1°• j��i�o�yt'r. ��0� �IO�: �^ Jl• ....4,.. /II. .. 11,14_- I l 111111:2 11 011va IEoi, r".adlr/�� .�� i/ \ ° <. 11 IO Q-- ?O oLE Brace wv • uea\ i._.T kll:�j<<h•`I?*<<��i'�.::{ : c I�;I<° y�. ;» ° t a. �.Qh\ . FI, nmxv Dr.STAKES i Id• di//� 1t11 144ej4.*<Ay4<s.: re d.1.o, a o e p r.MIN.BELOW GRADE q LOT 9 1�1'11�i��<`:�<< /!/�. / / ° , .� o j3 q§ • •.\, �1., 11, �•�• ♦�' ,. � SEED LAWN • _ e � \l �. -L I �0�/F CUT rGP OF STAKE DELOW H e 1 \. t.!PIII .r��y�� �I "' IP \ ► ° ' o,' I c4N L D a 6,234 S.F. �r S �1I'IITIj.,11 11 111 , Ct.1` 1 (► Ro O �L C j�j�/ _ �O ••'c I _ ��IOV , .°' 01411.1 LOCK.TYPE GUT o•1 X11 11 dl Q� zi 9 .a-.i ♦ ?CO.•••• . OR2 STRAND LGA 6 1►� -1 Ilr e104:i. Q I' ty v o° I► \\� Oeeeel I air /.o ,, .N ' 1'►1►d i' 1 '� �i.� ' �` \L.:♦ a Wiv w�w NDSE \i'•� Z45140.01AS4° t •..,:��.: - - - {�//��1� ° ► � �fo\4t''1-ii� � / 0,%0 /•r OR APPaovrD EauAL ym��-p� 1 yr1y\,\`�11\���►1►eft►�►��-\ti:\S\L�,�� - _ _- - --- --- — _'I, r. � �� •'4,/ii• +) 1,,,p /I„. / REMOVE O ALL WIRE BASKETS ; 1q .l • 7! ]f 1► ,l � �\� i , r I I nS�e4 Ec FIEF, Oe corr�a, rJ °�'TRACT. t �r//Vrr11 1 I TRIM WEIGHT - \ .•- . /� I� /! Imo- -- \\\\_ Og 1 111m 5,646 S.F. ♦ 1 1 N. yf' • It �J LI ' . LEAP AP 11 n U" •. illr,r • J - - j DICO�IpAt�L MIN{•AND CROWN FOR 9,b18 S. r.= g 1 I 1 ! , I . ' ` I '•l 1 111=nen'J'•11='fit II W 2x RoDTea1'fr - - -- LOT 6 1 LOT 5 LOT 4 1 LOT 3 2,' 1 T- !Itt& I - , \-- 5,3 7 7 S.F. 5,000 S.F. 5,000 S.F._ - 5,000 S.F. 012 S F. I g le SHRUB DETAIL L i / , 1 ( I I . 1 �_-r t� ' ' rrMIG4L SFAS TYPICAL GRcLINDGOVER _ IC O.G TRIANC�1LtJ!PLANTING o I 6,856, 5 F. �' 1 �� I 1 / �i' I _—__ E 1 BAeE GE FR°"� LE° �ci i / I I I / 1 '' / t .11 111,4 DACKFIE W 3{W1T . -�' - - / j, COMPOST A9 SPECIFIED TOPSOI ROTTED naili� �` .-1 --- 1 I -- 1 j ' �.D' �'►' ' 4 LEAF nILCN j a • • lie LOOSEN SOIL BELOU o I I - I I 1 / rxoorBAL.L({"FOR ,2 aR CalcuNOCovErit,o.,,....,.., 4 re 1„111)iss-_-. 1 ! 000 Li I ;�.r = I B •. N W t t i 'I�iIF�I �\ T'_ 'I' ` MIN Lax gRi I lr1 I=11, Z z • • 7 ;it I ` , u W F PLANTING PLAN e _ "1 3 , R,i.I�p11Pi�IL��11� � o z � 8 • O 20 10 0 20 40 h2X MIN RR7fBH %STE R • PLANTING NOTES: 424 SECTION A WATER QUALITY PLANT LEGEND PLANT LEGEND r-i ,: ',7irs• : F General Specifications nce, I. Arai discrepancies between these prone and the actual field concltbns shad be 1. 0'EGON �V retported to the LA. In case of discrepancies between plant TREES OTT 812E SPACING BOTANICAL NAME COMMON NAME TREES OTT SIZE SPACING BOTANICAL NAME COMMON N NAME Schedule,cal-tuts and plan,FLAN erred ern. der 1'E A�'-1�� 2. Notify LA for epprovai Or fine gall for to commencing plant f^9 GT` instalateon 3. The Contractor shat maintain a clean and orderly construction site,removing al 0,lie in,a timely d debris and excess to a'old materials.T. materials ax iiptlonto di of off Q 03 7 Batas. A.Moan Alms ribs Red Alder 06 M' As Shown Aar eternities Vine Mails it -trunk) `or mess 4. Al paved areas.Ferree a surfaces stained or edited from landscape material shall be cleaned AI surfaces shed be washed with proper equipment and materials as ♦ aapppprroved by the Owner. stage no dirt or bark In public streets without 02 7 oap. A.Shown AnnebricN«anlfdle $«vlceberry Ouinen approval. 5. Al trees,. f si-rubs and g al stru be to be grinds d per plan strips shat r and 0T 2"ems. As OW Cuero.nbra Northern Red Oak details. r of Final raking grad d OMP STED bee rinds end mowing strps sha receive a 3'lays d medium gads COMPOSTED bark or r , 15 7 M Shown Thu e I ate Western Red Cedes b. Any charlgee a$dpstlutions In plant material or revisions to plant locations to be ' cap' J Fy d \�i approved by Landscape Architect prior to Dp1laannt�ln,g Adjust plat locations In coordination with Owner If devlat ore from pl8nting plan are necessary due to unknown site cornform t cell♦. i.e 6haei CeNJr*Morels Chinese l.ladkber 4111) 1 1 Plant materials shin conform to American Association standards governing O OS 7 caip. As Shown Fraxrw Wlrola Oregon Ash �' 03 7 y heath,size,lxanchirg habit,ram,and root idev°�e�opmerit. SECTION C SECTION B e PiantlnSpecifications Note 2I.. F«wl BacAke dit a tres a , pWJS lants hit ge undc a Mlvure d'as tsFYUt hree eCuIn details pala to Owed om ed h Al Clem W ater Services administrative x°vi*one regarding maintenance apply oiled manure a mushroom compost: and rolled sawdust or lea(mulch gee to these eepcificatbro: SHRUBS _ planting details. Sod/Grams 02 7 t4,7. lie Shan Thuje plicate Western n Red cod Trees I. Rake and remove weeds and rocks.Ensure area is free from naxdous weeds and seeds- 1�1 rTl 23 I Gds As Shawn Carty sencea Red-Twig Doesood .�••/y I. Al trees to be healthy,disease-free.Bled branched,with straight trunks and wet 2. Ensure 12"of CLEAN topsoil for entre swage as shown In typ.section!this sheet). r 411 crowned. Remove all dead,dying,and crossed branches. They shall have no cut Mix r a garden compost Into native topsoil. DO NOT amend or apply fertnzers to soli. off lnbe over 3/4"diameter not corl'alolely healed over. Trees shall be free of 3. Caddo bees to maintain existing rough gaoling dalrnage when adding riecceseary topsoil, /� e c 13 7 calla. A.Shorn Pseudotsuge eenzteall Douglas Fr scr. e�and scars. 1► Ol I Gds M Shown tdtw Pacific NlrobMc 2. Wire baskets shall be Cut away completely. Avoid ball breakage. The first 2/3 of the plant BWeD wrap shill be peeled away prior to backfll Trees In tree wells shall be planting uniform and continuous slopes.Maintain finished Bade as shown on civil gadng plan Insta/ed with crown[Leh or above surrounding gads and paring cover ball with 3" l}1 12 I Gat 4'O.C. Rua nutkena Nootka Rose of bark. I. Palau planting gudellnes and details on this sheet- ��/ ..- 3 Al trees are to be planted a SHRUBS of 24'From any fence,polIee,�wall,curb,skleuie&, operty one or any other Maintenance ED 10 1 Gel As Shown Shcx sltcherele Sltka allow 25 I GM. 3'O.C. Carus sericea Kelsey' I12ed•Tung Dogirood landscape Feature,unless specfflcaly called out in the p1pd�� Trees hid be placed a I. An undergound irrigation system Is installed In this reed. Once plants are established O Mnlsum of T from irrigation rotor heat,sire um of 5'fYon street lights,cedes lrlgation system should be used to assure plant erviva dig a014rt. Do rot ovc water. �y noted,in treee. Al) $ 56 2 GM. 3'O.C. Mahone equirdwm Oregon Grape 4. Trees in tree wails shall be centered Over excavate aI corp acted material. 2. Al noxious weeds to be removed by hand drug 2 yea manlenace period ` 40 I C . As Shown Spraoe dowga*i Nrdnak 5. Plana trees air-,rang to details. Orient beet side to doMnet view. 3. Al plants shall be under weraty for one yea from final project exceptance. O 10 3 GM. As Shown Mynas califorrsca Pacific illeeyrtb Shrubs 4. Regade,repair,and replace d washouts and thin areas. O2 5 GIL A.Sh,°,,,,, P„ s,s cgpitatte Paclne Nrrbak I. a slabs to ec container stock P or be root airing season,o wet paving 24'f tsaithy, F Ol:O PLANTS O disease Roe specimen materials. Plant minimum 24'from edge of pevlrng 24"from Plan n*-O,an 16'from adjacent private property Ines. 4ERBACECUS IIfO aYa1e MANI SPACING DIAGRAM 2. Plana al ehnbe according to details. Orient best ode to view. �—Plan Rug rep. I 131 leach-tubes 17 O.G Cave abrStpu dp+gri e. g.d 4e 2 Gal 3'O.C. Pay.elu.un.,wwm Sword Fern Ground Covers lags to b•ooa a y spaced 1 424 leach-tube* 17 O.G. Walsh var.Imta4 OO 09 2 Gal. 3'O.C. Patentee fruucasa Suttees Gold Cnquerol I. Al OUlld cOV«e to have I yea mlninln root development,with Crown ' e 111e1aato propdrtpecf to Oofltalrier. Plant u*ng trlrgula ep ncpl scale gnd over ore a b'o'c' Sutter's Gold hMaifr Tel sled spacing distance From anti curb,sldawalk or other Surface urleee 144r leach-tubes 24.O.C. eerpu•aeuUr Mrdsten Buhish 2. al specified ar ac ldl rig Bch...• for spackle distances. E. 4.11 ♦.....♦ O I9 9 Gal. A.Shoes Rlbee sangv+eum Flowering Red Current Maintenance �..►►♦ 9 306 leach-tlA7r 17 O.C. 9crpuua mraoeaplr SlsiaFfrWtee duruah • • ♦♦ 1, 30 2 Gar 4'O.G ver-clMet wM.Un Evergreen wcaw«*y I. get .fig pas 1,..aster shall maintain a landscape seas until project SEEDING RATES �S®MIX SOURCE ii J IL ) 2. Mantenace include at a marrow [-- j Mix Pro-Time 930 425 SP. l+obbs and llopkN.503739.'518 Al=ReK�ad.and re-bark any settlenenf.or erosion washout NOTE: B1 ee-ktor IOM,adjust a required. l*j,.°seed A Ion. 715/C,15/1171 I GM. 7 O.C. ArctutaphaJw wwM. Kaa'rtrraek D/Maintain Stet baked areas weeds free erg malrn�eraice period.maintenance period. i ape per I'600 SF sea d'iwet«q' udltyae 4600 sr. Seed Pro-TI...MS aced tux 'PRO4Ci FMi911as `l1• faclety with wetland seed NO. IrO J N o,,aze.aor,a.o,•t+•++r+c,uss•txr e.r-serer t.ro,.::w..wy s.r ao.2002-Boer».wr ex a prescribed rate. Fldabl One w 503739.'5I/ sTVPE RA MIS Thursday, October 24, 2002 12:55 PM Walter H. Knapp 503-265-8117 p.01 Walt Knapp Subject: Moore's Meadow - S U-6 .160,-0000g Location: Site visit Start: Tue 10/22/2002 1:00 PM End: Tue 10/22/2002 2:30 PM Recurrence: (none) Contacts: Steve Oaks; Brad Kilby I was on site during waterline trenching through the tree grove in the middle of the roadway. No large roots were cut during the operations, a fact I attribute to the location of the trench as well as the changes in final grade. There were two large roots observed at the bottom of the trench. The "floor" of the trench was at the top of the roots; thus, no damage was done except for mifr.r .• Sc aping. I consider this a very successful operation. ; /// Thursday, November 07, 2002 7:52 AM Walter H Knapp 503-265-8117 p.02 Walt Knapp ,00,2-0oco24 Subject: Moore's Meadow Start: Wed 11/6/2002 1.30 PM End: Wed 11/6/2002 2:30 PM Recurrence: (none) Site visit with Steve Oaks, Alpha Engineering. 1. I examined the excavation near the oak tree at the front of the property. I believe that any roots that were cut or damaged are from the cedar tree that was removed recently.The excavation near the tree is for a partial replacement of the waterline serving the existing house. The contractor plans to connect at the existing pipe joint, which would not require further excavation. If this is not possible, and the whole line will be relocated closer to the house to avoid damage to the oak tree roots. 2. The tree protection fencing needs to be moved to the edge of the sidewalk, which is 13 feet from the face of curb. 3. There are excess spoils outside the curbs of the new aocess road. Some material will need to be retained in this area to slope from the curb to existing grade; any excess should be removed from the tree protection area. Are 111 Y ur 1IUARD 1/29/2003 13125 SW Hall Blvd. 3:01:04PM Tigard,Oregon 97223 (503) 639-4 17 1 Receipt #: 27200300000000000379 Date: 01/29/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2002-00004 [UNGRND]Lieu/Undgrd 230-0000-445003 4,840.00 Line Item Total: $4,840.00 Payments: 4 Method Payer User ID Acct/Check Approval No. How Received Amount Paid Check CASA TERRA MET 5223 In Person 4,840.00 Payment Total: $4,840.00 5223 CASA TERRA LLC P 0 BOX 1082 CLACKAMAS,OREGON 97015 Jan.28, 2003 DATE PAY TO THE OF City of Tigard $ 4,840.00 R. 0***Four Thousand Eight Hundred Forty and No/100**** DOLLARS 8 "FM [bank. usE.nk.com FOR Moore / underground utilities p.. III Page 1 of 1 cReceipt.rpt NIOIS1AIifi1f1S Si AkOGVHW . 00W tOOOO : ZOOZfffS r / cl CQ N MO011ECE,s MEADOWS 7q 0) p� 0. o co rho Yc1 i0 z coo i 13-1 CO 0 0 PO PREPARED FOR I y i' l°"'`' = (�- 01 o LEGEND {_ � '� .._ . ' � s /„. ,` , a � �r � 7� TTf�r C.� LW . ` r i �w ��. / �t Q TCV Lo I — EXISTING TREE 'N, / f /J/�Y�V �/ \ v ch m EXISTING SANITARY SEWER LINE /6/y� NC. / \N J N, ><:\-,,,,,,,/„<\..\>,,,,, / n���1' 0 EXISTING STORM DRAIN LINE FORMAN), //���� �y}y�� ~V' I".-, / rl bil [9 11 EXISTING WATER LINE rORiLAN), OR 7/L.47 ,,.. ..),, „ ,/ > Shy / j' /,7 ' EXISTING SANITARY SEWER MANHOLE 452 N. N. / / / A r. ral / EXISTING CATCH BASIN CONTACT: .'�,. v f/ N," / 0 r EXISTING STORM DRAIN MANHOLE ��✓+�+ 1� ) A�N) j ` �'° i EXISTING WATER VALVE ' / / / ti Q ```', �"�.�/ / \ N e — i iv EXISTING FIRE HYDRANT r,/, K /Y \ r.4 ,/ c2 '` N. 1/2., M Nx,ICI SANITARY SEWER LINE r` \ '< , / ^,,} ` ,� ,,, / `„, ' . SANITARY SEWER MANHOLE "mot Sw�j� J// / f "`S �c m �all STORM DRAIN LINE \ /�\\/�& r / KI4;q` l /f` ,r/ N / CATCH BASIN - CB, OSCB o ,/,/,‘` / Y r �F /0 1 ♦ STORM DRAIN MANHOLE o*o \y///' 1�. / Y / / GTr^ v Y �}.. N \ � . ' r, `�� CURB INLET SW JOHNSON STREET " / '/ ` ` z .1 —_ CLEANOUT — — — I / ,n�,,, \,, ,�/*.r f\ ,/ s. N\ � 7 , O �/ WATER LINE _ —�— — 7/,f ` u irsw \\ BLOW OFF -------1,110._1_ \ , / `'' + N '�N,4 , }v / /�/�\ Li 0 WATER METER I _ _._..-.w.-, _ `„'.,,h tir ,/ / /rh,' r/�,,,�`l {`•��. 'f ,�f \,. �'�,^, W STREETLIGHT II °\.t� W THRUST BLOCK III l i 1 V SIGNH)DRANT �� 1'1 \ i1 TAX LOT 17 AND PORTION OF 16 ce . .�.. UUIJIY POLE I v I I I ° TAX MAP 2S1 W2BB o .,-.f.)Si'0' �� �.'?.;L,1�JQ �� EDGE OF EXISTING PAVEMENT - EP t I j n w tS 1,. *U I I TAX LOT CITY OF TIGARD, WASHINGTON COUNTY, OREGON. Q TEMPORARY CONSTRUCTION DRIVEWAY STREET BARRICADE \ \ I iIl l 1300 TAX LOT o \ TAX LOT TAX LOT ]� �+(J ,(� UNDERGROUND ELECTRIC \ ■jl I r, \ 1400 1500 1600 VICINITY 1 I JVIClt EXISTING STREET LIGHT ��I \ it I ' 1 O NOT TO SCALE / z Lr� TELEPHONE RISER ' i I 1 � ' 0 WELL - AS NOTED T 12010T ' I I IN FENCE - AS NOTED 'I I \ I v } 1I I _ ,._._-- I SURFACE STORM WATER DRAINAGE 1 I + I _„__._._,..__. .-- O 0- ,y i MONUMENT BOX 1 1 11 \ �. CONCRETE SURFACE \ \ �1 I 'y 1 CO:UTILITY COMPANIES w w w 71 " a Q a BRUSH/TREES II II __— ___ ___ .....,.._._.. __ ._ _ _.__. Q Q Q NI V WEILANDSASEWERLINE _ _ I +dl II �Ii TAX LOT ! �_ I 1301 I WATER - CITY OF TIGARD 503639.4171 ROCK OUTCROPPING \ 111 1 SEWER - CITY OF TIGARD 503-639-4171 -m d - HANDICAP RAMP & SIDEWALK I I \ i. ^ ' TAX LOT -, F . �I I I 1700 t~1 STORM - CITY OF TIGARD 503-639 4171 >- m z F 1 D] ° t7 TAX 00 T I In a '_^ GAS - NORTHWEST NATURAL 503-226-4211 o m °w - I `I I POWER - PORTLAND GENERAL ELECTRIC 503 273-1600 3 J 1�1 1 ._.._.,._....._ AT&T BROADBAND a n Vj VSRIZON w : w ° v . `I I _ 1/7 �*, �1 1 \ ___.._F---- •- •-_ _ABBREVIATIONS "', \ T1302 T 1 TAX LOT 0 I I 1801 p AC ASPHALT CONCRETE \ TAX 1202 T I ■I �� '� TAX 8 LOT TA g00 L O s(c2 `. 1 ACP ASBESTOS CEMENT PIPE PC POINT OF CURVATURE I I \ \ I LOCATES (48 HOURS NOTICE REQUIRED) AB AGGREGATE BASE PCC POINT OF COMPOUND CURVATURE 1 III \ I I I 1 _ o, o sn m BCR BEGIN CURB RETURN H POINT OF INTERSECTION \\ \ I ONE CALL SYSTEM 503-246-6699 z iQc;C I (VGAS\ CIDEPT.+g POCTRIC i 65 CLASRCP REINFORCED CONCRETE PIPE 6S.F.CENTERLINE R/W RIGHT-OF-WAY TAX LOT r�l REPAIR EMERGENCIES �(( , ,« CMP CORRUGATED METAL PIPE S SEWER 805 k00 1'RA �\a "� 1,004 CMU CONCRETE MASONARY UNIT SD STORM DRAIN o � i+OD T�A� •A• 2+00 sF. /^ � CO CLEANOUT F — I - 12 664 5 F 1 I ' NORTHWEST NATURAL GAS 800-882-3377 0„ o p� VERIZON - 800-483-2000 8BR° CTV CABLE TELEVISION SL SEWER LATERAL $°� DI DROP INLET STA STATION 1 ; . PORTLAND GENERAL ELECTRIC 800-542-8818 STD. DTI. STANDARD DETAIL .. LOT 8 DIP DUCTILE IRON PIPE I AT&T BROADBAND - 503-617-1212 TELEPHONE 5,646 S.F. CITY OF TIGARD WATER DEPT. 503-639-1554 E ELECTRICAL LOT 1 CLEANWATER SERVICES - 503-846-5220 OR 503-846-5221 TB THRUST BLOCK rJ ECR END CURB RETURN TC TOP OF CURB 9,128 S.F. EJ EXPANSION JOINT TCN TOP OF CONCRETE 1 ° a EL ELEVATION LOT 6 LOTS LOT 4 LOT 3 LOT 2 1 ' + THE CONTRACTOR, IN LOCATION AND PROTECTING UNDERGROUND UTILITIES, ; _0 TD TOP OF DIKE 1 EVC END VERTICAL CURVE TAX LOT , � 5,377 S.F. 5,000 S.F. 5,000 S.F. 5,000 S.F. 5,012 S.F. M MUST COMPLY WITH THE REGULATIONS OF O.R.S. 757.541 TO 757.571. i M TG TOP OF FOOTING }^ 6J EX EXISTING TG TOP OF GRATE 8os LOT 7 FF FINISH FLOOR 6,856 S.F. j TI TRAFFIC INDEX ' ' � ..FG FINISH GRADE 1 TL TRAFFIC LIGHT , ∎ '-f a FH FIRE HYDRANT TP TOP OF PAVEMENT 1 ' II II, tt a 1 - ,- FL FLOWLINE i ■ I • ' - SW M�.n-Ip , FLG FLANGE TYP. TYPICAL . ._..._ .._ __. _ ...._.,..._ i i..��rr.. �”' w.»., LS TW TOP OF WALL ! F 0.- VCP VITRIFIED CLAY PIPE - - - I t. GM GAS METER __ __ ._ __ __ � ... ._. _. __ __ _. _. _•. -- — — — STREET � � 'eC MI T � GB GRADE BREAK W I VERTICAL POINT OF INTERSECTION 1 SHEET INDEX co t: w „�~� GSP GALVANIZED STEEL PIPE a liti WM WATER METER TAX LOT HP HIGH POINT I TAX LOT + 1 �. WV WATER VALVE 7700 N L CURVE LENGTH A DELTA TA (CURVE VY CENTRAL ANGLE ( TAX LOT 400 0 ( 1„, , �T� MH LINEAL FEET o + 6800 ! 1. TITLE 3Hl1ET 7 (� 1 Y 1 F� % PERCENT ) LL 2-3. CONSTRUCTION & EROSION CONTROL NOTES I I, MJ MECHANICAL JOINT < LESS THAN �� j %'^ N.I.C. NOT INCLUDED IN CONTRACT > GREATER THAN * .;,,IN,,, a. V !�I OCEW ON CENTER EACH WAY r �� y 1z`�� 4. GRADING & EROSION CONTROL PLAN 0 r.1 1 / ( LciNN ' S. STREET PLAN f. r ii 6. STREET PROFILES ft . EN �,��7 7�,� �� SITE MAP a BENCHMARK T.B.M. 7. STORM DRAIN PLAN Q WASHINGTON COUNTY BENCHMARK NO. 125 A TEMPORARY BENCHMARK, A RED ALPHA CONTROL 1"=50 S SEWER UTILITY AND SWAIA PROFILES i co BRASS DISC SET IN CURB AT THE NORTHWEST CAP LOCATED APPROJL 91.7 SE OF THE SW CORNER 9. SANITARY SEWER & WATER PLAN CORNER OF PACIFIC HWY & SW OF LOT 7. ELEV - 167x6 TOTAL SQUARE FOOTAGE NEW IMPERVIOUS AREA 10. STREET LK3HTRdG, STRIPING AND SIGNAGE MAN STREET, 15 FEET WEST OF WHEELCHAIR RAMP. ELEVATION 17166 11-12 CONSTRUCTION DETAILS " / S LOTS & 3 TRACTS =81,413 SF OR 1.87 AC TOTAL NEW IMPERVIOUS AREA =36,780 SF OR 0.84 AC LL IANDSCAPE 7 W.Q. PIANTING PLAN EXISTING IMPERVIOUS TO BE REMOVED =4,513 SF OR 0.10 AC [3i-H-- r ° r TOTAL AREA =1.91 AC cn EFFECTIVE IMPERVIOUS AREA FOR WQ =0.74 AC PERCENT IMPERVIOUS FOR WQ =38.8% NEW IMPERVIOUS AREA IN SW GRANT =816 SF (P MOOFIE SUED. N O. 328-009 N:\prof\328-009\dwg\3289TITL.dwg - SHEET: TITLE SHEET Sep 30, 2002 - 11:20am dim `TYPE CONSTRUCTION 5113 2.002.— 0000 _ _ (- r GENE III A CONDITIONS CONSTRUCTION NOTES• NOTES: 76(i 3 f ic‘9„B USN 9. ASPHALT CONCRETE PAVEMENT MIX TO MEET THE CRITERIA SET, „ 7. CONTRACTOR SHALL REMOVE AND DISPOSE OF TREES, STUMPS, R ,1. THE CITYS STANDARD SPECIFICATION FOR TRAFFIC CONTROL IS MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR ROOTS, TOPSOIL AND OTHER MATERIAL IN THE ROADWAY AND IN ALL FORTH IN THE LATEST ODOT SPECIFICATION 00745, AS MODIFIED a �STREETS AND HIGHWAYS , U.S. DEPARTMENT OF TRANSPORTATION, FHWA, MILLENIUM EDITION. STRUCTURAL FILL AREAS INCLUDING BUILDING ENVELOPES. MATERIAL BY WASHINGTON COUNTY. SUBMITTAL OF THE DESIGN SHALL ( rn is' SHALL BE DISPOSED OF IN SUCH A MANNER AS TO MEET LOCAL REGULATIONS. FOLLOW THE REQUIREMENTS OF THE LATEST COPY OF THE ODOT a 2. TRAFFIC CONTROL SHALL BE PROVIDED FOR BY THE CONTRACTOR IN ACCORDANCE WITH THE CITY'S STANDARD SPECIFICATION CONTRACTOR HMAG DESIGN GUILDELINES.AND, IN ACCORDANCE WITH A CITY JOB SPECIFIC APPROVED TRAFFIC CONTROL PLAN. A COPY OF THE APPROVED 8. CONSTRUCTION VEHICLE AND EMPLOYEE PARKING TO BE ON SITE. NO PARKING 5 TRAFFIC CONTROL PLAN SHALL BE AVAILABLE AT THE WORK AREA. TO BE ON PUBLIC RIGHT-OF-WAY. 10. ALL MAIN STORM SEWER AND C.B. RUNS SHALL BE THOROUGHLY i ill CLEANED, MANDRELED IF PVC, AND VIDEO TAPED FOR r4 3. PUBLIC ROADWAY SHALL NOT BE CLOSED TO TRAFFIC, AT ANY TIME, WITHOUT HAVING FIRST OBTAINED WRITTEN APPROVAL FROM �r�� ACCEPTANCE, PER R&O 00-07 THE CITY ENGINEER. THE PERMIT HOLDER IS RESPONSIBLE FOR PROVISION OF TIMELY NOTIFICATION OF TRAFFIC FLOW DISRUPTIONS DEMOLI l ION N z o°TO AREA WIDE EMERGENCY SERVICES (Tl GARD POLICE DEPT., TUALA TI N FIRE & RESCUE, ETC) AND TO TRI-MET AND TIGARD AND 1 - co BEAVERTON SCHOOL DISTRICT. 1. CONTRACTOR MUST OBTAIN DEMOLITION PERMIT FROM CITY OF TIGARD BUILDING 11. COMPACTION FOR ROADWAY EMBANKMENT AND ROADWAY SUBGRADE SHALL COMPLY a WITH APWA 204.3.09 . THE MAXIMUM DRY DENSITY OF COMPACTED MATERIALS = • ° 4. ADVANCE WARNING OF IMMINENT TRAFFIC DISRUPTION SHALL BE PROVIDED TO THE GENERAL MOTORING PUBLIC BY PLACEMENT OF DEPARTMENT PRIOR TO STARTING DEMOLITION WORK. SHALL BE DETERMINED BY AASHTO T99 OR T180. . AN ADVANCE NOTIFICATION SIGN AT EACH END OF THE CONSTRUCTION AREA 72 HOURS (MIN.) BEFORE INITIATION OF CONSTRUCTION WORK. a cil 0 w 2. REMOVAL OF EXISTING INTERIOR FENCES, SERVICE LINES (AERIAL & UNDER- 12. USE 4,000 PSI CONCRETE FOR ALL SIDEWALKS, CURBS AND DRIVEWAYS 5. ACCESS TO EXISTING PROPERTIES SHALL BE MAINTAINED AT ALL TIMES, INCLUDING NORMAL DELIVERY SERVICES AND MAIL GROUND POLES, MISCELLANEOUS ITEMS NOT SHOWN AMD THE CLEANUP OF DEBRIS PER CITY OF TIGARD ENGINEERING STANDARDS. z wcn SERVICE AND IF NOT, SHALL BE CAUSE FOR WORK STOPPAGE UNTIL EFFECTIVE ACCESS IS ESTABLISHED. IN THE CONSTRUCTION AREAS ARE ALL TO BE INCLUDED IN THE REMOVAL BID ITEM. 4 W w� 6. TRAFFIC CONTROL DEVICES, FLAGPERSONS, ETC., SHALL BE IN PLACE PRIOR TO INITIATION OF CONSTRUCTION WORK AND SHALL 3. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE WATER SYSTEM a ° ' BE EFFECTIVELY MAINTAINED. AND COORDINATE THE REMOVAL OF EXISTING UTILITIES OR PROPER N 7. NO WORK WILL BE PERMITTED DURING THE HOURS OF DARKNESS, NOT BETWEEN 9:00 P.M. TO 7:00 A.M., MONDAY THROUGH DISPOSAL AND/OR FILLING ACCORDING TO DEQ/WASH. CO. SANITARIAN, 1. AN ESTIMATED 12 PERCENT OF THE WATER SYSTEM COST MUST BE ON DEPOSIT PRIOR TO BEGINNING FRIDAY, BETWEEN 9:00 P.M. TO 8:00 A.M. SATURDAY, NOR BETWEEN 9:00 P.M. TO 9:00 A.M., SUNDAY. IF THEY ARE TO REMAIN (SEPTIC TANKS, LINES, ECT.). IT SHALL ALSO a 8. MINIMUM TRAVEL LANE WIDTH SHALL BE TWELVE (12) FEET; PEDESTRIAN TRAVEL SHALL ALSO BE PROVIDED FOR. BE THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT THE STATE CONSTRUCTION ON WATER LINES, AND TO RECEIVE A TPW (CITY OF TIGARD PUBLIC WORKS, WATER � �J C ) OF OREGON WATER MASTER 503-681-7018 TO APPROVE THE FILLING DIVISION) STAMPED APPROVAL ON CONSTRUCTION PLANS. 9. THE CITY RESERVES THE RIGHT TO ADD TO OR MODIFY TRAFFIC CONTROL REQUIREMENTS AS MAY BE NECESSARY TO EFFECTIVELY OF ANY SEPTIC TANKS & REMOVAL OF ANY EXISTING WATER WELL. CONTROL TRAFFIC AND TO ASSURE PUBLIC SAFETY. 2. THE CONTRACTOR SHALL MAINTAIN ONE SET OF TPW STAMPED APPROVED PLANS ON THE t 1 CONSTRUCTION SITE AT ALL TIMES. 10. BEFORE INITIATING ANY CONSTRUCTION ACTIVITY, THE PERMIT HOLDER SHALL CONTACT THE CITY'S INSPECTOR (MICHAEL WHITE) GRADING NOTES AT (503-639-4171) TO ESTABLISH A PLACE, TIME, AND DATE FOR A PRE-CONSTRUCTION MEETING. 3. CURBS MUST BE IN PLACE PRIOR TO INSTALLATION OF WATER MAINS WITHIN NEW SUBDIVISIONS. m 11. THE PERMIT HOLDER OR HIS CONTRACTOR SHALL NOTIFY THE CITY'S INSPECTOR (MICHAEL WHITE) AT (503-639-4171) TWENTY-FOUR (24) 1. THE BRUSH AND TREES FROM THE CUT AND FILL AREAS SHALL BE HOURS PRIOR TO COMMENCING WORK, TWENTY-FOUR (24) HOURS PRIOR TO ANY STAGED INSPECTION, AND AFTER COMPLETING WORK REMOVED FROM THE SITE OR DISPOSED OF AS DIRECTED BY THE 4. NOTIFY TPW, WATER DIVISION, 48 HOURS PRIOR TO COMMENCING CONSTRUCTION TO SCHEDULE A COVERED BY THE PERMIT. ENGINEER. THE STRIPPINGS MAY BE SPREAD OUT IN 8" LIFTS TO A MAXIMUM PRE-CONSTRUCTION MEETING. TELEPHONE 503-639-4171. 12. A COPY OF THE PERMIT AND ALL ATTACHMENTS, AND A COPY OF THE APPROVED CONSTRUCTION PLANS AND ALL AMENDMENTS DEPTH OF 1' OVER THE LOTS, WHEEL ROLLED, GRADED AND SHAPED TO DRAIN SHALL BE AVAILABLE AT THE WORK AREA. ALL WORK SHALL CONFORM TO THE PERMIT TERMS, CONDITIONS AND PROVISIONS TO STREET OR REAR LOT DRAIN WHERE APPLICABLE. 5. ALL WORK SHALL BE IN ACCORDANCE WITH AWWA (AMERICAN WATER WORKS ASSOCIATION) z AND TO THE CITY APPROVED PERMIT PLANS, AND APPROVED PLAN AMENDMENTS AND TO THE THE CITY'S STANDARDS AS REVISED 2. EMBANKMENTS OR STRUCTURAL FILLS FOR ROAD WAY CONSTRUCTION OR FILLS TO BE STANDARDS. JULY 15,1998 APENDIX D, PAGE 38 R SPECIFICATIONS AND TO THESE GENERAL CONDITIONS. CHANGES TO ANY OF THE AFORESAID CONSTRUCTED FROM EXCAVATED MATERIALS ACCEPTABLE TO THE SOILS ENGINEER MUST BE APPROVED BY THE CITY, IN ADVANCE OF WORK PERFORMANCE. SHALL BE BROUGHT TO GRADE IN LIFTS NOT TO EXCEED 8" LOOSE MEASURE. ALL 6. ALL WORK WILL BE INSPECTED AND APPROVED BY TPW, WATER DIVISION. w cr 13. MAINTENANCE OF THE RESPONSIBILITY EMBANKMENTS, FILLS AND BACKFILLS WITHIN 3 FEET OF ESTABLISHED SUBGRADE SHALL W E CE 0 HE WORK AREA AND APPROACH ROADS IS THE RESPONSIBIEi Y OF THE PERMIT HOLDER. THE WORK AREA AND BE COMPACTED TO 95 PERCENT OF T-99 OR T-180. BELOW THE 3 FOOT LIMIT, 7. ALL PIPE AND FITTINGS SHALL BE DUCTILE IRON, CEMENT-LINED, OF NEW MANUFACTURE AND MADE IN o_ APPROACH ROADS SHALL BE MAINTAINED IN A CLEAN CONDITION, FREE FROM OBSTRUCTIONS AND HAZARDS. A COPY OF THE COMPACTION SHALL BE 90 PERCENT. MATERIALS WITHIN 1 FT. BELOW ROADBED THE USA. PIPE SHALL BE "TYTON" JOINT DUCTILE IRON, CLASS 52. ALL FITTINGS SHALL BE MJ Lu PERMIT HOLDERS CERTIFICATE OF INSURANCE SHALL BE AVAILABLE AT THE WORK AREA. SUBGRADE OR STRUCTURE FOUNDATION ELEVATION SHALL BE 3-INCH MAXIMUM AND 14. THE SPREADING OF MUD OR DEBRIS OR STORAGE OF EQUIPMENT OF ANY KIND UPON ANY PUBLIC ROADWAY IS STRICTLY PROHIBITED SHALL BE COMPACTED TO 95 PERCENT OF AASHTO T-99. (MECHANICAL JOINT) UNLESS OTHERWISE SPECIFIED. t AND VIOLATION SHALL BE CAUSE FOR IMMEDIATE CANCELLATION OF THE PERMIT. THE CITY MAY AT ANY TIME ORDER IMMEDIATE 3. STRUCTURAL FILLS SHALL COMPLY WITH CHAPTER 33, SECTIONS 3309.4, 3309.8, AND 8. COVER FOR ALL WATER MAINS IN STREET AND RIGHTS-OF-WAY SHALL BE 36". BACKFILL SHALL BE k CLEAN UP AND STOPPAGE OF WORK TO ACCOMPLISH CLEAN UP. w 3305 OF THE UNIFORM BUILDING CODE. CONSTRUCTION ON EXISTING SLOPES GREATER � 15. EFFECTIVE EROSION CONTROL IS REQUIRED, EROSION CONTROL DEVICES MUST BE INSTALLED AND MAINTAINED MEETING THE D.E.Q. THAN 5: 1 SHALL BE ACHIEVED BY BENCHING INTO THE EXISTING BANK A MINIMUM OF 3/4 -0 GRAVEL. < In REQUIREMENTS. THE CITY MAY AT ANY TIME ORDER CORRECTIVE ACTION AND STOPPAGE OF WORK TO ACCOMPLISH EFFECTIVE TEN FEET. IF THE BENCH EXPOSES SAND SOIL AN UNDERDRAIN MUST BE PROVIDED. ° rn EROSION CONTROL. THE FABRIC, EQUIVALENT TO EXXON GTF 12500, ALONG THE BOTTOM OF THE STARTING 9. ALL VALVE-OPERATING NUTS SHALL BE WITHIN 36" OF FINISHED GRADE, OTHERWISE VALVE OPERATING - BENCH, THEN PLACING A SIX INCH LAYER OF 1 1/2"-0" DRAIN ROCK, AND FINALLY NUT EXTENSIONS WILL BE REQUIRED. O 16. PROPERTY DISTURBED BY CONSTRUCTION ACTIVITY SHALL BE SEEDED WITH A STANDARD GRASS MIX; SHRUBS, FLOWERS, BARKDUST, COVERING THE DRAIN ROCK WITH NONWOVEN FILTER FABRIC. SUCCESSIVE BENCHES WILL `z I EXISTING SIGNS, PAVEMENT MARKERS, MAILBOXES, ETC., SHALL BE REESTABLISHED, REINSTALLED OR REPLACE, WITH LIKE KIND AND BE COMPACTED IN LAYERS NOT TO EXCEED 8 INCHES. EACH 8 INCH LAYER SHALL BE 10. POURED CONCRETE THRUST BLOCKS OF AT LEAST EIGHT SQUARE FEET OF BEARING SURFACE ARE MATERIAL. COMPACTED TO A MINIMUM OF 90 PERCENT AASTHO T-180 DENSITY. THE FILL SLOPES REQUIRED AT EACH TEE, CROSS, AND BEND LOCATIONS (SEE DETAILS FOR MINIMUM BEARING AREAS). C.-- 1 17. EFFECTIVE DRAINAGE CONTROL IS REQUIRED. DRAINAGE SHALL BE CONTROLLED WITHIN THE WORK SITE AND SHALL BE SO ROUTED SHALL NOT EXCEED 2: 1 AT FINISHED GRADE. NO ROCK OR SIMILAR MATERIAL EXCEEDING A 12 INCH DIAMETER SHALL BE ALLOWED IN THE STRUCTURAL FILL THAT ADJACENT PRIVATE PROPERTY, PUBLIC PROPERTY, AND THE RECEIVING SYSTEM IS NOT ADVERSELY IMPACTED. THE CITY MAY . 11. A 4"X4"X8'-0", PAINTED BLUE, SHALL BE INSTALLED IN FRONT OF EVERY 2-INCH WATER SERVICE w AT ANY TIME ORDER CORRECTIVE ACTION AND STOPPAGE OF WORK TO ACCOMPLISH EFFECTIVE DRAINAGE CONTROL. 4. THE GEOTECHNICAL ENGINEER FOR STRUCTURAL FILL SHALL BE NOTIFIED 24 HOURS LOCATION, AND REMAIN THERE UNTIL THE WATER METER IS INSTALLED. ALL 2-INCH WATER SERVICES IN ADVANCE, BY THE CONTRACTOR, OF STARTING BENCHWORK TO DETERMINE THE SHALL CONSIST OF A MJX2" IPT TEE AND 2" IPTX100 COMPRESSION FITTING AS MANUFACTURED BY 18. OREGON LAW REQUIRES FOLLOWING THE RULES ADOPTED BY THE OREGON UTILITY NOTIFICATION CENTER. SAID RULES ARE SET FORTH NEED FOR THE UNDERDRAIN LAYER AND TO VERIFY EXISTING CONDITIONS. MUELLER COMPANY. < Q<IN OAR 952-001-0010 THROUGH OAR 952-001-0080. COPIES OF THE RULES MAY BE OBTAINED FROM THE CENTER BY CALLING 5. ALL COMPACTION SHALL MEET THE REQUIREMENTS SET FORTH IN THE APWA ° ° ° ..,1 503-246-1987. IF YOU HAVE QUESTIONS ABOUT THE RULES, CONTACT THE CENTER. NOTE: DAMAGE TO UTILITIES SHALL BE CORRECTED STANDARD SPECIFICATIONS (1990 WITH AMENDMENTS). 12. FIRE HYDRANT ASSEMBLY CONSISTS OF A MJX6" FLG. (FLANGE) TEE, 6" FLG.XMJ GATE VALVE, 6" AT THE PERMIT HOLDERS EXPENSE. MJXMJ HOLDING SPOOL, AND A MODERN MUELLER CENTURION ARE HYDRANT, A-442, 6" MJ, 5-1/4" 2 g $ 19. THE C VERIFY _ � �� _ l � " OF WORK(POTHOLE BEFORE DIGGINGI IF NECESSARY).. SHOULD CONFLICTS ARISE AND (DESIGN(/OR RELOCATION OF FACILITIES BET i S R SYSTEM MVO, 3-PORT (2 2 X NST HOSE CONNECTION, 1 4 ,�. NST PUMPER), 1 PENTAGON OPERATING N (POTHOLE ) NUT, OPENING LEFT, COLOR: YELLOW, APPROVED EQUAL: MUELLER CENTURION A-423, WATERIOUS >- m o Z c''� NECESSARY, IT SHALL BE DONE AT THE PERMIT HOLDERS EXPENSE. CHANGES MUST BE APPROVED BY THE CITY IN ADVANCE OF WORK m m o z PERFORMANCE. CONTRACTOR SHALL COORDINATE THE WORK WITH AFFECTED UTILITY AGENCIES. 1. ALL CONSTRUCTION MATERIALS AND METHODS SHALL BE IN PACER 6790, CLOW MEDALLION. ° z w F w CONFORMANCE WITH THE CLEAN WATER SERVICES (CWS) OF WASHINGTON z ,,j w J 20. A TEMPORARY HARD-SURFACE PATCH (COLD-MIX AC OR HOT-MIX BASE PAVING) SHALL BE PLACED ON TRENCHES WITHIN ROADWAYS COUNTY (AGENCY) R&O 00-07 STANDARDS AND SPECIFICATIONS, 13. EACH FIRE HYDRANT SHALL BE INSTALLED UPON A PRE-FORMED CONCRETE BLOCK WITH 1 X CUBIC < > o Q AT THE END OF EACH DAYS WORK. NO TRENCH, ON SITE OR OFFSITE SHALL BE LEFT AT ANY TIME IN AN UNSAFE CONDITION. AND CITY OF TIGARD ENGINEERING STANDARDS AND SPECIFICATIONS. YARDS OF CRUSHED 2"-3/4" DRAIN ROCK. TARPAPER WILL BE LAID ON TOP OF THE DRAIN ROCK TO ; o tx a. v THE PERMIT HOLDER IS RESPONSIBLE FOR AND IS LIABLE FOR HAZARDS OR DAMAGE RESULTING FROM THE PROSECUTION OF THE WORK. SEPARATE THE ROCK FROM EARTH COVER. J 2. MAIN LINE PIPE SHALL BE 8" PVC AND SERVICE LATERALS SHALL BE 4" 21 WORK PROVIDED FOR UNDER THE PERMIT SHALL INCLUDE REPAIR OF EXISTING FACILITIES (ROADS, DITCHES, ETC.) AS MAY BE NECESSARY, PVC CONFORMING TO ASTM D-3034 OR PVC C-900 WHERE INDICATED. 14. ALL SANITARY SEWER LINES WITHIN 10 FEET LATERALLY OR 3 FEET VERTICALLY OF A WATER MAIN toN ci IN THE CITY INSPECTORS OPINION, TO OVERCOME DETERIORATION OR DAMAGE WHICH OCCURRED IN CONJUNCTION WITH THE WORK SANITARY SEWER PIPE SHALL BE GREEN IN COLOR. SHALL BE ENCASED IN A REINFORCED CONCRETE JACKET 6" THICK FOR A DISTANCE OF 10 FEET ON °`• . AUTHORIZED BY THE PERMIT. CORRECTIVE WORK SHALL BE DONE AT THE PERMIT HOLDERS' EXPENSE. BOTH SIDE OF THE CROSSING. WHERE CROSSINGS ARE NECESSARY, THEY MUST BE MADE AT q 3. SERVICE LATERALS SHALL EXTEND A MINIMUM OF 10 FEET FROM THE y 22 ONE AS-BUILT XEROX VELLUM DRAWING SHOWING ALL NEW PUBLIC IMPROVEMENTS, INCLUDING ANY REVISION MADE TO THE PREVIOUSLY APPROVED MAIN AND 10 FEET INTO THE LOT. THE END OF EACH LATERAL SHALL BE APPROXIMATELY 90 DEGREES WITH AT LEAST 18" OF SEPARATION BELOW THE WATER LINE. �--- �Q �d� i CONSTRUCTION PLANS AND, ALSO, ANY IMPROVEMENTS WHICH MAY IMPACT AN EXISTING PUBLIC SYSTEM OR FACILITY, SHALL BE PROVIDED MARKED WITH A 2"x4" PAINTED GREEN EXTENDING FROM THE INVERT TO s�. 2 N TO THE CITY BY A REGISTERED CIVIL ENGINEER ALONG WITH AN "ENGINEERS CERTIFICATE OF INSTALLATION COMPLIANCE" AS REVISED A MINIMUM OF TWO FEET ABOVE THE GROUND SURFACE, WITH THE 15. ALL MAINS WITH A STATIC PRESSURE UP TO 100 PSI (POUNDS PER SQUARE INCH) SHALL BE TESTED o 144 :••/1 z �� JULY 15, 1998, APPENDIX D PAGE 39. UPON. ACCEPTANCE OF AS-BUILTS, A COMPUTER DISK OF AS-BUILTS SHALL ALSO BE SUBMITTED TO THE CITY. DEPTH FROM THE TOP OF THE 2"x4" TO THE INVERT WRITTEN THEREON. A T 150 PSI FOR 1 HOUR WITH A MAXIMUM LOSS OF 5 PSI. WATER MAINS WITH A STATIC PRESSURE Z 'o - m o GREATER THAN 100 PSI SHALL BE PRESSURE TESTED AT 1.5 TIMES THE STATIC PRESSURE FOR 1 • ,I o Q o 4. SERVICE LATERALS SHALL BE CONSTRUCTED AT A MINIMUM GRADE OF HOUR WITH A MAXIMUM LOSS OF 5 PSI. .>' 4, 23 SEWER SEWER SYSTEMS) (V.H.S.).BE TEST REV W�AND LAPPROVA"AS-BUILTS"RIO( (OF CONNECTION! E BOF ANY BUILDINGS TO 2% WITH A MAXIMUM GRADE OF 100 (45). ��j/ - o �ON � THE SEWER SYSTEM. 5. ALL MAIN SEWERS SHALL BE BALLED, FLUSHED, THOROUGHLY CLEANED MANDRELED 16. UPON SATISFACTORY COMPLETION OF TESTING, THE NEW MAINS AND CONNECTIONS TO EXISTING MAINS �, o AND AIR-TESTED AFTER THE BACKFILL IS PLACED AND COMPACTED. A V.H.S. T.V. SHALL BE CLEANED AND FLUSHED WITH POTABLE WATER PRIOR TO DISINFECTION. FLUSHING VELOCITIES Q 24 THE PERMIT HOLDERS ENGINEER/INSPECTOR SHALL SUBMIT DAILY INSPECTION REPORTS, ON A WEEKLY BASIS, TO THE CITY'S INSPECTOR. VIDEO TAPE AND REPORT AND AIR-TEST RESULTS SHALL BE PROVIDED TO SHALL BE AT LEAST 2.5 FEET PER SECOND. DISINFECTION SHALL BE IN ACCORDANCE WITH AWWA >1 CWS. MANHOLES SHALL BY HYDRO-STATIC OR VACUUM TESTED. ALL PRIOR STANDARD C651-92, THE STATE HEALTH DIVISION AND CITY REQUIREMENTS. THE CONTINUOUS FEED 25 THE CITY'S INSPECTORS MAY, AT THEIR DISCRETION, REQUIRE PROVISION OF TESTS AND OR REPORTS FROM THE PERMIT HOLDER. PERMIT TO AC PAVING, AND AFTER ONE YEAR. METHOD OF DISINFECTION SHALL BE USED. DISINFECTING MIXTURE SHALL BE A CHLORINE-WATER HOLDERS ENGINEER OR CONTRACTOR TO VALIDATE CLAIMS OF MATERIAL OR CONSTRUCTION ADEQUACY/COMPLIANCE. SUCH TESTS/REPORTS SOLUTION HAVING A FREE CHLORINE RESIDUAL OF 40-50 MG/L (MILLIGRAMS PER LITER). THE /'° SHALL BE PROVIDED AT THE PERMIT HOLDERS EXPENSE. 6. TRENCH BACKFILL IN STREET AREAS SHALL BE MADE WITH 3/4"-0" CRUSHED DISINFECTION MIXTURE WILL BE PREPARED BY INJECTING A CALCIUM/SODIUM HYPOCHLORITE AND ROCK, COMPACTED TO 95%. (T-99). COMPACTION RESULTS TO BE SUBMITTED TO WATER SOLUTION INTO THE PIPELINE AT A MEASURED RATE WHILE FRESH (POTABLE) WATER IS 26 THE PERMIT HOLDER SHALL PROVIDE A COPY OF A PROPERLY EXECUTED RELEASE AND WAIVER DOCUMENT TO THE CITY FOR EACH CWS AND COPIES ALSO SENT TO CITY OF TIGARD. OWNERSHIP DISTURBED BY CONSTRUCTION ACTIVITY, AS EVIDENCE OF DISTURBANCE RESOLUTION AND OWNER SATISFACTION. ALLOWED TO FLOW THROUGH THE PIPELINE SO THAT THE CHORINE-WATER SOLUTION IS OF THE 7. THE CONTRACTOR SHALL PROVIDE THE ENGINEER A SET OF PLANS SPECIFIED STRENGTH. TREATED (CHLORINATED) WATER SHALL BE RETAINED IN THE PIPELINE LONG 27 EXISTING MONUMENTS, PROPERTY CORNERS, AND SURVEY MARKERS SHALL BE PROTECTED. REPLACEMENT SHALL BE AT THE PERMIT SHOWING THE AS-BUILT LATERAL LOCATIONS. ` ENOUGH TO DESTROY ALL NONSPORE-FORMING BACTERIA. TYPICAL RETENTION PERIOD IS 24 HOURS. HOLDERS EXPENSE. AT THE END OF THE 24-HOUR PERIOD, THE PIPELINE IS TO HAVE A FREE CHLORINE RESIDUAL OF AT 8. PLUG CONNECTION TO EXISTING SANITARY UNTIL NEW LINES ARE TESTED LEAST 10 MG/L. AFTER SATISFACTORY CHLORINATION, FLUSH THE WATER FROM THE LINE UNTIL THE 28 THE ENGINEER SHALL NOTIFY THE WASHINGTON COUNTY SURVEYOR WHEN THE INITIAL AND FINAL LIFT OF ASPHALT HAS BEEN PLACED. AND CONNECTION IS APPROVED BY THE CITY. WATER THROUGHOUT THE PIPELINE IS EQUAL CHEMICALLY AND BACTERIOLOGICALLY TO PERMANENT 29 THE PERMIT HOLDER SHALL PROVIDE TO THE CITY INSPECTOR, IN WRITING, THE NAMES AND 24 HOUR EMERGENCY TELEPHONE NUMBER OF 9. CONNECTION PERMITS REQUIRED FROM CITY BUILDING DEPT. SOURCE OF SUPPLY. Pi... TWO (2) PERSONS WHO HAVE AUTHORITY TO RESOLVE PROBLEMS, TAKE CORRECTIVE ACTION, AND IN GENERAL, MILL BE RESPONSIBLE IN & DISPOSE OF THE DISINFECTION WATER IN AN APPROVED MANNER. DO NOT ALLOW DISINFECTION WATER CASE OF ANY EMERGENCY. THE PERMIT HOLDER SHALL NOTIFY THE CITY INSPECTOR, IN WRITING, OF ANY/ALL ASSIGNMENT CHANGES. STREET Od. STORM D TO FLOW INTO A WATERWAY WITHOUT ADEQUATE DILUTION OR OTHER SATISFACTORY METHODS OF REDUCING CHLORINE RESIDUALS TO A SAFE LEVEL AS MANDA TED BY DEQ. AFTER DISPOSAL AND 30 THE PERMIT HOLDER SHALL CAUSE HIS CONTRACTOR TO PROVIDE THE CITY INSPECTOR, IN WRITING, THE NAME AND 24 HOUR EMERGENCY FLUSHING OF THE DISINFECTION SOLUTION, THERE WILL BE ANOTHER 24-HOUR RETENTION PERIOD TELEPHONE NUMBER OF A DESIGNATED "COMPETENT PERSON" RESPONSIBLE FOR CONSTRUCTION SAFETY AS PER OR-OSHA, CHAP. 437, DI V. 3 1. STORM PIPE SHALL BE PVC ASTM D-3034, ASTM C76, OR DUCTILE IRON PRIOR TO BACTERIOLOGICAL TESTING. BACTERIOLOGICAL TESTS WILL BE TAKEN BY TPW. CONSTRUCTION, SUB-DIVISION P-EXCAVATIONS. THE CONTRACTOR SHALL NOTIFY THE CITY INSPECTOR OF ANY/ALL ASSIGNMENT CHANGES. (SEE SECT. 3.06.10 FOR CONDITIONS.) STORM DRAIN LATERAL PIPE SHALL BE Z d WHITE IN COLOR. SERVICE LATERALS SHALL BE 4" PVC CONFORMING TO ASTM D-3034. PROVIDE AN ECLIPSE NO. 88 SAMPLING STATION MANUFACTURED BY KUPFERTE FOUNDRY, ST. LOUIS, 0 31 IT IS THE SOLE RESPONSIBILITY OF THE PERMIT HOLDER TO PROVIDE FOR PROPER RIGHT-OF-ENTRY AND/OR EASEMENTS PRIOR TO STARTING 17. PR t/1 WORK. PROOF OF RIGHT-OF-ENTRY OR PROPERLY EXECUTED EASEMENTS SHALL BE PROVIDED TO THE CITY. THE CITY SHALL IN NO WAY BE 2. ALL TRENCH EXCAVATION SHALL CONFORM TO APWA DIVISION III, MO 63102. THE SAMPLING STATION SHALL BE 2'-0" BURY, WITH A 3/4" FIPT (FEMALE IRON PIPE CONSTRUED TO BE LIABLE FOR THE PERMIT HOLDERS FAILURE TO OBTAIN OR PROVIDE FOR PROOF OF RIGHT-OF-ENTRY OR EASEMENTS. SECTION 301.1.01, AND SHALL BE UNCLASSIFIED. THREAD) INLET, AND A 3/4" UNTHREADED HOSE NOZZLE. ALL SAMPLING STATIONS SHALL BE P m 3. PIPE BEDDING MATERIAL SHALL BE CLEAN CRUSHED ROCK ENCLOSED IN A LOCKABLE, NON-REMOVABLE, ALUMINUM-CAST HOUSING. WHEN OPENED, THE F,_a_„) 8 SAMPLING STATION SHALL REQUIRE NO KEY FOR OPERATION, AND THE WATER WILL FLOW IN AN 32 BEFORE PLACEMENT OF THE FINAL LIFT OF ASPHALT, THE PERMIT HOLDER SHALL CLEAN AND HAVE THE CITY COMPLETE A PRE-ACCEPTANCE WITH A MAXIMUM SIZE OF 3/4„-0 , UNIFORMLY GRADED FROM ALL-BRASS WATERWAY. ALL WORKING PARTS WILL BE OF BRASS AND BE REMOVABLE FROM ABOVE Oaaa VIDEO INSPECTION OF ALL NEW SEWER LINES. THE PERMIT HOLDER SHALL PROVIDE THE CITY WITH 30 DAYS NOTICE OF THE VIDEO INSPECTION. COARSE TO FINE OR AS APPROVED BY AGENCY OR CITY. ANY DEFICIENCIES SHALL BE REPAIRED BEFORE PLACEMENT OF FINAL LIFT. (CWS STANDARDS 5.02.2; SEE DETAIL SHEET 12) TO GROUND WITH NO DIGGING. A COPPER VENT TUBE BE PUMPED FREE OF STANDING WATER TO PRESENT FREEZIN G,L ABBACTERIA SAMPLING TATION ■ AND MINIMIZE IMlZE G NOTES 4. SERVICE LATERALS SHALL EXTEND A MINIMUM OF 10 FEET FROM THE GROWTH. THE EXTERIOR PIPING WILL BE BRASS, AND A r BALL VALVE SHALL BE PROVIDED IN PLACE MAIN AND 10 FEET INTO THE LOT. THE END OF EACH LATERAL SHALL BE OF THE 14" PET COCK ON THE VENT PIPE. 414 MARKED WITH A 2"x4" PAINTED WHITE, EXTENDING FROM THE I N VER T TO ilf-,,,,44, 1. ALL ROAD WORK TO COMPLY W/ CITY OF TIGARD DESIGN AND CONSTRUCTION STANDARDS. A MINIMUM OF TWO FEET ABOVE"THE GROUND SURFACE, WITH THE DEPTH FROM THE TOP OF THE 2x4 TO THE INVERT WRITTEN THEREON. 18. TPW WILL INSTALL ALL COPPER SERVICES AND SAMPLING STATIONS PRIOR TO SURFACING OF STREETS. 2. THE LOCATION OF EXISTING UTILITIES SHOWN ON THE PLANS IS APPROXIMATE AND SHOWN FOR INFORMATION PURPOSES ONLY. THE WATER METERS WILL BE INSTALLED BY TPW UPON INDIVIDUAL REQUEST AND PAYMENT BY OTHERS 0 CONTRACTOR SHALL HAVE ALL UTILITIES LOCATED PRIOR TO COMMENCING CONSTRUCTION AND SHALL COORDINATE WITH THE 5. COMPACTION SHALL BE PER APWA DIVISION Ill, SECTION 301.3.07. (OWNERS). ALL WATER METERS CONNECTED TO AN IRRIGATION SYSTEM MUST HAVE THE PROPER ) SURVEYOR THE LOCATION, ADJUSTMENT OR REPLACEMENT OF ANY UTILITY OR RELATED STRUCTURE AS MAY BE NECESSARY. ADDITIONAL CONTRACTOR TO DETERMINE TYPE OF EQUIPMENT AND METHOD USED OREGON STATE APPROVED BACKFLOW PREVENTION DEVICE, MINIMUM OF A DCVA (DOUBLE CHECK UNDERGROUND UTILITIES MAY EXIST. (CWS LINE LOC. 503-681-7044) TO ACHIEVE REQUIRED COMPACTION. VALVE ASSEMBLY) INSTALLED ON THE PROPERTY SIDE OF THE WATER METER. IN ADDITION, EVERY 3. CONTRACTOR MUST SUBMIT A TRAFFIC CONTROL PLAN TO THE CITY OF TIGARD FOR REVIEW AND APPROVAL BEFORE CONSTRUCTION CAN START. METER FOR COMMERCIAL, MULTI-FAMILY, INDUSTRIAL, AND INSTITUTIONAL SERVICE, REGARDLESS OF 6. TRENCH BACKFILL OUTSIDE OF PAVED AREAS MAY BE EXCAVATED SIZE, SHALL HAVE THE PROPER OREGON STATE APPROVED BACKFLOW PREVENTION DEVICE MINIMUM OF 4. THE CONTRACTOR AND/OR SUB-CONTRACTOR SHALL HAVE A MINIMUM OF ONE (1) SET OF APPROVED CONSTRUCTION PLANS TRENCH MATERIAL CONFORMING TO "CLASS A" PER CITY STANDARDS A DCVA INSTALLED ON THE PROPERTY SIDE OF THE METER. THE BACKFLOW PREVENTION DEVICE AND ALSO MAINTAIN AT LEAST ONE (1) SET FOR CONSTRUCTION AS-BUILTS ON THE JOB SITE AT ALL TIMES DURING THE & SPECIFICATIONS. COMPACT TO 95% AASHTO T99. SHALL BE INSTALLED AND TESTED BY THE OWNER, WITH THE RESULTS FORWARDED TO TPW WATER CONSTRUCTION PHASES. DIVISION, BEFORE WATER SERVICES CAN BEGIN. 7. MATERIAL IN SOFT SPOTS WITHIN THE ROADWAY SHALL BE REMOVED TO �® 5. ALL MATERIAL SUPPLIER(S) SHALL SUBMIT TO THE ENGINEER PROOF OF MATERIALS TESTED IN ACCORDANCE WITH THE SPECIFICATIONS THE DEPTH REQUIRED TO PROVIDE A FIRM FOUNDATION AND SHALL BE REPLACED WITH 1-1/2"-0" CRUSHED ROCK. THE ENTIRE SUBGRADE SHALL 19. UPON COMPLETION OF INSTALLATION OF THE WATER SYSTEM, THE CONTRACTOR OR OWNER SHALL AND SHALL CERTIFY THAT ALL MATERIAL DELIVERED TO THE JOB SITE MEET OR EXCEED CITY OF TIGARD SPECIFICATIONS PRIOR TO ADVISE TPW OF THE TOTAL CONSTRUCTION COSTS TO WHICH WILL BE ADDED 10% FOR TPW fi DELIVERY OF MATERIAL TO THE SITE. ANY MATERIAL NOT CERTIFIED BY THE SUPPLIER SHALL BE REMOVED FROM THE JOB SITE AT NO ADDITIONAL BE THOROUGHLY COMPACTED TO 95% AASHTO T99. INSPECTIONS, WATER LOSS, OVERHEAD, ADMINISTRATION, SAMPLING, ETC. AND 2% FOR ENGINEERING cis, ,- COST TO THE OWNER. REVIEW, INCLUDING "AS-BUILTS" DRAWINGS, UPDATING MASTER MAP, INTERSECTION MAPS, ETC. 8. CONTRACTOR SHALL NOTIFY THE ENGINEER WHEN SUBGRADE IS 6. THE ENGINEER HAS NOT BEEN RETAINED OR COMPENSATED TO PROVIDE DESIGN AND CONSTRUCTION REVIEW SERVICES RELATING TO THE COMPLETE AND 24 HOURS PRIOR TO PLACEMENT OF ROCK BASE CONTRACTORS SAFETY PRECAUTIONS OR TO MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES REQUIRED FOR THE MATERIAL AND 24 HOURS PRIOR TO FINAL PAVING FOR AN INSPECTION OPERATION OF VALVES IN THE TIGARD WATER SERVICE AREA IS PROHIBITED HIS/HER WORK. OF THE WORK. FAILURE TO DO SO WILL MAKE ANY SUBGRADE FAILURE PROJECT MOORE SLED. CONTRACTOR TO PERFORM HIS/ OR DRAINAGE PROBLEMS THE RESPONSIBILITY OF THE CONTRACTOR. NO 328-009 � N:\prof\328-009\dwg\3289NOTE.dwg - SHEET: CONSTRUCTION NOTES Sep 30, 2002 - 12:21pm djm TYPE CONSTRUCTION M QTES: FILTER N u,,, ()TES. fAPPle u 0 . "°.. FILTER FABRIC MATERIAL • M 0 ATERIAL USE STITCHED LOOPS M A 36" WIDE ROLLS OVER 2'x 2" POSTS W a 3' MIN. FROM OPn �o EROSION CO OL N PLAN IMPL ATION TOE OF SLOPE _ , a im A SCHEDULE OF PLANNED EROSION CONTROL AND RE-VEGETATION MEASURES SHALL BE PROVIDED, WHICH SETS FORTH THE '�---= -rY w Lti'4 . 1. CONTRACTOR SHALL INSTALL AND MAINTAIN EROSION SEDIMENTATION rn 7-R ` �} R {; U � XXN II1�M� Ir�l l��r pROGR�SS Of C01UETRULTIOJU ALTJU�T1��, AO 1�1"1dI"11V ?AM/6k 6d1JdL 1� ',�sUks AN APPROVED EROSION CONTROL OF :.'wr, �:, 1 5 O CONSTRUCTION (ANY TIME OF THE YEAR) PER THE EROSION CONTROL MANUAL RE-VEGETATION PLAN SHALL BE IMPLEMENTED AND MAINTAINED AS FOLLOWS: o �, r � { N ° vW, w ADOPTED DATED: DECEMBER, 2000, AND CLEAN WATER SERVICES DESIGN E , -,= w:'. r - 1. EROSION CONTROL MEASURES SHALL BE INSTALLED PRIOR TO ANY STRIPPING OR EXCAVATION WORK. °; 3 `� �4,■, �; z ° AND CONSTRUCTION STANDARDS, R8c0 00-07 CHAPTER 8. f; •■��Ffi �� `�{� , ,, w °°co co 03 2. APPROVAL OF THIS EROSION/SEDIMENTATION CONTROL (ESC) PLAN DOES NOT CONSTITUTE AN 2. THE APPLICANT SHALL IMPLEMENT THE MEASURES AND CONSTRUCT FACILITIES CONTAINED IN THE APPROVED EROSION ,{ �T ' mil^ ( a i .,f CONTROL ' 3 oa LO° APPROVAL OF PERMANENT ROAD OR DRAINAGE DESIGN (E.G. SIZE AND LOCATION OF ROADS, CONTROL PLAN IN A TIMELY MANNER. DURING ACTIVE CONSTRUCTION, THE APPLICANT SHALL INSPECT EROSION CO �,�, PIPES, RESTRICTORS, CHANNELS, RETENTION FACILITIES, UTILITIES, ETC.). MEASURES DAILY, AND MAINTAIN, ADJUST, REPAIR OR REPLACE EROSION CONTROL MEASURES TO ENSURE THAT THEY ARE , w c" 3. THE IMPLEMENTATION OF THESE ESC PLANS AND THE CONSTRUCTION, MAINTENANCE, FUNCTIONING PROPERLY. / 6 MAX. SPACING / a sE REPLACEMENT, AND UPGRADING OF THESE ESC FACILITIES IS THE RESPONSIBILITY OF THE 3. ERODED SEDIMENT SHALL BE REMOVED IMMEDIATELY FROM PAVEMENT SURFACES, OFF-SITE AREAS, AND FROM THE _z wc) CONTRACTOR UNTIL ALL CONSTRUCTION IS COMPLETED AND APPROVED BY THE CITY OF SURFACE WATER MANAGEMENT SYSTEM, INCLUDING STORM DRAIN INLETS, DITCHES AND CULVERTS. FRONT VIEW SIDE VIEW a w H TICARD•AND VEGETATION/LANDSCAPING IS ESTABLISHED. THE DEVELOPER SHALL BE RESPONSIBLE 4. WATER CONTAINING SEDIMENT SHALL NOT BE FLUSHED INTO THE SURFACE WATER MANAGEMENT SYSTEM, WETLANDS 2 ° FOR MAINTENANCE AFTER THE PROJECT IS APPROVED UNTIL THE LOTS ARE SOLD. OR STREAMS WITHOUT FIRST PASSING TROUGH AN APPROVED SEDIMENT FILTERING FACILITY OR DEVICE. a 4. THE BOUNDARIES OF THE CLEARING LIMITS SHOWN ON THIS PLAN SHALL BE CLEARLY FLAGGED 5. IN ADDITION THE APPLICANT SHALL CALL FOR CITY INSPECTION, PRIOR TO THE FOUNDATION INSPECTION FOR ANY ANGLE ASSURE SOIL IS OF FILTER FABRIC IN THE FIELD PRIOR TO CONSTRUCTION. DURING THE CONSTRUCTION PERIOD, NO DISTURBANCE BUILDING, TO CERTIFY THE EROSION CONTROL MEASURES ARE INSTALLED IN ACCORDANCE WITH THE EROSION CONTROL PLAN. • TO ASSURE SOIL IS TRAPPED • NOTES: a BEYOND THE FLAGGED CLEARING SHALL BE PERMITTED. THE FLAGGING SHALL BE MAINTAINED 1. BURY BOTTOM OF FILTER FABRIC 6" BY THE APPLICANT/CONTRACTOR FOR THE DURATION OF CONSTRUCTION. II al ■ In II VERTICALLY BELOW FINISHED GRADE. ` 1 5. THE ESC FACILITIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED IN CONJUNCTION WITH ALL SEDIMENT FEN NOTES 2. 2"x 2" FIR, PINE OR STEEL CLEARING AND GRADING ACTIVITIES, AND IN SUCH A MANNER AS TO INSURE THAT SEDIMENT FENCE POSTS. 1 AND SEDIMENT-LADEN WATER DO NOT LEAVE THE SITE. THIS INCLUDES, BUT IS NOT LIMITED TO WATER 1. THE FILTER FABRIC SHALL BE PURCHASED IN A CONTINUOUS ROLL CUT TO THE LENGTH OF THE BARRIER TO AVOID THE USE OF JOINTS. WHEN JOINTS ARE NECESSARY, FILTER CLOTH SHALL INTERLOCKED 3. POSTS TO BE INSTALLED ON ENTERING THE DRAINAGE SYSTEM, ROADWAY, OR ANY VIOLATION OF APPLICABLE WATER STANDARDS. BE SPLICED TOGETHER ONLY AT A SUPPORT POST, WITH A MINIMUM 6-INCH OVERLAP, AND 2"x 2" POSTS UPHILL SIDE OF SLOPE. m 6. THE ESC FACILITIES SHOWN ON THIS PLAN ARE THE MINIMUM REQUIREMENTS FOR ANTICIPATED BOTH ENDS SECURELY FASTENED TO THE POST, OR OVERLAP 2"X2" POSTS AND ATTACH AS AND ATTACH 4. COMPACT BOTH SIDES OF FILTER FABRIC SITE CONDITIONS. DURING THE CONSTRUCTION PERIOD, THESE ESC FACILITIES SHALL BE SHOWN ON SEDIMENT FENCE DETAIL. TOP VIEW TRENCH. UPGRADED AS NEEDED FOR UNEXPECTED STORM EVENTS AND TO ENSURE THAT SEDIMENT AND 5. PANELS MUST BE PLACED ACCORDING SEDIMENT-LADEN WATER DO NOT LEAVE THE SITE. 2. THE FILTER FABRIC FENCE SHALL BE INSTALLED TO FOLLOW THE CONTOURS WHERE FEASIBLE. TO SPACING TABLE 4-7. 7. THE ESC FACILITIES SHALL BE INSPECTED DAILY BY THE APPLICANT/CONTRACTOR AND THE FENCE POSTS SHALL BE SPACED A MAXIMUM OF 6 FEET APART AND DRIVEN SECURELY z MAINTAINED AS NECESSARY TO ENSURE THEIR CONTINUED FUNCTIONING. INTO THE GROUND A MINIMUM OF 24 INCHES. SEDIMENT FENCE o 8. THE ESC FACILITIES ON INACTIVE SITES SHALL BE INSPECTED AND MAINTAINED A MINIMUM OF 3. THE FILTER FABRIC FENCE SHALL HAVE A MINIMUM VERTICAL BURIAL OF 6 INCHES. ALL U' ONCE A MONTH OR WITHIN 24 HOURS FOLLOWING A STORM EVENT. EXCAVATED MATERIAL FROM FILTER FABRIC FENCE INSTALLATION SHALL BE BACKFILLED AND NOT TO SCALE cr 9. ALL EXPOSED SOILS SHALL BE PROTECTED FROM EROSION. COMPACTED ALONG THE ENTIRE DISTURBED AREA. REF: EROSION PREVENTION & SEDIMENT CONTROL PLANNING & DESIGN MANUAL, DETAIL 4-16 10. AT NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOWED TO ACCUMULATE WITHIN A 4. STANDARD OR HEAVY DUTY FILTER FABRIC FENCE SHALL HAVE MANUFACTURED STITCHED LOOPS DECEMBER 2000 TRAPPED CATCH BASIN. ALL CATCH BASINS AND CONVEYANCE LINES SHALL BE CLEANED PRIOR FOR 2"X2" POST INSTALLATION. STITCHED LOOPS SHALL BE INSTALLED ON THE UP HILL SIDE e TO PAVING . THE CLEANING OPERATION SHALL NOT FLUSH SEDIMENT-LADEN WATER INTO THE OF THE SLOPED AREA. DOWNSTREAM SYSTEM. 5. FILTER FABRIC FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE. 11. STABILIZED GRAVEL CONSTRUCTION ENTRANCES SHALL BE INSTALLED AT THE BEGINNING OF BUT NOT BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY PROTECTED AND STABILIZED. w CONSTRUCTION AND MAINTAINED FOR THE DURATION OF THE PROJECT. ADDITIONAL MEASURES 6. FILTER FABRIC FENCES SHALL BE INSPECTED BY APPLICANT/CONTRACTOR IMMEDIATELY AFTER o MAY BE REQUIRED TO INSURE THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF THE PROJECT. EACH RAINFALL AND AT LEAST DAILY DURING PROLONGED RAINFALL. ANY REQUIRED REPAIRS SHALL BE MADE IMMEDIATELY. o 12. ALL WATER QUALITY/QUANTITY FACILI TIES SHALL BE PROTECTED FROM EROSION, AND \ J MAINTAINED IN THEIR ENTIRETY, IF ANY SEDIMENT BUILD UP OCCURS. THIS INCLUDES, BUT IS NOT LIMITED TO THE MATTING OF ALL EXPOSED SOILS, PROTECTION OF ALL SLOPES, AND ]END MAINTENANCE NOTES ESTABLISHMENT OF VEGETATION PER THE DESIGN AND CONSTRUCTION STANDARDS, ETC. 13. STORM DRAIN INLETS, BASINS AND AREA DRAINS SHALL BE PROTECTED UNTIL PAVEMENT SEE LANDSCAPE PLAN, L1. ���� e�\�� i// w SURFACES ARE COMPLETED AND/OR VEGETATION IS RE-ESTABLISHED. ve''.\ /// so, tx 14. AT NO TIME SHALL MEASURABLE SEDIMENT ACCUMULATE UPSTREAM OF THE EROSION MEASURES «� �� ;. M ,- r- E- AT A CATCH BASIN OR INLET STRUCTURE. 15. PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY AS POSSIBLE. . �: v=w;' , fir;A.v'8.'.-. , ;.; z, •, WW / �sv: `. ..1 16. SEEDING, MULCHING AND REVEGETA TION SHALL BE PERFORMED NO LA TER THAN SEPTEMBER 1 FOR // : :, y i2-::r.,4.°`y f°.�: :• .- i EACH PHASE OF CONSTRUCTION. / -' >- cq a a 17. WHEN SEED/PLANTINGS ARE PLACED, THE OWNER/CONTRACTOR WILL MAINTAIN THEM UNTIL THE ,,} e� CO m z VEGETATION/PLANTINGS ARE WELL ESTABLISHED. -I�` e°-�o�,`5,-, D z w ' w RADIUS = 25 MIN. �.1 e <�5�4 Z w c) w 18. IF THERE IS EXPOSED SOIL OR SOILS NOT FULLY STABILIZED FROM NOVEMBER 1 THROUGH APRIL 30, 8 0TH �� z < > o Q THE WET WEATHER EROSION CONTROL MEASURES WILL BE IN EFFECT. SEE SECTIONS 3.3.7 AND 3.3.8, 8EP o o 5 0 < EROSION CONTROL MANUAL, FOR REQUIREMENTS. 19. THE DEVELOPER SHALL REMOVE ALL ESC MEASURES WHEN THE VEGETATION IS FULLY ESTABLISHED, OR SUBGRADE REINFORCEMENT THE SOILS ARE COVERED AND PROTECTED FROM EROSION BY PERMANENT SURFACES. GEOTEXTILE, AS REQUIRED .. o'N 20. ALL ESC MEASURES TO BE IN PLACE AS SHOWN ON THE PLANS OR AS DIRECTED BY THE CWS '� i INSPECTOR, PRIOR TO ANY CONSTRUCTION. *20' MIN. FOR SINGLE FAMILY AND DUPLEX RESIDENTIAL Q 21. CWS ESC HOTLINE 503-844-8444, CALL BEFORE STARTING ANY WORK. LEAVE YOUR PROJECT NAME, NOTES: 6 > ci LOCATION, CONTACT TELEPHONE NUMBER, AND THE INTENDED TIME OF POSSIBLE PRE-CONSTRUCTION DIMENSIONS: o L y t o 6, "� _ MEETINGS, AND DATE ANTICIPATED FOR START OF WORK. SINGLE FAMILY.• ( f(Z 1 W ? m 0 22.IT IS STRONGLY SUGGESTED THAT A PRE-CONSTRUCTION MEETING BE HELD PRIOR TO ANY SITE WORK. 20' LONG BY 20' WIDE 2 o � Q o 23.RECOMMENDED EROSION CONTROL GRASS SEED MIXES ARE AS FOLLOWS: 8" DEEP OF 3/4" MINUS CLEAN ROCK. ��,`'� 3 �"(N IT_ I OTHER DEVELOPMENT SITES: � � \' SIMILAR MIXES DESIGNED TO ACHIEVE EROSION CONTROL MAY BE 50' LONG BY 20' WIDE �� °- SUBSTITUTED IF APPROVED BY WASHINGTON COUNTY. MAY BE USED SHORT TERM Q A. DWARF GRASS MIX (LOW HEIGHT, LOW MAINTENANCE): W/ UTILITY WORK AND W/ 3-6" CLEAN ROCK. > ELKA DWARF PERENNIAL RYEGRASS, 80% BY WEIGHT; PHASING OF DEVELOPMENT GOVERNING AUTHORITY MAY REQUIRE GEOTEXTILE J CREEPING RED FESCUE, 20% BY WEIGHT. FABRIC TO PREVENT SUB-SOIL PUMPING. APPLICATION RATE: 100 POUNDS MINIMUM PER ACRE. Y ..K. _ l 'N B. STANDARD HEIGHT GRASS MIX GRAVEL CONSTRUCTION ENTRANCE ANNUAL RYEGRASS, 40% BY WEIGHT;. 'i�1 TURF-TYPE FESCUE, 60% BY WEIGHT, ,�t j, , �; , {_ _ fill NOT TO SCALE �t; f ! g f;. ,, - 1!I I I:1 1 REF.• EROSION PREVENTION AND SEDIMENT CONTROL PLANNING AND DESIGN MANUAL DETAIL 4-5 APPLICATION RATE: 100 POUNDS MINIMUM PER ACRE. ,,.,,k +; >�2I _ s'a-iT-a-.I 1 i'!; _}� , ;,fit : f_; 441141 f 4 I DECEMBER 2000 24. WOOD CELLULOSE FIBER SHALL BE APPLIED AT THE RATE OF ONE AND 141-1,=._. 7°{f_y : .4-.4 4.. 3,.- 't--.-'1 ki, ==3r.,._ 1 ONE HALF (1-1/2) TONS PER ACRE. u- _ ' 25. SPECIFIC METHODS OF SOIL EROSION AND SEDIMENT CONTROL SHALL BE USED DURING CONSTRUCTION TO 1 MINIMIZE VISIBLE AND MEASURABLE EROSION. 26. THE LAND AREA TO BE GRUBBED, STRIPPED, USED FOR TEMPORARY PLACEMENT OF SOIL, OR TO OTHERWISE CATCH BASIN AREA DRAIN EXPOSE SOIL SHALL BE CONFINED TO THE IMMEDIATE CONSTRUCTION SITE ONLY. 27. CONSTRUCTION ACTIVITY WILL TAKE PLACE DURING THE DRY SEASON JUNE-OCTOBER) WHENEVER FEASIBLE, 6-74-1-~,7,,�. AND THE DURATION OF EXPOSURE OF SOILS SHALL BE KEPT TO A MINIMUM DURING CONSTRUCTION. �. "r=I } 1,..21.j ` Ir °r %i 28. EXPOSED SOILS SHALL BE COVERED BY MULCH, SHEETING, TEMPORARY SEEDING OR OTHER SUI TABLE MATERIAL i. 4'i4 t FOLLOWING GRADING OR CONSTRUCTION, UNTIL SOILS ARE STABILIZED. DURING THE RAINY SEASON (NOVEMBER A a THROUGH MAY) SOILS SHALL NOT BE EXPOSED FOR MORE THAN 7 CALENDER DAYS ALL DISTURBED LAND AREAS' um IJ FLOW 1 WHICH WILL REMAIN UNWORKED FOR 21 DAYS OR MORE DURING CONSTRUCTION SHALL BE MULCHED AND SEEDED. ► 29.DURING CONSTRUCTION, RUNOFF FROM THE SITE SHALL BE CONTROLLED, AND INCREASED RUNOFF AND SEDIMENT �G RESULTING FROM SOIL DISTURBANCE SHALL BE RETAINED ON-SITE. TEMPORARY DIVERSIONS SEDIMENT BASINS CHECK DAMS, OR OTHER METHODS SHALL BE PROVIDED AS NECESSARY TO HOLD SEDIMENT AND RUNOFF (41) W 30.A STABILIZED PAD OF GRAVEL SHALL BE CONSTRUCTED AT ALL ENTRANCES AND EXITS TO THE CONSTRUCTION SITE PLAN -,, T Z, HE STABILIZED GRAVEL PAD SHALL BE THE ONLY ALLOWABLE ENTRANCE OR EXIT TO THE SITE. W x:" 31. TOPSOIL REMOVAL FOR DEVELOPMENT SHALL BE STOCKPILED AND REUSED ON-SITE TO THE DEGREE NECESSARY TO RESTORE DISTURBED AREAS TO THEIR ORIGINAL OR ENHANCED CONDITION, OR TO ASSURE SUFFICIENT STABLE �_�� �FLOW TOPSOIL FOR RE--VEGETATION. ADDITIONAL SOIL SHALL BE PROVIDED IF NECESSARY TO SUPPORT RE-VEGETATION. 32. THE REMOVAL OF ALL SEDIMENTS WHICH ARE CARRIED INTO THE STREETS, WATER RESOURCES OR ON TO ADJACENT 1111 0 PROPERTY ARE THE RESPONSIBILITY OF THE APPLICANT. THE APPLICANT SHALL BE RESPONSIBLE FOR CLEANING UP g' CA AND REPAIRING STREETS, CATCH BASINS, WATER RESOURCE AREAS AND ADJACENT PROPERTIES, WHERE SUCH PROPERTIES w . . Z . . DITCH BOTTOM ARE AFFECTED BY SEDIMENTS, OR MUD. IN NO CASE SHALL SEDIMENTS BE WASHED INTO STORM DRAINS, DITCHES OR NOTES: DRAINAGE WAYS. SECTION A-A 33.ANY OTHER RELEVANT PROVISIONS OF THE "EROSION PREVENTION AND SEDIMENT CONTROL PLANS TECHNICAL GUIDANCE 1. ADDITIONAL MEASURES MUST BE CONSIDERED HANDBOOK"(CITY OF PORTLAND BUREAU OF ENVIRONMENTAL SERVICES AND CLEAN WATER SERVICES OF WASHINGTON DEPENDING ON SOIL TYPES. COUNTY, REVISED FEBRUARY 2000), REQUIRED BY THE PLANNING DIRECTOR. DITCH INLET 2. BIOFILTER BAGS SHOULD BE STAKED WHERE APPLICABLE USING (2) 1'x2" WOODEN STAKES OR APPROVED EQUAL PER BAG. `- TEMPORARY BIOFILTER BAGS 1- Ld co 16_ civ NOT TO SCALE _ tram REF: EROSION PREVENTION & SEDIMENT CONTROL PLANNING & DESIGN MANUAL, DETAIL 4-24. C DECEMBER 2000 PROJECT MOOF E 6USD NO. 328-009 N:\proj\328-009\dwg\3289NOTE.dwg - SHEET: EROSION CNTL NOTES AND DETAILS Sep 30, 2002 - 11:36am dim TYPE CONSTRUCTION c C __._, -- • : _, _ 07 f 1 \ 11 •1 1 ! ! . I t\22 ‘ \ 'A 1 `11 ' , I,- \ 1 ‘ it\ I I\ _, 1 I t 1 , CO TI t ; ° o LEGEND: CONSTRUCTION NOTES: U o 14 1 11 \, k, / \ , 1 i I ; ' It ‘\ k 1- f \ '1 ÷ -7 Z co q , 1 1 \ I N 151.4 ..:14 ci \ -1 1 1 1 TAX LOT i I a . . 0 WATER QUALITY FENCE SI , ® WATER QUALITY FENCE TO BE 4-FOOT HIGH \ I A\ I tki `1 , % 1 i; A i 1 300 ' ' TAX LOT , o o ORANGE CONSTRUCTION FENCE CHAIN LINK FENCE WITH GREEN VINYL DIPPED rillo NM 1, \ /--,-----7-tia \ it, 1 i I TAX LOT , , TAX LOT i / No rn to FENCE AND POSTS. i ,.. IR , , 1 - , , 1 . , 1 ,y 1 1,1, , 1 400 1 500 1 600 I / I ciooceocxxDoc) SEDIMENT FENCE op,, \ tili \ il, u.,,q, 1 k 0 INSTALL 8-FOOT WIDE CHAIN LINK LOCKABLE ‘ 1 I I 5 >4 0 \ TAX LOT ' I , i • GATE FOR MAINTENANCE ACCESS Ralr4 [A 16 1 1 i ' [ 0 BIONG BANNIER 1201 , It 1 ,,, itl i , ii: / 0. TEMPORARY CONSTRUCTION FENCING SHALL BE PLACED AROUND ALL rn OP t o \ ' C , : . ■ 4 i Z 8 . 1 i 1 V ti 1 , e 1 .‘ -e-,, •" ,,i'l ,-, TREES TO BE SAVED AND SAID FENCING LOCATIONS TO BE APPROVED OD a) 1 ' \ \ _; lo _., - ---------- 1 ! , , _,,, -._...,, , ..,.., " X ' -X,k' -X--,-,--,--' - 0 ' Pg- TREES TO BE REMOVED - N - „---, - , „ , , - •,•,• .I k .7r ,--tt, BY CITY FORESTER PRIOR TO ANY ON-SITE CONSTRUCI1ON. CONTACT ' Ora. 1 1_0 ,\ A L__-------- A . 6 9 .NO2 o ' 1 i t MATT STINE. FENCING TO REMAIN IN PLACE UNTIL FINAL OCCUPANCY . 1 , . . ,,,. - 4 \ 7 1, 1 1 6-1n \ ‘ -..,-.--- - s - __ , . ,, , , -4 1-', \ =2;:::_l; ..:::\ -1;i‘ g,03',--:,E:-.: TREES TO REMAIN -- --1 wo 1: ..--/--" . f , PERMITS ARE ISSUED FOR THE PROPOSED HOUSES. FENCING TO BE c=4 co r4 it u- i, 0 1 1, 7 1 . o A c,E. V ; ORANGE PLASTIC CONSTRUCTION FENCING OR APPROVED EQUAL. IF 1 8 1 1, 1 i 3 3 ° , . : * TREES TO BE REMOVED NOT SHOWN ON TREE CONSTRUCTION OCCURS WITHIN CRITICAL ROOT ZONE FENCING MAY BE 0 pi En z 0 , 0 t ' I kit\\ ki 7 ' . -, i PRESERVATION PLAN ARE < 12". MOVED, BUT MUST BE SET BACK IN PLACE AT END OF EACH DAY. 44 E H \ \ 7 TAX LOT -co , 1 1 k ,, __________ ,, , ‘I 1 /: / 1 301 d ® STRUCTURAL FILL TO START 2' FROM PROPERTY LINE I-- , Is \,, \\I\t11\-\11-11\)\\Otketi,'•-',. I \ v ---__ ii , ! I 1 ' 1 I A-1 TAX LOT I • 1 1 ‘k_s# 1700 700 , 1 ' % 1 , Sk / ' 't TAX LOT i 4 ,f-Al V IV- i I 1 r- 1 200 t 1 I Is IN I I( \ \ \ \ i . , \ --il- ------ J-------- -,, „Ao.),, , ------- . - - ------ i co „ , --- --- ---/------ __ .1 ._ / i /I / , ------------_ _ 0, , k, \ 1 r / / 0, , , ‘ • , / , ,, / +1 ,__,---„,-„i„.--0 I 1 I I / / 1, \ 1 1 i i / - - ---- (-------- - -_7 ,//' ' - -----] / in I 0 10'-0" O.C. MAX kl 1 1 1 i / / -,-/ / / -... 3.- LOOP CAP ‘t\ \ + ) TAX LOT 1 i i I 1 1/// I 1 / / ,- 1 i,- END, CORNER POST \\\I { GRATE=162.37 TAX LOT i ; i ? 1. ---- I ,--. 1' fl Af 1 TOP RAIL / 1 ,•,\-‘ I 1 5 • TAX LOT \\, 1 1/ ' FG=162.12 1 801 7i v i / 'RLMOVE / „ , / I =I ' TIZ " X' ' ',4 ' XI (1 5/8" D.D.___,, i .................'....4.,..........41. 'Li t: ct 1 202 t .A,(1 ii TAX L9T / ,i pISTING 7 X LOT _., '----------, "'-''' 1 PI i I A 1, ,,, ... ,,, , --ir.,.. A , ,.../4. - ct isu ' 0 1 1 O34c° 4)4' i /-7.\z &TALL ORANGE CONSTRUCTION \ f-7`,,,- N, 0.).qy 3,.,,qy I INSTALL SEDIMENT z,r--- 1 1 802 7 /BUILDING' 1 800 -is \------ t ' j T -,x - A *- • Y X K\A' A* >(\- ,' \' :. ' /,X XX\/./.2% •,/,'Al ci_ 4_ \-:---1/ FENCING TO PROTECT TREES ;\64 14--''''' eo,,IN- -,,,,co,,(,e' ,■-',:' I "V ,.. I EXIS ING WEL l; / - 4'II ' 7,\1\c'''''..` ;-- '`,,x,x2' ' , .' .Ac, \<<,:'-',/ oc x x- ) , '-- ,e ‘.('•• > LINE POST LLJ LI (f) 0 0 I 1 (rjr'.... 4 4 I -- FENCE, TYP. - i i TO BE /1 a IBANDO,Eb , ! / ,z-- b , LOTS SLOPES: _1 • , L.... LL.I- , ' >' 1.1'',)e` (2 3/8" 0.D.) ____, --EXIS-Tilia-F-'0WER - .N. _ 5t-i,1,.-',:-:. Y. Al _____------ 0 .Cevx;(?-;:. \, -...! --- 1------ 817: ..k-,* I - C') , I ------ i ' - -1 li 4 iu N N POLE TO BE REMAIN L LOTS SLOPE '''' '''' 2" CHAIN LINK FABRIC ff•-"' ,,---------in.--1:.: -- ----•i;.-- ---. ..*7 - - •-.17 .1 ----- 74.7---- --- - ------- 4-------------------4.---- = I i i / W/ 9 GA. CORE WIRE BRACE RAIL I'm In; ins 4-,,,, ,, _,/ / / tf-1110 ,:.. "-AlIttlit i ,."-- ,/ ___5--- / wilk, 1 , • 0 le 1-6 0-10% i tt I 11111111h. .4116111.11.111m ill 163 TRACT "B" 7--- / / 4-- Ili P 0 I b . 810 S •LE "Th . e N 0) 1 iv- . 0 168 1 3/8" TRUSS ROD 0 ,- c\I 16_9_,/ +1 .6' b -,._ Gu ,\b'''Y 1 ! \ Miln• " = ;.50 0 , V,,,--. , / ,,,k- le fl ''''`,.<:'>;',>„ :„.\-';-, AND TIGHTENER ■.....z I N- silleu aliMplik - Aildire'r-=1•:.0 0_11=. .- ,to , •zt <\XX,,,,VX x.,,,Y,Y)cif x> TENSION WIRE 2" -'-' V.i? '', zr -1' 0 eNt 1 ----- --------- 11 br t _ _____0 4. k . ,0 , , , .,.... 4, ,4. TpAer ., - 00 '4° ‘.- 0 I / / coc' .--- 34: 4',:-,-; 6,,,$. 0 .-- - -9 \ ..... --- --- ' , F- • H - --r a ---------- - ,......,-- -7-7--- / Alq.Q( .,%.,,,,,.,_-<,,,(11. \. - - , ..). 0,00.. - '',><X)?_Y•,. ..:. .,,Z, ,)&6&;: r-- FINISH GRADE _J ...0 (f) D IG. IA/13.I kj .3 / \ 'V .19#. ' 1°' 'JP / OBTAIN PERMIT BEFORE ANY ----- - --- , °v.- !,..- \o ■igg rpwararsimuma ---. . i , SEPTIC, WELLS OR HOMES ARE I I r 1 1 CNNICNC\I \ - ff i W LU LL.1 Cs() V) 1'0 1'0 - ---\ , 1 , - let ._16-9------------ _Me_ • A -- iiin a 0 .1 ).___A-,1 ic ABANDONED. 1-- 1-- 1--- _____ 1 \ LOT 8 ,,,,- 1 1 Ir-e ..,-- 1/4). o. -E fiblv / ..:0' t « < Lti - '°,) 1 , 1 / tfi-02: 170 A / \ '\ ''s N-' , q 411 IV CONCRETE a o 0 - t .,--- 1, '0 I I I I * cc I 1 I $ _ - \ /-HOUSc/ I I • ,Z1 _Ai #) '. - 1 >- FOOTINGS -- -- i I 1 1 I l/ I I"- I , I . °'- ,----- itt \s„..."'''''''TC=1 71.461 ' \ i I 7:. 7 J //, / • ? . . , , 0 1 I .. :. INSTALL SEDIMENT I 171 •\ \) ' At / 0 I o 3 o ) 0 'fr") n 1 i 1 1 I 1 I I g -1 V FENCE, A _ f....,(11 GUT=170.9. 1 - : oil IS \63 NOTE I - " LOT 6 " i- 5 • t s I 4 E T AIWA/ mo, , 2/ 0 ' 1 +I I t i NOTE: Fence framing and hardware shall be M --) >-- co. •:-.` ,,--- ..--,..„ 1 1 • 7 ' l WI-IED /7-- -1 t.,,,,\,\ ..-, ,> • 1 I 1_u I galvanized to match existing I 11 1 co co co 0 z R r CONSTRUCRON PARKIN'G IMTHIN TAX OT 4 4 . i._ , i.,,,,.:e.,-,,,8-,,J pi 17 7 1../1 INSTALL 50' GRAVEL ,//) s' r: ...4_12" DIA. , , 806 I: ii LOT 7 z' 4-',...„S k I .....---' cP ii" 4 / :‘7'-•),C1-C,Ii MI, CONSTRUCTION PUBLIC RIGHT-OF-WAY IS NOT e) [....cil-1 On DIA. z iri Li- ifi-I cD I __ __ "I , 4 CARA Gp 1 , , ALLOWED. 05 < IL NC3' ,.../ 1 I. ,-- IL„) 1 _ Al /7" / tuut,,,, , . : :::4::: Iiii '''. ‘f I ENTRANCE, TYP. 1 .1 NI ti_l LJ CC 0 CD 0 CC CL. (/) 1 N, 1 -,// ''' ' I --/-''' --,4WVANANIN4wvi \..,-----------.1 .---"N------1 1 / i'- FENCE SECTION ELEVATION i t .------ % ---N-_- e 4 i Z.7."...- f--- ......"-----C 1 ''''t jg 1, t:111 I i I •"-.;,P °\ . 6-*4Mirte,igle 1 I I-, /. e, NTS oro■ ;`±'S,-,'"•:••••,-.7: - / / . 0 '> \° illii C - Qr „zz,.___„it „ F 1 - /1 \I\ __REMOVE / REMOVE 1174\ c\4- V -4*.". - ' - 1"------j ----'-'----- ''''' - ''. m REMOVE..--._ / . ,,, -----. --,,, 7' ..,-----7 EXISTING ,-- /7 EXISTING / EXISING , , fl i \ \ :-;------` 7 I , TEMP. CONSTRUCTION --,„, BUILDING ,, "/ / BUILDING / CURB iv , i , _ . (., 4„ / / 1 / VEHICLE PARKING. ■.. 7' //7 / EXISTING POWER /11--f ,/ 2---L--f o ; ----' c3- ci__ ___ 0) ,. . TAX (.0T I / TO BE RELOCATED -,. ---„,-, z /TAX LOT TO BE RELOCATED i I + ' 63 (- :(C-, cO -, ,z- e) 7 1 7700 \ 1 TO LOTS 3 & 4 .1 AFTER DEMOLITION. TAX LOT / / 400 / N LIti 17:13 at' 14 .( ) `' 0 P/ / i \ \ \ ‘ , , , 6800 ? / 7 / / / / 1 , i , I 1 I I '''''''''' I' i_ _\_ :. GATE PLAN GATE PLAN ON J-- 4 k) D 0 1 \ \ -. `-, .1 / , \ OPENING > \ (4) Nb) / ,:,, .„ ,i. I I ' I s 4-_-_-_OPENING------ SINGLE OR DOUBLE LEAF GATES - I 1 / I 7' ---.-- -..---2 1/2" ---.- -3" [76MM] [64 MM] NOM HEIGHT (H) UPRIGHT HT (U) FRAME HT (F) -1--"---S \ 1 s-1- t ; \ .t\OV 0'N‘ / ! / / 'I I/ - WITHOUT ACTUAL DIM ACTUAL DI tvf u.,,......,,........... c 0\ ',I/ ' ' T..-i---.---i=7:-N,--1.--1 1 LATCH BARBED WIRE 1 1 111 i:Itg iigt;' -I I m I I I Ill.min I I I I lw mil 1 a 1 1 ec 4I(\ f [914MM] 2.-10" [864MM] 2'-8 1/2" [826MM] V ‘‘ 0 i! / I ----,-------_____,, 13I:IIKV 1.1 P. SEE_ '**'1**•'4 I ii NOTE 3'-6" [1067MM] 3.-4" [1016MM] 3'-2 1/2" [978MM] ;I i I ,__m i_ 1 ..-,.. #1 * 41-0" (1219MM] 3.-10" [1168MM] 3'-8 1/2 (1130MM] it H t c" H z 5.-0" [1524MM] 4.-10" [1473MM] 4'-8 1/2" [1435MM] If..., 111 rillki 1 11 1 .OC40:•:il 6.-0" (1829MM] 5.-10" [1778MM] 5'-8 1/2" [1740MM] , I I I .\1 C)8 -i •:C40:44. I iN,:4444 m I l V•:•:t_t:*:1 7.-0- [2134MM] 6.-10" [2083MM] 6.-8 1/2" [2045MM] CO ! 1 I W•t•t•tot4!.' ! I + _ L.7......,...:.__________ _ _ 8.-0" [2438MM] 7'-10" [2388MM] 7'-8 1/2" [2350MM] v-- 9.-0" (2743MM] 8.-10" [2692MM] 8.-8 1/2" [2654MM] 1_,,,f L,1 1 i M 1 o'-o- [3048MM] .9'-1 o- [2997MM] 9'-8 1/2" [2959MM] 11.-0" [3353MM] 10.-10" [3302MM] 10.-8 1/2" [3264MM] SEE NOTE #1 -tr QSINGLE GATE ELEVATION 12.-0" [3658MM] 11.-10" [3607MM] 11'-8 1/2" [3569MM] DOUBLE GATE ELEVATION c) 1...m, SINGLE LEAF GATES DOUBLE LEAF GATES 0 , OPENING GATE POSTS HINGE SPACE (S) OPENING GATE POSTS HINGE SPACE (S) ft 4404:00: ii. FACE TO FACE SQ 8c RND SIZES POST TO UPRIGHT FACE TO FACE SQ & RND SIZES POST TO UPRIGHT PO cli I 1 --- 2.0,--..- V-o" [914MM] 2 1/2" [63.5MM] SQ FOR SQUARE 8c THROUGH OR ROUND GATE POSTS: 6'-O" [1829MM] 2.875" [73MM] OD 2 1/4" [57MM] 7.-0" [2134MM] 3" [76MM] SQ FOR SQUARE Sc * es'-0" [2438MM] 2 1/2" (63.5MM] SQ FOR SQUARE & THROUGH OR ROUND GATE POSTS: 12'-O" [3658MM] 2.875" [73MM] OD 2 1/4" [57MM] 14.-0" [4267MM] 3" [76MM] SQ FOR SQUARE & ,.■4 imml P.,,N WQ o R I 0.50' THROUGH OR ROUND GATE POSTS: THROUGH OR ROUND GATE POSTS: 10•-0" [3048MM] 4" [102MM] OD 2 1/4" [57MM] 24.-0" [7315MM] 4" [102MM] OD 2 1/4" [57MM] x 1 12.5' FiC=16aoo 11.-0" [3353MM] 4" [102MM] SQ FOR SQUARE & 26.-0" [7925MM] 6" [152MM] SQ FOR GATE POSTS: [ 1 [ I cs, 0 M 1. . 1 12,-TOH.RO[U36G5H8mml 4. ti 002Rmmi OD RO2UN1D/4G,A,T[E57Pm0mSiTS: NOTES: 1. SPECIFICATIONS SHOWN CAN BE CHANGED BY THROUGH OR 36.-0" [10973MM] 6.625" [168MM] OD RSNQD---23 11//42""[57MM] ] ii•1)4 8 ex. 13.-0" [3962MM] 6" [152MM] SQ FOR GATE POSTS: THROUGH OR SQ-2 1/4" [57MM] MASTER-HALCO ONLY. 2. CENTER UPRIGHT REQUIRED ON GATE LEAVES 8.-0" 38.-0 [11582MM] 8" [203MM] SQ FOR GATE POSTS: THROUGH OR SQ-2 1/4" [57MM] . 4 VINYL COATED X 18.-0" [5486MM] 6.625' [168MM] OD RND-3 1/2" [89MM] 40.-0" [12192MM] 8.625" [219MM] OD RND-3 1/2" [89MM] 0c) (2438MM] & WIDER. CENTER RAIL REQUIRED ON GATE :0e7/..- CYCLONE FENCE , .-.i.i,H,::- -:i,::- -..-:-.--- 19.-0" [5791MM] 8" [203MM] SQ FOR GATE POSTS: Sc THROUGH OR SQ-2 1/4" [57MM] LEAVES 10.-0" [3048MM] HIGHER. EXISTING GROUND . THIS DWG CORRESPONDS WITH DWGS 3-1010R, 3-1015R, 20.-0" [6096MM] 8.625" [219MM] OD RND-3 1/2" [89MM] 3 3-1015M, & 3-1015L. EL=165.00 __ -_ __ - - , - _ --_ i COPYRIGHT@1998 MASTER-NALCO. INC.... TYPICAL SWING GATES -WITHOUT BARBED WIRE BY: JRR DWG: 3-1 000 GRAPHIC SCALE I ____ __ _„..... ___ _ _ ___J I \INK', HON IaGHTstSerRnESEARVvEeDr.we DATE: 01-04-96 - -._. -_ - -- . -N,T-- ' 1-.---1: - 7 650ALOL RE F1-!,1 NI 4:._.-t, REV: B LAYER: 1 25 Baltimore, Maryland 21224 40 0 20 40 80 160 - ---- '. 25 YR. WS EL=163 DIMENSIONS & -SPECIFICATIONS REV DATE: 06-05-98 SCALE: 1/4" = 11-0" IN 1111 1.0'--■--I 1---..- 1.0'----.-1 1. ..-- 1 L Bbo- 1 " B10- * INDICATES DESIRED GATE FOR THIS PROJECT. ( IN FEET ) 2. SWALE r N SWALE 1 inch = 40 ft. 4•O' 12.5' ...I pg„..1 POND ACCESS GATE NOT TO SCALE ) SECTION A-A I ; Y VII 16 Csi NOT TO SCALE u) --...., "'PROJECT MOORE SUBD• NO. 3213°009 N:\proj\328-009\dwg\3289GRAD.dwg - SHEET: GRADING AND EC Sep 30, 2002 - 1:26pm dim TYPE CONSTRUCTION co 0z 0./ 0) 1 0 (;)0 o -_ + LEGEND: oli ' 4° 0 MONUMENT BOX g E SW JOHNSON STREET - NEW ASPHALT CONCRETE 1 - - I° .j to 5 ----- ill! ,..,c) �_,_�jy - CONCRETE SIDEWALK ( DRIVE + a,�'a rr 1 ..�,. - - - : ;tea; V a r_- ii i \ i . I 6 g° q.c ci.' , , , , C° + y I + CONSTRUCTION NOTES: `: :EP: -. \ , \ '\I \I., 1;1::''','::,1:-11":.\ill '\\ i Po E:�„ 1 1 \''','.'N1 1 1 \1 TALC LOT r f 1 STA: 3+92.41, 16.0' LT. SW GRANT, INSTALL 24' STANDARD DRIVEWAY PER t OST S a ' ~ " '300 TAX LOT DETAIL NO. 142• CONSTRUCT PER COMMERICAL SPEC'S• } --�s , TAX LOU LOT I TAX LOT I N 1; -i{, t 00 1500 1 �'f 0 00 � ®2 INSTALL 5' CONCRETE PRIVATE SIDEWALK PER DETAIL NO 120. a t { j �1 i \ t 1 0 q , + I z t a3 i t ,,� ' 3 T. 1 p O?� jj}�l + F 3® INSTALL STANDARD CURB PER DETAIL NO 125. 5Y 1201 2 }t f i , + f ® INSTALL CURB & GUTTER PER DETAIL NO 126. t 4t� 3 - ---___'__LL- -. r� - 5® ST STA: 2+36.98 SW GRANT, BEGIN AC SAWCUT AT CENTERLINE > o 164,11 } CO i 1 ��`' o `3 `'- ,, E -: '+ � i 0 6 ST STA: 3+09.85, 16°5' LT SW GRANT, TRANSITION 5' CONCRETE CURB TIGHT TO 11' SETBACK SIDEWA i o a � °� SIDEWALK T SE { + \k.-:','111 3 I / TAX LOT \ �` 7 ST. STA 3+39.85, LT. SW GRANT, TRANSITION 5' CONCRETE SETBACK z 1.:-'' f 1 ® SIDEWALK TO CURB TIGHT SIDEWALK. o 1301 in i ''1------ -----.ii' � 8 ST. STA: 4+11.96 SW GRANT, END AC SAWCUT AT CENTERLINE. w 1,, '1.1 . -'\'',4"--:': ": \ -FAX ?_O1 , c W \ \ t - 1 700 I j 50.00 ®9 CONSTRUCT PAVEMENT SECTION PER TYPICAL SECTION, THIS SHEET °- :c;' I TAX LOT ,t. ; T• STA: 0+50, 140' RT. & 2+8303, 1342' LT & 2+8427, 11.96' RT TRACT il:,' END STREET WIDTH, I "A", CONSTRUCT HANDICAP RAMP. + BEGIN 24' DRIVEWAY i t -- {.__ - - - - -__.-__.____, APPROACH QI INSTALL MONUMENT BOX PER DETAIL NO 170 w o _ 1 � 1 �; I ST. STA: 2+51.66-14.0'L = j:' I ------__. _ C)11. `� o ir i NORTH GUTTER ,- - _ 1` \ t STA: 2+00.74,74, {; ,,i f' 47e)/ + ( (-_-. . INSTALL 1' WIDE WHITE STRIPE FOR CROSS WALK. °' REFER TO NORTH GUTTER__ __ r O 1\1 i':\‘ \ i PROFILE, SHEET 6. ,--_-____M ,--w__ ___-__ - 4. 1-CLUSTER CONCRETE PAD. EXISTING EDGE 0 STA: 1+76, 14 5' LT INSTALL 1 CLUSTER MAILBOX AND CONCR + i f ,� I I COORDINATE TYPE WITH U°S•P•S. TI GARD BRANCH, BOB PRI TRI E• t 1 1-AX LOT , [t; / ,r'` I OF PAVEMENT \':;•1t 130.2 TAX LOT s rr' -a _,, j t TAPER CALCULATION: CONSTRUCT CONCRETE PAVEMENT SECTION PER TYPICAL SECTION, THIS SHEET t r 14 CONTROL JOINTS TO BE PROVIDED ON A 12-FT GRID. • TAX LOT ;1 " 1801 ' , L=WxSA2/60 - ' ' L T TAX LOT �: _ _ » o 1202 1 , {r, I _ L 5x25 2/60 52 ST STA: 2+03.84 10.73 L T SW GRANT, BEGIN AC TAPER AND SAWCUT 18 t 1802 1800 ,r' �"` _' I I POSTED: 25 MPH 1® o 0 t f i V I -I- I�. FROM EDGE OF PAVEMENT _ # I moo' _. I M END FRONTAGE IMPROVEMENTS t N N � �! `Y�t- r • �' 8 ST STA: 4+63.395, 9.18 LT SW GRANT, END AC TAPER AND SAWCUT 3' FROM Q Q Q �� - N. F _ _-- ` - ►j EDGE OF PAVEMENT o 0 0 i ti / ..1 -4..,r•^ .,,�_-5 a_.,�� -, F_ '�•,."•`per i A.•'`.`._,...-••..- ]t j f t v ,_/,„/ a4 f I , , ill' V''`� - s: -�--� J ST. STA: 2+51.86, 16.0 LT. SW GRANT, INSTALL 12 STANDARD DRIVEWAY PER ` -_--^_ DETAIL NO 142. CONSTRUCT PER RESIDENTIAL SPEC S. -0 3 I 1 f,3 R • Q,7-- , l 84! - . TRACT "B" ©f ° .: ,: DEVELOPER TO PAY CITY OF TIGARD FEE IN LIEU OF PLACING OVERHEAD POWER ›- >- m o 3 i a 1 BIO-SWALE o / -30.00 N i-... ..•. /:_ :_a : �� 41 SW GRANT = 18 UNDERGROUND.. °° m o z `'� LOT 9 - ,o 114,462 S.F .°f•' / ST. .:STA: 3+912 , D IN R°O1 r it :°j 1T • - ,.. _ .6�' ST. STA: 14+17.65 11 D z w 1-�•,- 6,234 S.F. `' - �' : ' PUBLIC SIDEWALK EASEMENT 0.5' z !`' `--. �. Y"I 28.00 ! U - �t:., 19 .5 BEHIND SIDEWALK. w w, ,/ . ,.;„... , ..: , , i - - Q TAX LOT 0 805 ui 8 P.U.E. � ,_ } - ... . . .. . f:� 0�.. I 1+.00. 2+00 .: - 9 0. � .3 S (o - C�I`:�- �� � ---____ ,,,N\ J 1 . .:.,. , :.. :,,,,,, POWER ;t::::',i',.:‘,7,,:f.-,',;-kl.:,:d..'_-:,•,-:,,,---'S3:-:,':',;:: ::-,:-:-‘,,-,:,.::t'::::..,:.'.',',,';','-::::-:,-,:---',::••::":::-•,:.::,-:: ,i';:-.:„:5-:,.,:,-,-;.- _,---,,,-;,:_::::,: :,,,',',:c„,;.1:,:-:',:::::;;ii-_:-,-f:.,,,:-: -_,: ::::: ,i mit .-,: ::.,. '. :,;' .:.-4,2, :‘ i--;:_::___._-- , 0 8- .4-. 1..-- ii-4,!., , 646 S.F. ' ::'':l , - 10' P.U.E. ST. 2t41.68-14'R �- ,,-� / CURVE TABLE: e N I Mt • a ,.„ _ .....„,v 1 :,,i:.,-.A., ,,,.,--,: ,. ii,..---......iiiiiiiiiiiiiiii:iiiiiii.H:..., ._-_:--_ ,... ...:._: ... -a„,-..-,... :.: ... ..: ..._., , ........i.z....-,--ortial . - 1 Lu -_ _ ®3 ,..--- -'f:.,,,..'.'-',.:.-f.-.- / _, ..--"--- / 4._ __ ,,-f5-----,f .ir 0 A::::.!:::!1:: .17: / 1 1 ® 1JJJ4JT ER' r _ w'� UTTER ,� L 9 8 S. • ,� , �� ; ).1-': . o ` CURVE LOCATION LENGTH RADIUS DELTA TANGENT �-- + L ;,,- �- 6'3 PROFILE, SEET' 6. ST. STA: 3+ 3 + ' C1 C.L. 78.20' 95.00' 47'09'52" 41.47 ,,� 2 o LOT 6 5 LOT 4 LOT 3 I ' 2j END ' RANSII� �, �' 4, cr / - C2 C.L. 32.72 35.00 53'33'31" 17.66 �� o N TAX T ' \ 5,377 S•F 5,000 S.F. 5,000 S.F. 5,000 5 F /5,012 7.F. BEGI 20' S REE - "' , , �� O0 -. C3 CURB 55.42 65.00 48'51'01" 29.52 .��/� _ 8 � LOT ?- ',, t ( �� WIDTH t 1 ,m, C4 CURB 37.04' 45.00' 47'09'51" 19.64' J w 6,856,,c-$.F. t t , / I I ! 1.-_- �" �,, BEGIN FRONTAGE IMPROVEMENTS , Q + °d ® C5 CURB 38.47' 100.00' 22'02'40"' 19.48 ` J 0 TAM` r PUBLIC ( �,-- ( � ' ST. ST•• +64. J , C6 CURB 39.83' 85.00' 26'50 50 20.29' ELEV=167.9 r---- WER --- -. - " t »t ___ - 1 EN 28 S REE WIDTH, 10 R.0.W. J_----i EASEMENT .-- "' EGI N TRA SI /ON ! `� C7 CURB 27.42 25.00 62 50 33 15.27 B , DEDICATION-r' �® C8 CURB 40.79' 26.00' 89.53'25' 25.95' ri`if? # ; , ,� _ -.._ -:- _: ...�.__.:-- ._ �` 1' . - 74-\\ 1 C9 CURB 40.89 26.00 90'06'35" 26.05 TAPER CALCULATION. °-'� l I `'� - / 0 ' 'l I ' L=Wxs^2/6o GRAPHIC SCALE ( I EXISTING EDGE / 40 o 20 40 80 160 / / 7 /,� I # � r -�- • L-314x25 2 60-32.7 { ``- - / / OF PA VEMEN T o POSTED: 25 MPH 1 ' I I - ° / ;, TAX LOT f I / `Y 41/1(1 77 I .�T,�4X LO r I i ( IN FEET I T; X 1_OT 0Q j~' k _1 inch - 40 ft. I 0800 / I , , pj I I 40.00' • 1 f / cum 1 i 1/2" » » 1 1/2 ASPHALT CONCRETE TYPE C OVER , 7 2" ASPHALT CONCRETE TYPE "B" 9"BASE ROCK • • • / 2"- (3/4"-0) LEVELING COURSE .: SUBGRADE COMPACTED NEW t R/W 29' q re_ 30' IE' 8 22' TO MIN 9590 OF MAX. DENSITY Emailro M PUE I 1111116. 8,, 10 16' DEDICATION -EASEMENT EASEMENT TYPICAL PRIVATE STMET A.C. PAVEMENT f 0.5'\150, 4, 28 20 si RU SETION. 05 Q c(/) 0.5C-.....0.5' 0.5 .0.5' NOT TO 2 0� SLOPE----2.5% 0. 0.5 5=2% MAX CUT/FILL 0. 0.5' k MAX CUT/FILL , , SLOPE 2:1 SLOPE 3. 1 'n SLOPE=3.0� SLOPE=2-3� ...---.<'. 2" ASPHALT ggg NRETE TYPE "C" OVER CURB ONLY : : 41 CURB ONLY 2" ASPHALT RE TE TYPE "B" CONC. CURB & GUTTER ...... .._ s..:� <:.rr,: ___ :,�. ;;�:��-::�• 6" PORTLAND CEMENT CONCRETE (PCC) f 4' PLANTER __ __.___ ____ 15"BASE ROCK ° a a . .__I(UNREINFORCED) 4000 PSI 5' CONC. SIDEWALK CURB & GUTTER CURB & GUTTER °°. • °•°. °°• • / 3"- (3/4"-0) LEVELING COURSE - . • a ..... , • 12„ (2„-0) I oo \.NOTE: TC = c.L. + 0.1 \-cl PRIVATE DRIVE PRIVATE DRIVE T RU TREES L NOTE SNV STA: 2+64.19 TO 3+13.74 SUBGRADE COMPACTED SUBGRADE COMPACTED GRANT TYPICAL SECTION TRANSITION ROAD WIDTH TYPICAL ON TO MIN 95% OF MAX. DENSITY TO MIN 95% OF MAX. DENSITY FROM 28' T O 20' AND R.O•W TYPICAL SECTION STATION 0+00 TO 2+6419 WIDTH FROM 30' TO 22' STATION 3+13.74 TO 3+77.68 a.. .. .. *OR MATCH EXISTING = 10 0 limo NOT TO SCALE NOT TO SCALE NOT TO SCALE TYPICAL STREET A.C. PAVEMENT TYPICAL PRIVATE S1REET CONCRETE PAVEMENT SW GRANT STRUCTURAL SEC'T'ION NOT TO SCALE PROJECT MOOS NOT TO SCALE N O. 328-009 N:\proj\328-009\dwg\3289STRT.dwg - SHEET: STREET PLAN Sep 27, 2002 - 1:35pm djm TYPE CONSTRUCTION te c- CO CV CV . 0) Vz o 0 E IE., I A, W p U tot 5 1 x 1 o cl °w o o co 0)� V I -a 20 `'cl 1 HIGH POINT ELEV = 172.20 A o w HIGH POINT ELEV = 171.83 HIGH POINT STA = 2+98.05 c5 w"6 HIGH POINT STA = 3+45.41 z U PVI STA = 3+38.64 PVI STA = 2+94.71 �z wH PVI STA = 2+72.31 PVI ELEV = 172.42 PVI STA = 2+20.60 PVI ELEV = 172.44 °`� LOW POINT ELEV = 167.83 PVI ELEV = 169.95 A.D. = -6.32 PV1 ELEV = 170.36 A.D. -4.80 a T 0+57.82 A.D. = 1.80 K - 8.33 LOW POI NT STA = 0+5 .82 A.D. = 2.72 K = 12.14 a PVI STA = 0+47.82 K = 1287 - K = 33.37 PVI ELEV = 167.71 76.76' VC I I VC A.D. = 6.00 I 35.00' VC ' 60.00 VC K = 5.00 r 1 R N [ 40.00' o 30.00' VC ao o N a, n v �° o `°eS N + + y- o et N + � 4. -}- N U j N + Nom•.� C,, (- . cii v t!i c`".) W W �� ._ _ n __. _-- ,_ _ __ __ __. _ di __.. .' __._.____--I ____ .... .�-__.yy__...._- 1----ct __ _____ ____ ' m __ o c� I.J.J. STA: 1+90.60 ELEV: 170.06= m `'-' v+ " I + o I ?1, m ST. STA: 2+41.68-14'R Fl ISH GRADE AT ' o• w `- CENTERLINE ELEV=169.65 TOP OF CURB - R `� FINISH GRADE AT q _ �+t c °p CENTERLINE OF STREET' ,.' - ` - I I_ :0yo- ,.- .I..o w s ___µ� �_ � t ii 170 i l �- 170 170 -,- _�_�� _ _ _��_�_�._A._�_��._�� �_ _ .�..�_._..... � 170 �---- • oit 1.: - -% 4 FIN' H GRADE 1 AT UTTER --Ai- - L ___ ir_i _i :K _ - -- ,-' ' ,- ' EXISTING GROUND Q_ - - ..... V� -- _. ------ X11 . AT GUTTER ' o ° EXISTING ROUND I I 0,4 t oz o EX NG U � I � ` / cs cz, AT CENTS' OF STREET ± I I I °r: r 1:.._ c) ;.:2 PRIVATE 1 f O } t ;1-I: ! .-. I. a0 in :11_..,co M N p N - tt) 0) to Q�Op I� a. R I TRACT "A" i cn(/) »- , cZo et- tn� I 7 7 7 ill ��111 � CN 160 -__w___ _ __ SCALE: HOR4 I"-40 j _..-._..__.. _ -- l6 _ F -�__ __ VERTU 1 =4 T-----N+-8 o I } 160 -.�� cD 1 c� 160 w w w 1 # I ,� H. I--- F--co CO L ,i to 4 N I O �N�I-; c) N N N I�M M�� ®C, Q LU a 1____- L 1 _____________, 2 ( � ' � I v c i :1( can 'cl-n�c�cn cn � m c�►. -. I t I ;- >- o 0+00 1+00 2+00 3+00 4+00 2+00 3+00 z W w 1-2 ji Q 3 Q SOUM GUTTER LINE o o t o SCALE: HORZ. 1"=40' ~ I VERT. 1"=4' CS N) o HIGH POINT ELEV = 171.68 -, ji z%� ' N HIGH POINT STA = 2+98.09 Z a .o m PVI STA = 2+90.57 () rn a Q o PVI STA = 2+20.74 PVI ELEV = 172.55 ,Z`° Jv 0 P*- - ____-_--- ___ ---- _r___ _.__._ - _ _ _._.__ _ _i____�..__ - PVI ELEV = 169.52 A.D. _ -7.49 ��1/ 0 pN� F- l 1 _ = � � � A.D. 3.34 �� •� �� o I # K 12.68 J i # f K = 11.98 0 I I I 95.00' VC ST. STA: 3+92.41 16' LT. SW GRANT I 40.00 VC L s ST. STA: 14+1Z65 TR CT "A" I I CENTERLINE 24' STAND RD DRIVEWAY _. ._ _ I .. _ _ _ w _ _ . _. _ E ______.�i 1 o 10 1-`: TC ELEV. - N 70.84 _.} �, ir °o °GU ; ELEV. = 170.78 1 o + - ■ I . I # �, H GRADE AT rn ST. STA: 3+75. 1, o "? N OF CURB _ w XISTING GROUND 1 16 L 1 SW GRA T `'' �' AT CENTERLINE i i +_ 1 ! END FULL HEIG T CURB ; STA: 2+00.74, ELEV.• 169.32= N I TC ELEV - 171. 7 �, [ - ------ --- - - ST. STA: 2+51.66-14 L t%i �, w -' _- ._ TOP OF CURB _ _ _ _v__ _ ________ ___ __ -------1 CENTERLINE ELEV--169.75 m cia � =-� `- 16' L y OF ST. STA: 4+09.41, 16' LT. SW GRANT } I -_ { CENTERLINE ! BEGIN FULL HEIGHT CURB # o e • s9' =179 •4 P..4 �! TC EL$V. t 70.99_ -1. 170 - _ _ - _ 170 EXISTING GROU ,,,,.......jelaa I t 4 AT 16' LT. OF GUTTER AT .. _ __. __ 1 FINISH GRADE 170 _�__ . -.-__._. -. i _ _*�_.__.._�.�.._.__ CENTERLI Y._ �., __ _- &'-LT OF . __. . _ ._�___ _�._� _ . `� � `___ __ _�.____ _._ _. 170 AT GUTTER i I C 9 C:i ENTERLINE '`�-� _ I - - EXISTING GROUND i _- -i= AT GUTTER WO ST. STA: 80.41 16 LT. SW,GRANT } u______________ ' __ _ � TC ELEV = 171.05 1 I - I t i ST. 'STA: 4+04.41, 16' T. SW GRANT ( I --.J k _ _�. _ TC EV = 170.64 �_ _._ --_ __w ______w__ _�.�__ �__ I I ' t ry.,,E-4 8 1.4.4 _ __ _tt CEO N N ~ W ! I c,, r , t• n I� t\ { 0 ct ` ' i 111 I�! in ,_ ,_ o 160 w�. -p --8-e)8 t --a----8-- 160 QL I S�• J� I f v F I I to a- ! 4 mot" us 1 !_ N �. N " _� f ; h DO N O rn• III ----*SC LE: HORZ 1"_40 160 �°-�--- _ - _�.-_ ___�__._ ___ VRT. 1 _ 4 _ - I c� 160 Z1 " 11 _._+ � � ll I I N N N N N In M In Q u . QC W I'- I.3-1--I E- �� I jW I t ' ti ci +n V~) � ti tC) (4 (I) � ZW f to W . i C5 i__ .L . _ ____L______ .I # co F-C) (r ; V) W I-.C.)(r ( 1 I 2+00 3+00 J I I ' _ _ '' _ __ __. _____ NORTE' G LINE 0+00 1+00 2+00 3+00 4+00 5+00 T 6 +00 SCALE: HORZ r=40' 40' VERT. 1"=4' c"' • F- w p w ,_,_ 'PROJECT MOORS NO. 328-009 N:\proj\328-009\dwg\3289STPR.dwg - SHEET: PROFILES Sep 30, 2002 - 11:15am dim \TYP E CONSTRUCTION f T M ' T2 ; ttit 0 t.) o p NOTE: 8 z ve 3 I j + CONTRACTOR TO REPLACE ALL BROKEN oE Li o °' PIPE DURING TRENCHING SDLN-1. M 11-'4 CONSTRUCTION NOTES: 5 .91 , / : WW cil 4. 0 ALL LATERALS TO BE WEEP HOLED z o f , MIN. S-0.0200 FT/FT EXCEPT w o s 4- AS OTHERWISE NOTED ,,hh M W } Vo 02 • Q2 INSTALL LYNCH CATCH BASIN PER DETAIL j to co SDMN 41 STA: 1+00.00 r I CONNECT TO EXISTNG A STORM DRAIN SYSTEM DETENTION WET POND OUTFLOW DEVICE WITH TEE, 3 SEE DETAIL THIS SHEET. z ' 1 0 4 0 INSTALL WQ MANHOLE PER DWG NO. 515, �� o�' SEE SHEET 14. a + ® INSTALL SD CLEANOUT PER DWG Na 150, a k .. SW JOHNSON t n ® SEE SHEET L1 FOR W.Q. SWALE PLANTING ..ws ,L _. s PLAN AND NOTES /- 1 _. - ._ NOR A.C. TO BE _ - ° _ __ - ~{ , REPLACED IN KIND. - --, v--- -.. .. ._ . , `i +:Y °.i it co F ® SAWCUT EXISTING A.C. • 1 ' \ \ A\ \t- , t 3 , ' f I p ',+1 1 '' r 4 l� O r' 4 :`: TAX LOT 1 \ ,y.h f 1300 1 TAX LOT f, w U TAX LOT 1` _ tY il _' 1400 TAX LOT# ` ! 1500 1600 MODIFIED DITCH INLET Lu •k '1• INTERIOR DIMENSIONS SECTION B-B TAX LOT s `t ' - IN ACCORDANCE WITH DWG 250 ct 1201 ' ,} k1 1 I INTERIOR DIMENSIONS SECTION A-A 1. - " 24"1 ' t TO BE 36 VS 24 AS SEEN IN DWG 250, w t I- E 5 SDCO#1 f '',1 \ F _�.M_ --_� �-__.�_-. F I FRAME MODIFIED GRATE DWG 260 Q (0 `\--1 STA: 2+00 } 1 1 ! TO FIT 3' INTERIOR DIMENSIONS ° ,,• ` \ 12" DIP { s. \ ` '.t .__._ _ co t 4.14 LF °' U' --, ' : f ' 1 \ _ TAX LOT j \ - ! I` INTERTIE _a ° D `• 1 1 ., 1301 1 _1 I I I o 0 0 0 PRIVATE 1 `_ 1t \ +'\� �N°i ,< V TAX LOT w w w `� 1700 I. o PEAK WATER SURFACE ELEVATION = 164.05 Q Q Q W STA. 3+00 ' REFER TO PROFILE ON < � I 25-YR WS ELEVATION = 164.05 a a a TAX LOT < <�J (` 12" C-900 STANDPIPE---- . - `,i p �, :+ SHEET 8 ! i . , / 1200 1 1W- ! a. a �o`�' 1 ` 4.5 ORIFICE -►• 0 ' -� r 1 ��. .o - ELEV--16.2_.75 I r <,_.-._._....__.-......_:_._ ___. ..�. ___.�..___.�._w__ : -__-_._,._. ._ ELEV 163 40 •" � � >- cq. .. 1 \ � � M _ M S-0.0050 ' r 3 £ - Q v ,. POND BOTTOM m ° O \ - J STA:4+51,93 SDLN-1 - _._.._..__---.._._ _ -_R_ .v I 'f Q MJ FITTING 4 12 ELL t I _ t\\ t I I_11` w F- )r o z . (TRACT 7 ORIFICE - - l 0 ' ST. STA•0+40 70, 49.97' LT ACT 1 ' 'DETENTION WET POND OUTFLOW DEICE - _w-.__ to :J::' <f .._...__4._. -.__._..,.._.. � OU OW CE _� ._ ____.__ _--_-.__._�......__: -w-_.___ _..._ .__ -�- - -?f II r 4: ° � � > a Q I t REFER TO DETAIL ;` 3... _- _ .l - 2.7 161 00 o o cK n con ELEV-16 5 1E= p EXISTING 15 PRIVATE ',, 1 I TAX LOT - STORM DRAIN EASEMENT { 1 \ \I I 1302 TAX LOT ;_' '' 12"STORM SEWER OUT P 4 ,4 1801 _ d` ° ' �TAX LOT 1 ' i t IE=160.113 a �.. 4' " �,1202 SDCO#3 \\\ 1 TAX LOT TAX LOT j 1 a. a. Q ,° v a °a 18 4 0 STA: 4+00 ,, _ 1802 I : , _. ,o 0 O 1800 r PLUG �a 4: SUMP `o ! !' :: r� V y ,Y-, 2 STA: 4+23.20 SDLN-1 = GRATE 162.37 ,! ,. " :4.=. Q �- �r`�'` �d I 4 SDWQMH; IFG=162.12 / :. 12 SUMP - ST STA:0+1 72, 59.70 LT (TRACT A ) 4 ;' fi �-,`� 6�, �2 N LI SDCO;4 1 +` 3:: 6" RIM=164,3 Q - Z FL=160.88 1-----r ,. ' • _ - 6" 2 7 o Q o -- •111 ;) WALL SECTION AND ,� 100.0 L.F. 6" PERF. , ;,,, --- p el 4 =0.0 0f __ �' TRACT 1$"' - ,(m - 0 '= MODIFIED SCTN. A-A_ INTERIOR DIMENSIONS �/ , ��4" ~ F + . y: 0 DWG N0. 250 O INSTALL FRENCH 9 , ::: °PIL ^ i +1 ,6-,,/INL 3 TAX LOT CL50 AP _- }.a � 805 i 1 4- ° ° - -- .----___ _ __- / �, �+ � � ,�'� DWG 260 i„ a 34.00 mu ' 1: _ �0, t 1+00 ,_ 'TACT 5A" 2+00 � D ON WET FOND P 100.0 L.F. 6" PERF. ` 3 1 4" .�._._..".. _" s, -- `� 1 ss t ''` DEVICE S=0.0200 I t -�O ! NTS LOT 8 - : i 1 Crd"1 - 7 / J J SDCO r 5 " , t ST, STA:0+50.92 14 LT, TRACT A J 1 100.0 L.F. 6 PERF. , J I W RIM=166.3 _ -t , INSTALL LYNCH CATCH (BASIN © I I ' ' FL=162.88 S-0.0200 I ` I { I � p. (f ti LOT 6 LOT 5 LOST 4 LOST 3 I 2 3 3; DRAIN OCK TAX LOT it ► ( ,s 806 LOr 7 't �( 1 <�.,s f COVER© SDCO;• SDCO;7 I I ( 1 $` EXIST GRADE RIM=167.7 RIM=169.8 t + r ��` '"- � - 'FL=164.88 FL=166.66 �--�- t ! ;11;;� Ii FILTER FABRIC t � _ �, T '� ,� -._._._,. .t 1 ' = `= `=' � = MARAFI 140N `►- T __� I I t : ':. v) sr , 1- = ;: - OR EQUAL(-.:,:,. 3 D IN .�, _�: .. :.., : . . _ 6 PERFORATED PIPE pi, f 1 �.. .__._ �._ _._. ____ __....� ..� _�_ .._._ �.. __ ._ .__ �_ .-_ "� .�- ___ �. __ .�. 4�� __ __ � __ �_. __._.. .� � ___ �.. ___ .__ �..� __ .�.� �may-_ _ �_ :r�4� M -;- 89.07 L.F. 6" PERF. 1 4 e S 1 S=0,0200 I }f i - . ..4.•. III li9t ' EXISITNG 10' PUBLIC SANITARY SEWER EASEMENT! !! ;`� TAX LOT 1 TAX LOT 1 + - 2.0' 7700 ' 400 N BACKFILL TRENCH `; i TAX LOT - - WITH 1 1/2" DRAIN I 6800 800 ! ! { _ l' ! ROCK. 1 t_ ��r>, �Tf��T T cil t LH ( �,� 7;I! FRENCH VH Di\� DETAIL .t1�� 0 co NOT TO SCALE I I 1, i I J 0 s I 1 xr 0 ! °. GRAPHIC SCALE : I 40 0 20 40 80 160 I la MI LW= r...,, O CM Imm I 1 to ! ( IN FEET ) �-- �V. 1 inch = 40 ft. 1 '3. PROJECT MOORE 8120. NO. 328-009 \TYP E CONSTRUCTION N:\proj\328-009\dwg\3289STRM.dwg - SHEET: STORM Sep 30, 2002 - 11:41am dim 1 Cr) 02 D- (a)0 o 2)3 o H 0r) .C\2 C.1 ifl p tD 1 fa 1° CA w� v) E-+ co O • 0* Z o C.3 orn ( Q'W- Lo° I A OH 10 az wH o� a � L / 1 f m z 0 w is II rN II II z I- Q o Q Q 0 Q 6 I - ........ -J ell -4 - a 1-: : -I C) p N N p p \ I J `' o � L'' NQ ZO 170 `� d- w 1701---------___-.—_ �.____ .� __w i __�__�_ �_w. _-. ___ _ 1_____. __ _._�_ o . ._�__ _ _ __ __ _ ____ _ • 4 , I I c� c FINISH GROUND �. a? i 1 W Q tei Nt o ; c� c / AtCENTEROFP!PE •Q o_ h1 C7 O to Cn ti- f f } Q 1 0 puj N pto p `;" cn p4 N v) li 0+ �� � 1-- ,v1-, I- -= ocWr; � QII 3 � II to id (4 -_ ! 1-- ►- 1- 6 EXISTING FINISH GROUND Q ...1 r; cn ff ° AT CEN R OF PIPE o I #I ° -k i ° ' . 'f/`��' ``; °c 'ii Q Q Q hi w 1 S �� i �� �� vJ I� 0 J w ° .+�_ _.__�_T ____ _��__ 170 —_ __ .__ ___._ _.___ �._____ _ �..�_. ._� 170 -I) 1� I u- y� 0 1� Z p ° 1 - 1 0 �'7 '� — �� 3 REFER TO DE 11ON �`\ EXISTING G GROUND _ i- - o d- -�' p °co v <c II I — — _ - AT'CENTER OF PIPE g �' z >'- W + 1 ca o +0 1 v �. - - WET POND OUTFLOW m� -� 7 I- Q ° °+ N(0 o (1) cn DEVICE DETAIL 1 - m EXISTIN GROUND i 3 i .� Q t,, ._ ° Qllo { 1278a'CF :" PVC C-900 _' o I- tt W Q 25-YR HCL o^ ir-^��/� SEE 810-SWALE !I mQ m o co w w Lu 1 `=`' I o `'' —-- �" PROFILE THIS SHEET ® S=0.0050 - z z _ _ _ o cn ►-_ __�.___ - —._._...___, _--__.___�__- _____�w__. _,..—._ ._ !F 12 PVC C _ __.:_ �. __M .. �., c� w it c� H..... __.___. _ _ _ - _ __ _ 160 Lu 4 ___ __.- - _ 11011 �� r _ 160 - Yi -� o o 0 %k, IE=162.75 GRATE=162.37 • v'� r - # 100.0 LF 12" P C-900 I o FG=162.12 PVC C-900 ' °' � S.�O.Oi 100.0 LF 12 oN�' _ 1E OUT=160.13 (N) PUBLIC >� o CO It 12____6.2 L F. S=0.0050 REFER TO DETENTION ® S_Ill.° �i 1 - II �, : 7-1.:1;:i,"4 .SWALE WET POND OUTFLOW S_Q.0100 N I w o �N 1 1 0 `� i to 0 DEVICE DETAIL Z 3 CY �, ,!� 3 �,, SCALE: HORZ. t"=40 t 4i �' ���' �`cy i� CLASS 50=RIPRAP t� ..__ _____ __._� _�____�._ ___ `__ r' �. __ �� , ___ _. 160 �_ 'vERT. )=�4 __--______ 1fi0 �-' `� N 1f0 - 160 ,______ __r _.ti _-�-_ » __` _��' ° ao cp , , c- 666, ��)7.85 L.F. 10 PVC D-3034 °� z ^ rn ' 24.75 L.F. 12" PV, C-900 c� II i 1 , `./ ° o �- 03 = II S=0.0594 `�' Q o PA j3�tA1T 23.21 .F. )2 PVC C-90CX II -_ Z Z w► �'TT S-0.O10CJ� 0 11 S=0.0100 w �, I °� �' "'I j WWIal o � � o Q o STA:O+OD-0 77.0 STA:0+77-)+27 80 .� 'o BIo- REFER TO SDLN--) �' `°o SCALE: 1 n=40' I `= ALE rw SCALE: HORZ. ; i' iE OUT=60.13 N C J I PROFIE THIS SHEET I NATIVE BAC FILL i 3 4"-0 CRUSHED ROCK CKFILL o � � � � .-,-..._._...... . , .....,_. -- _ __.__ - v__- _ - f y, _....,.._ .....� _._._.._ i i i�/�/ 1111 1+U0 1 0+04 1+00 0+00 � � � � 1 1 TA:1+00-4+23" 1 STA:4+23-451 CLASS B - ® CLASS A I GfANULAR BACKFILL NATIVE BACI4FILL ', s i 1 1 1 __._____.�_.________________.j_____ _.___ __ _f _ __.___ 1__ __ __ ____ _._ ____ _... _ _ _ _ __w_ _�__ _. __ _1_ _ �__..._.? 2+00 , 3+00 4+00 P...4 1+00 ,,,, p.61 ir4 , P„, O A M, 1OOLL o csi (PROJECT MOORS SU 1N0. 328-009 N:\proj\328-009\dwg\3289SDPRdwg - SHEET: PROFILES Sep 30, 2002 - 11:55am djm TYPE CONSTRUCTION P--- (T1 + • (.2 (.2 . 0 ' U(.1 f4 , I 0 ' , ; _ : . 1„ cv c" ci) - 0 rn in 14 / w 0 g 5 -1_ 1 CONSTRUCTION NOTES: ' - •',:-, 0 co a) _ . 0 ALL SS LATERALS TO BE 4" PVC D-3034 CO A 0 GA / . MIN. S=0.0200 FT/FT UNLESS OTHERWISE NOTED. 0 w ul I o ' 0 ALL MANHOLES TO BE PER DWG NO 010. _ o . . + J 1 oo 0, SINGLE SERVICE WA METERS TO BE 1 . N - - , - SW JOHNSON STREET 3/4" METERS PER DWG NO. 520. 1 ----- --- - _ — - - - — — ,:f: ...-. ...--../ , , -:, — ----,-- --------_-------'--- — \„,..-- ,-i- cc': ----- 1 — ----------6 - ' • I ' r - N -----_-__ --- - , , I ji 'In--- i , 1 • co ,_1-,, ,\ \ \ 4 , ,, : 7! i t , \ 1 ':21. A t ' 1\ \ i I , 0 III i I' : I 1111 \ .11 1 1 'i I ,' ° INSTALL FIRE HYDRANT 1 ‘ i A' • t ‘ , -I- \ 1 1 1 1 1 i , t. PER DETAIL 542 z 1 Ai , o >-- i • PROVIDE 9-1" WATER SERVICE t- \ , C If i I ":i' 1 TAX LOT I 1 (-7.) 1 1 (.,,o ,,,, 1 CONNECTIONS ON 6" WATER LINE -5 , A e 1 1300 I TAX LOT , • TAX LOT t 1400 TAX LOT 1500 , 1600 ' t :,, iu if f2L I 1 . , 1 j Lu , I I 11- . t 011•1111111— liamemelf :(1111., 1111:111-' 1 i ' 'Cf) RESTRAIN ALL JOINTS \, TAX LOT '''1 i 1 ,L , t, , ' I , , ; 1 ,i . _ , WITH MJ OR FIELD GASKET Lu --1-,_ 1201 t , tAl \ A I / 1 ----„, ‘ = , „r i ; i + 1 1 V ',I \ , 1 1 1,kT 4 _________ _ _ _ _j . i w N , 1 \ ,I, , I ,' /0 1 a 1 4,1 1 'A \ \ C.-7,c, 1\ s-4. f ' - , N ? , . , a N i I , :i , A.C. SAWCUT , ! ,,,-:, o t d (3' \ ' Ai ■ 1 / , ' i II i I 6" CUT-IN TEE TO z .._ -I ' \ 1\ 1 1 I L___________ ____ ____ ___ _ __ ___________ ,__ i k--- - i 1 .__ - ....,, . ' EXISTING WATER . ..........„------ ...........„, i i „---------4, , j , , MAIN, WITH LONG a) w \ it 't,‘1 1 I TAX LOT I \= / f :. 7,11 I:1 I-IT:: PATTERN SOLID SLEEVE 0 1-- o 11 1301 t t :x„ -- AND FLG x MJ GATE a) ol a) 4 , , : : rt------------ - -- ----- ii: 11 1 q , , ; , VALVE, BY CONTRACTOR oo co oo , N N N 't 11 1 1 1 U : ....- . 1 ...< II A --- . r0r01•0 TAX LOT . ,, . .1 : it Dt „ ,,./ ii ,I. , I i , \ '11 \ \ A i 1700 F-uj i-uj I-La 9-1 1 4” CROSS LINK POLY 1 ,, , 1 - Al 1 f.v01 Alt' ; — — . - ____ __ I t i - a a a A, it SERWCE LINES « < tc,c-_, I TAX LOT ' \‘\-A it 1 V 1 W 1• i .11 1200 ‘ E -0 1 1 i' I l illait""4 i I I 1 : _ , \ i I. I 1 8-3 4" METERS AND Mas...--_ ., 1 ,5 Q 1/4" SERWCE LINES , \ (i-:-A 1 I t'fil i __. ___ _______ _ _ ________, _ , , I : i , c>t ci-3 ea 1 -3 \■ \--1,1 . „,,z,47,,,,,,:;.:L,:.;_„:3 ,4 mie:6 if : f I 1 D ci w .------- — — ------- -- „,‘■ I ' I L if , : i i i_u z 0 ,_ z LT L-1- i i j ti - '.1\ \ IA I -___ - --- -------; 1 1 .ii ' I IIIIIN r7 ti ? i i / < 05 > CD LLI IX 1-ii CC 0 1 \\I 1 \' TAX LOT , „ „ - S -','') tilcis, Illatat , i INSTALL 6” C.V. cl o cK c.L. (r) i , IS 1 1 WITH MJ \ \ 1 1 , 1302 1 TAX LOT 1 . i , ____L,_,—;9 !„. 1 , (...1 . „ : _ 1 if leapt i : , ! I 1801 , _ „ TAX LOT \ \ I U i . _ „ , . , i i - _ ,____ 1 II , i 1 i 1202 \ I 1 \\ TAX LOT i TAX LOT 4‘ A : :i „,, ,: i, — __ , [R' PO 0 i 1 1802 1800 II .k ' ! 7,------r7s:-----':-. ■_., ' 1 1 0 ? i I T Ht' - 111 1 eo 1 l A 1 i t'-'" I 6:1 177 i II: , ' . , ! ,,, 1 , ,i - ... I 2j2 4, I 1Y,/ F77) /75\11, SSMH il i iil i.' , _,.,_ \ -----1-----., /- 6- *,\'"s 4 k? 1 I , ..41 '1 i \ ,---- s ---...,----, VI/ 1 \\ i ' 2 1 i i ;, i:-,-r;, i , \ST. STA: 0+02.63-51 \ \ \k ' , , . 0, I:1 4./4 1 j,!il L-,_ '<,, al z (5' \- , 't i --- -, _ ._.. , , ,, ,..,__(= 4/ a- o -fial ..-. z 1--, 0 - - 0 0.._ _ 0, w po cD (D ;--- , cz _j„ - D 0 (2 " I TRACT 'V DETAIL A \>) 4 s c , i _ 3/4" IRRIGATION METER 0 i- o , ■ : r : i .idt--5 D 0 WATER SERVICE LINES AND 1" CROSS LINK POLY SCALE: 1" = 10' / I 1+2Z8 \\ - ...... ... IN COMMON TRENCH z / -------- ---711‘5-*,:i \t1 / - ; !: VWTH DOUBLE CHECK -:_-J < TAX LOT 20 LF C-900 • 1 1/4" ----„`:' ° , °, ° ,_. ..m=5 374.----, oo, ,ii '' j 6" CUT-IN TEE > 805 D=2.5 :•xml 2 ...„._,J., ,,,...., , i, . BY CONTRACTOR , le.7., --T-1, 1+00 , 1FACII stAst 2+00 ....1..,:j..., 2 ,, _ 1)1/ I ____________ J...,....„,...." W 1 1/4'-i I 1 1 -141.1111/ , fni), 2 SEE DETAIL A ” 1 1 1 4" 1 414" 1 1 4"1 1 1/4" 1 AO [ I : J , „ THIS SHEET i - ---0116 zT, . • , , • _ ,,, a -, .. 0 LOT 8 .. \ /.. ,.... __, _...--- 0+84 u) 1 . s% INSTALL 9-3 4" WATER ME RS, 2 - _ 1 20 LF C-900 j 1 til \ "-il Ii V. PROVIDE DDCV FOR W.Q. 1 N ! ' -_ ....,_. D=2.5 lag \ j ' , 1 1 f EXIS17NG WATER SERVICE ------------- 1 % g • 0 i TO BE PROTECTED DURING L. 1 1 , o t .' ___ ___ - 1 x LOT 6 LOT 5 LOT 4 LOT 3 LOT 2 -„, _______ ; „ + i . CONSTRUC17ON 1 (./.0 - i -'E: ' , 1 , i '1.' TAX LOT 1 I ) ,,,,). to 806 LOT 7 1 % 1 .0 :, ::::: , ,• rijr4 I 0+19 1 1. ‘ ll /) LF C-900 12 LF C-900 12 LF 12 LF 12 LF 12 LF 1 , ! 2 r , - I .1 , 1 10 LF C-900 \ 1 lE=166.6 lE=166.4 lE=166.2 D=5.2 D=6.4 0=7.8 I III \ * d D=2.5 1 1 1 N ! k 1 / i J _ ,,,:i.._ _ _ .... :n .-,;;;:' .,,... ...... 1 - - 1 :- - 1 ,- - 'c '-' I- . :-!';'' f4-' CA CONNECT TO 1 . 1 f- - - - - 1--- --- - --'---- -- — --'="2f- - — -- - z,----J— - — _ -._ :L.__ —LI', -- ,..T. ., ,,,, ,„„,,,______ SW MelOgralig STREET EXISPNG 1 1 j ;II I 1 ',', -'- • ----f--,0_ _._,, ii ,= MANHOLE 11 ,„ ,. !,-,-- - ........„_ „_, 46 ---1 77 00 cc„,o 1,i 1 i - EXISTING 6108 '0t P0‘U\ Bi U‘<#C SANIT A RY SE Wx vE R?z'EASEMENT 4 00 N 1 ' : TAX 1 TAX LOT TAX LOT i 1 1 ■ _ 4 * /i ----- /1 * V A i ,-- : - % ›,a I'a l Cr) I i +; GRAPHIC SCALE I, I i 40 0 20 40 80 160 i I ; 1111 1111 -11111 ME 11111 i ; .: (Hrj a) )'-' " I ( IN FEET ) / 1 inch = 40 ft. II I 17ROJECT MOORE SIM. NO. 328-009 \TYPE CONSTRUCTION N:\proj\328-009\dwg\3289SANS.dwg - SHEET: SANITARY Sep 30, 2002 - 1:37pm dim C CO 02 t- o I) , 4(3)C.7 0 �o A °1 OE 2{ a 0 4i t: - r)1 wg H C7O --_,::::, 0 a { �-__ I P._- _ C A 8 H - t3 CA Ci) ►. ._:._ MOORE'S MEADOWS P4 z w% TIGARD, OREGON * -4 0 --------- r1 -- -`` -- i STREET LIGHTING LEGEND a i 's I i 1 IV= _ `� � � PROPOSED PUBLIC STREET LIGHT: 30-foot, "COBRA" I It \ 1 bronze round, tapered, direct bury, fiberglass light pole, 1 t t { s i; with a 200Watt, 240 Volt, HPS, "Gray Glass" , ' { _ { flat lens style luminaire, mounted on an 4'-6" 1' ' 1, mastarm, 25-feet above the roadwa I 1 \ 1 t:: 111 QTY REQUIRED: One (1) lights. i�` i } T( � 14::1 'i TAX LOT * PROPOSED PRIVATE STREET LIGHT: Same as above m 's ' 1, i t 00 TAX LOT proposed public street lights. Per option 14 PGE ,:i II TAX LOT ; TAX LOT 1 1: 1400 1500 1600 1 QTY REQUIRED: Two (2) lights. ; \ TAX LOT } 1,1..;; Oz } j 1201 1,k:=\ 1 t O i 1 11 v'::..' t 1 i > I- 1 fit, - - f I . /W/ U ,1 ,t t _,,.-.,.,____"--,- ,.,---- i r CC CL Ct 1 k'1 '1 \ STRIPING DETAILS L E G E N D L. i 1; \ , 1 -`1"-)i cn kt'.:1 1 _ _ _;_ __ __.. �_ _.__. ___ ._.__. .__ __________ ___ __ _, , _._.._._._ __. .._ cal A i O NOTES: o \ ' V�;.=1 `+ TAX LOT I 12 W I I --c.* 1. LOCATE CROSSWALKS AS PER WHEELCHAIR I— O ----- - w._. ---"------- C 1301 1 I 6'MIN• 10'MAX. 12" RAMP LOCATIONS OR 5' BACK OF EXTENDED < } { q; e _�* FOGLINE, EDGE OF PAVEMENT OR CURB FACE. p) 1 k : l t 1 '±-:',',:t 1 I 2. REMOVAL OF EXISTING STRIPING IS TO BE �_. � TAX LOT DETERMINED IN THE FIELD AND IS CONSIDERED O .,- INCIDENTAL WORK. STRIPING SHALL BE GROUND z 1 [ CROSSWALK - SPACE TWO 12 WHITE LINES ` J - �. 1700 OFF AS DIRECTED BY THE ENGINEER. t ! ( AS SHOWN ON PLANS. CROSSWALK SHALL t �C,'`� fill BE THERMOPLASTIC PAVEMENT MARKING ` t r - � �- MATERIAL. TAX LOT t`:-a,` 3.ALL THERMOPLASTIC PAVEMENT MARKING MATERIAL 1 s 1200 \‘:,,,,,,. o () F SHALL BE INSTALLED AS PER SECTION 2840 OF THE co 1-- i '. ;` 1 ODOT STANDARD SPECIFICATIONS FOR HWY. 0 0 © X CONSTUCTION. _0 J °— It t�F.;::1 _� .....__,._ -- •--------- _._. VARIES 1 C7 +� t , ._..- _-_. _-�...-____.,_ ,.__. -._... EDGE OF PAV'T. OR CURB 00 00 t 1 '--.:I 1 r __ MOST O 4 ALL PAVEMENT MARKING SHALL CONFORM TO THE MOS 4 a -. „_.-.,- --- ii j I _. _ _ 1 CURRENT ODOT SPECIFICATION FOR BEAD BINDER PAINT 1 -" 14„ COPIES OF THE MATERIALS SPECIFICATIONS ARE AVAILABLE I— i— I- `" I -j_: TI iRU TRAFFIC SIDE FROM: <C Q < LW- . .P_u __w __-..._uw w - _i J C :1 ; _..____w._,___�___ __ w _ _ -� - I 0 0 0 1 t'`: 1 ' '' "°' - " FOG LINE - 4" YELLOW OR WHITE LINE ENGINEER OF MATERIALS AND RESEARCH HWY. "in I MATERIALS LABORATORY 600 AIRPORT ROAD S.E. 1 11 TAX LOT 1 f AS SHOWN ON PLANS. SALEM OR 97310 (503) 986-3100 -1 1 1 , , � TT s t V•;-.1 I TAX LOT - w. . 7 1 .:-`. 11 1302 1801 , 1 _ I * LANE MARKING DIMENSION LOCATION m co, .. TAX LOT , AT Q OF STRIPING UNLESS NOTED CO > O 't 1202 \ ; TAX LOT I TAX LOT i I OTHERWISE. m o z o z W 1- 1802 N 0 - I X SUBSCRIPT FOR PAVEMENT MARKING. z W cl .. 1 i ' ! 1800 1 DENOTES COLOR. (Y) YELLOW OR 1 .1 I PARKING 1 S�GN (W) WHITE. w CD W 1K 0 O Q \\ \ " ? D 0 CK d. (77 ' i 0400.\\: .1 tj - ® - 1ui , t LA INSTALL PRIVATE . : = o TRACT' "B" STREET LIGHT p•.. . •-:.'._ ► • +° SI GNAGE TO BE INSTALLED BY CITY OF TIGARD GARD °` : ...;�. /-D';f 66'6' W/4-2, DEAD END `�� °- o:: :: / h-- LOT ...:: , m O O o O O NO � Z ► Iv7 W I n s r 05 - `- , f OUTLET C� F - o O I A 1 r . i NO W14 P v> s` 2 4 x6 V' �V ' i r . r3 ARKIN � o - - OF STOP S✓' ' :�. lNSTAtt ON TOP GN Q I i.Y' 0 ANY o _� LOT 8 1 t.,. : . _ I - ". l' > -._.� t 2'x18' �. - - 1 ' .i I I I ( Q I LOT 1 INSTALL PUBLIC SW PR/VATS ST ,�D�,. :'t:• ' STREET LIGHT + TWO SIDED� 1 1 ',I I �, SIGN 3 � SIGN 6 1 1 0! O O E -- `, LOT 6 LOT 5 LOT 4 LOT 3 TAT 2 I 24� x TAX LOT 1 i SW TIGARD ST NO 1\® PARKING��.rI R7-1 1 �1 TWO SIDED PAPoCIG' !SIDED ,..7(..." 806 LCT 7 + 1 I INSTALL P'1 VATS '� 11 1, STREET LIT T 1 `� ZONE SIGN ANY IIE I I I I I (ti NOT TO SCALE 0 SIGN 4 ` SIGN 7 l I I I I i �. SIGN 1 0 diela.1011 \_—_.- , ..... ....... , 11, 1I' I I I PERMANENT SIGNING LEGEND — — IPNOTE: NO PARKING SIGNS SHALL USE i 1 i ENGINEERING GRADE SHEETING Ci) 0,4 L8/( (.5 ral A (11,� TAX LOT TAX LOT y 7700 I TAX LOT 400 , 4 .4„t r„) 6800 j I I F Z M \y -N o 8 (.., 1.......4 .t\ i ix. �, `its 'C, I [71 �� t���� t 1 , oI 0I ,4„,P + ..,. k,..2 , v. i r 9,. GRAPHIC SCALE 40 0 20 40 80 760 W I o r ( IN FEET ) 1 inch = 40 ft. PROJECT MOORE SIMI N O. 328-009 N:\proj\328-009\dwg\3289SIGN.dwg - SHEET: Engineering Sep 30, 2002 - 11:00am djm `TYP E CONSTRUCTION r tt c EXISTING DRIVEWAY - MATCH WIDTH & GRADE . i...Y3/4" » EDGE z o CURB JOINT 3/4 R 6 DRAINAGE BLOCKOUT A [..------5' MIN. SEE NOTE 5 ROW �� 3" I.D. PLASTIC I R/W LINE o A ..• '.• PIPE W/COUPLING VAIES i:: B h r BATTER z'I�� SEE NOTE 3 3 {.D. PLASC PIPE W/COUPLING g � :;TE ROAD 1 R 1 3 sI r1:r%%f s /=° '�' 4 '1/2"-",!_,,,k-,-'r 5' MIN 2% 2% - 1j' frr,.,°�°%E{a.1 » " , SEE NOTE 2 o _� 2" OF 3/4"-0" BASEROCK a �r�'+ ' ` ' 16 6 £-J • - - :. - SIDEWALK I W COMPACTED SUBGRADE ° ° r.„'-'4.-tN _�" - :. - +z. ' - - - '.• ' ..MAX', DZ W COM - tit C)y.P O Q q"•P G E,c• C J _. ',Of I I } V. H r� sib ---• -t- .. -- = BASE COURSE----- _ 6'� A I W o 0 • - Ms° r.: _. » 6' 30' MAX 6' ODD rn 24 a4 I :' SIDEWALK ADJACENT TO CURB <`.,.� c,::::-,. u, 10' I o c .' >. - . 4-.:- , f 10 MIN 1••7 2 0 d�� 5' MIN. ROW 9„ t FOR USE ALONG MEDIANS, GUTTERS MAY BE REDUCED WITH PRIOR PLAN A I w 6" t APPROVAL FROM THE CITY ENGINEER. o -. --2% . te. .i:1,.- z _ =a=ti= K"=a____ `w =`: 2. CONCRETE TO HAVE A BREAKING STRENGTH OF 3000 P.S.I. AFTER 28 DAYS. ROAD `;_- '�...:,..£,:>. ,,,: .:; ,_ .A`,-.:Y' :, ; 3/4"4» Z U_, - �;,,,,,.l,.,f.1;� I `-'�=";Ie -. : -- 3. EXPANSION JOINTS: 2� La O _ ro 'ea _ i� G'[!2 2" OF 3 4"-0" BASEROCK A. TO BE PROVIDED: STREET ° % z / NOTES: 1) AT EACH POINT OF TANGENCY OF THE CURB. ® `� 3 COMPACTED SUBGRADE 2) AT EACH COLD JOINT. �� 6" ce N 1 1. TRAVERSE EXPANSION JOINTS TO BE PROVIDED AT EACH POINT OF TANGENCY 3) AT EACH SIDE OF INLET STRUCTURES. 2" OF AGGREGATE SIDEWALK AWAY FROM CURB OF THE CURB & AT OTHER LOCATIONS AS REQUIRED TO LIMIT THE SPACING 4) AT EACH END OF DRIVEWAYS. of NOTES: TO A MAXIMUM OF 20 FT. 5) AT LOCATIONS NECESSARY TO LIMIT SPACING TO 45 FEET. SECTION A-A (3/4"-0") COMPACTED B. MATERIAL TO BE PRE-MOLDED, ASPHALT IMPREGNATED, NON EXTRUDING, 6" X 6" 10 GA MESH 2. TRAVERSE EXPANSION MATERIAL TO BE PRE-MOLDED NON-EXTRUDED MATERIAL WITH A THICKNESS OF 1 2 INCH. SEE NOTE NO. 4 1. CONCRETE SHALL BE 3000 P.S.I. AFTER 28 DAYS, 6 SACK MIX, SLUMP RANGE „ / OF 1-1/2" TO 3". WITH A MINUMUM THICKNESS OF 1/2". 4, CONTRACTION JOINTS: / 2. PANELS TO BE 5 FEET LONG. 3. TRAVERSE CONTRACTION JOINTS TO BE SPACED NOT MORE THAN 10 FEET APART A. SPACING TO BE NOT MORE THAN 15 FEET. NOTES: WITH A DEPTH OF AT LEAST ONE FOURTH OF THE CROSS SECTIONAL AREA. 3. EXPANSION JOINTS TO BE PLACED AT SIDES OF DRIVEWAY APPROACHES, B. THE DEPTH OF THE JOINT SHALL BE AT LEAST 1 1/2 INCHES, 1. CONCRETE COMPRESSIVE STRENGTH SHALL BE A MINUMUM OF 3000 PSI AFTER 28 DAYS. 4. CONCRETE BREAKING STRENGTH TO BE 3000 PSI AFTER 28 DAYS. }' UTILITY VAULTS, WHEELCHAIR RAMPS, & AT SPACING NOT TO EXCEED 45 FEET. 5 BASE ROCK 2"-0 OR 3/4"-0, 95% COMPACTION. BASE ROCK SHALL BE TO CO 5. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MIN. OF 2 FEET SUBGRADE OF STREET STRUCTURE OR 4" IN DEPTH, WHICHEVER IS GREATER. 2. CURB JOINT SHALL BE TROWELED WITH A MIN 1/2" RADIUS ALONG BACK OF CURB. 4. FOR SIDEWALK ADJACENT TO THE CURB AND POURED AT THE SAME TIME AS THE AND MAX. OF 3 FEET FROM PROPERTY LINES. CURB, THE JOINT BETWEEN THEM SHALL BE A TROWELED JOINT WITH A MIN. 1/2" RADIUS. 6. DRAINAGE BLOCKOUT - 3" DIAMETER PLASTIC PIPE: 3. EXPANSION & CONTRACTION JOINTS SHALL BE 1/2" PREMOLDED ASPHALT IMPREGNATED MATERIAL OR EQUAL EXTENDING FROM SUBGRADE TO FINISH GRADE. 5. SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 6 INCHES IF MOUNTABLE A. 3" 1.D. PLASTIC PIPE WITH COUPLING. CURB IS USED OR IF SIDEWALK IS INTENDED AS PORTION OF DRIVEWAY. B. DRAINAGE ACCESS THROUGH EXISTING CURBS SHALL BE CORE DRILLED OR CURB 4. 6" X 6" 10 GA MESH REQUIRED FOR COMMERCIAL DRIVEWAYS ONLY. OTHERWISE SIDEWALK SHALL HAVE A MINIMUM THICKNESS OF 4 INCHES. SAW CUT VERTICALLY 18" EACH SIDE OF DRAIN AND REPOURED TO FULL DEPTH OF CURB. Z 6. DRAIN BLOCKOUTS IN CURBS SHALL BE EXTENDED TO BACK OF SIDEWALK WITH 3" DIAMETER C. DRAINAGE ACCESS THROUGH NEW CURBS SHALL BE PLACED A MINIMUM OF 2.0' PLASTIC PIPE AT 2% SLOPE. CONTRACTION JOINT TO BE PLACED OVER PIPE. AND A MAXIMUM OF 3.0' FROM PROPERTY LINES. (75 W U LL' CC APPROVED BY ' °'� NO SCALE APPROVED�' NO SCALE >4 B NO SCALE L i ;\ NO SCALE A r �; AGUSTIN P. DUENAS /\ ACUSTIN P. DUENAS a. AGUSTIN P. DUENAS CONCRETE AGLJSTIN P. DUENAS ENGINEERING DEPARTMENT t • E]NaNEERINC DEPARTMENT ENGINEERING DEPARTMENT -` ENGINEERING DEPARTMENT DV/G.NO. {` �' STANDARD DWG. NO. Lu f�`q ' ,3,25 S.XL HALL BLw. �r DWG.NO. +,;..,� 13123 S.W.HALL BLVD. MY STANDARD CURB DWG.NO. '.•T;.r;Ns, ,3,25 S.W.HAIL BLVD. CITY ENGINEER CURB & GUTTER �'t 4`"'` 13125 S.W.HALL BLVD. CM +� (n �- € * z �, nGARD.OREGON 97223 ht< ..� TIGARD.OREGON 97223 .,pi1 HOARD.OREGON 97223 "t.' g- HOARD OREGON 67223 �:`'-�,r• ; VOCE: SO3 639-4,71 � :. Rt. SD3 639-4171 ���r�;� �•._:.._�°�r�...s vacE:'SG3 fiae-4in 25 ~�--~- ( MARCH 1898 �--.�----� MARCH 1998 DRIVEWAY vaT(5G3)639-4,7, MARCH 1998 SIDEWALK 1 2 4 i 3 MARCH 1998 1 2 5 ?NT(5033 664-7297 1 2 6 FAX �SG33 664-7297 1 42 LI.J FAX 5O3 ss4-7297 qN OF TIGARD FAX 503 694-7297 VV aTY of HOARD qTY OF TIGARD qTY OF TIGARD APPROVAL DATE mem APPROVAL DATE SOON APPEfOVAt DATE ONaEM APPROVAL DATE a:EOaN W O CONSTRUCT 1/2" TO , rr �- ��;� � ,• _:• r,/ ; � ,- ,� ,///• ,. ; SAWCUT Q � 3/4" RADIUS LIP ,,'�/ ,,'`/`7' ,/,/,//' ' " ..% #"/" r �r ,� /f/'f,, f'. 0-•..., CONSTRUCT DRIVVEWAY APRON ,,r/-f/ / r, i /,7f . / / , l ,; - rr%, ,,f ;_,-�' SURFACING I 01 r / f f. / r / MATCH EXISTING MATERIAL i /,' / i' , ' z TOPSOIL EXISTING PAVEMENT DIG OUT REPAIR SAW CUT OR GRINDING MIN. 3 SAWCUT AND ,/,/,/,---////,/,./ / r,. VERTICAL BREAK ' { ' %' :; r -,yam, ' _r= r / /; ; rt 3.. i ,l' tf.'`:-: OR AS ci • 4 °* i ii A �, nw I „ ,-z{ is s� /r C DIRECTED BASE MATERIAL f it'r _ • . . `) .: - • a a...„ .e=■• •- -.� ': _..; `i;''r'3t,."'-.--41-717 Y//!! / _ .- • ,-,,,,c‘.(,, J.""`'` p{ �e-----t1-.`( i`' j \ , E)ISTING !" � ' '4 4. . - • - 1'` fk,,,,,ti��=, 2 ?'-1. v x_=, -t�-4. s , --`-: , ice-',,......}.(- f- \:;e _ _ PAVEMENT g d GUTTER.. :• .. - -4 4 1..4 f. i_�� ,,r �� ;;' r�3 ;t..:e ti ..� ',; - �_.r.w I __. ; _.i v '"//11/4////i , ,`'tf // /"././1/2"f. •G .• t.,.-'� .-. J f -1'-.----;---':---, '• r i -5 r":` f•-••-( , I I < f /./. /r 7///," j '' r- I r / i 'I ' t ! Q CO s' i'SECTIONp %fir"� 1 i_.{ i �/J t r �, .'�t' r. f' i x f ff�� fv. n• '•..�!-a- l���°'1 st L-` w r f. ` _ Q 1 Q /`f,,.�a`�l /J S `•--.i_ 1 y. "'.�4 . t` `-•`7 >\ ..... .. t� f> > x .r fr- ,t"✓,.i Jp f,'rr- S l O"`, .rte --1 a i ti ,, " ..if "^. t fi e.P' _Al F J`v�� r, i o 4 1`,r'" J Ac t' » ro » i t z f fr :. 2 OF 3/4 -0 COMPACTED AGGREGATE ,..I( 1 l _,; 3 f'" `;`-w- -' = 7 •.. -•, a I I a c� s { ( '4 A r 1 _.% -' f it ° o s. .d ce < ,¢j://71/////////1: r. f. f f CURBAN f f .g <W mw I o E AND GUTTER ��;.._.�---�. ' ' /5 . ' t .�) t ',•�••L 1 F j t�11 z v i Q s O r f/w� r 'f r'r //r .- �"'„....<,,--4_--4.;\ J- � .'.r^-.. ,,.. :y•,--- ~' f r co Q } t; to Q to v 0 =fC7i+,�..,,,,,000,i'`{ri `ti •a F? C3 e 3` \ e' l.,,v.-.� J t () I S to ;v a�+ '� �' ` f r J O i O y �,f v , �O °o,� - AGGREGATE BASEROCK ././ �' `� � ',z.,,�-_.� ,.% i�_ i '� ,i` `� i ,,'�,-° �z ' �v a �z I � a �� � �,t�e"��, AB� � r °��_, L SEE NOTE 4 :":`� \s,_____,%t. l ! f fw�_t -.., v rr( �1 17---N'1¢ �'^~C.',}�� �o "Z j ��_ €�i p i x t' P, �� r, W W W t . < I D.4 .I I !,V". i -I ('s._ ..H 1 -- I-- 1-- 1-- CONSTRUCT 1/2" TO W n t o I I f.---"-1 1 i I = i--- 3/4" RADIUS LIP " I I- I ; COMPACTED SUBGRADE FROM UFACE OF CURB `- .. + tit 'U MONUMENT CASE & COVER CONSTRUCT DRIVEWAY APRON ,' W 'r ag - N W W LOCAL STREETS: if z I _ k W Z AC - 6" CLASS "C" ASPHALTIC CONCRETE, % >- co• - - _�:.--' :°.. • - NOTES: `v>a hi. ce AB - 4" (1-1/2" - 0") AGGREGATE BASEROCK CO C m O Z Z CO EXISTING i/.j�� •' -_-- -- - --v' .• •- . ?•= _ <o r a°0 OR L� CO 0 b., ` I. - . i -.' .-,. -..- I- 1.- _ < W Z Lil I-- PAVEMENT k ,,,,_• .a _ . J . --- --V -. .I 1. MONUMENT BOXES TO BE CAST IRON OR , M °� " " z U W SECTION _f"-P .. f=` tf'' -''�_- ` `` ,- --,-.1-2.._,I. ��.._-�: AC - 8 CLASS C ASPHALTIC CONCRETE � ,.F; C.D L-`J ' =, . . _..--,�,, _, „ OAD NGU#1036EOR R1033AVSUPPL EDFIBY: f a .rr ''-°', -2 OF 3/4"-0" COMPACTED AGGREGATE - - < fi"MIN 6"MEN MINOR COLLECTOR STREETS: w w v J4 ' �r �",: ' 6"MIN BEDDING BELOW o � � � � � <'`'� STANDARD CURB INLAND FOUNDRY CO. INC. �, 7"q .,.. ,�-: _--��. 191 N. 39TH OUTSIDE OF PIPE BELL 4 , Z AC - 7 ASPHALTIC CONCRETE, SPRINGFIELD, OR 97477 S S AB - 4" (1-1/2" - 0") AGGREGATE BASEROCK (541) 747-9172 4„,..),,,v:› ,.t` mom s•v c �� ET* < AC - 9" CLASS "C" ASPHALTIC CONCRETE NOTES: OR y M 1. SAWCUT THROUGH GUTTER PLATE SHALL BE MADE AS CLOSE TO CURB FACE AS POSSIBLE. NO M 1010 AND SUPPLIED BY '�' \� ., j`s` MAJOR COLLECTOR STREETS: OLYMPIC FOUNDARY if,��;r~iti,f`,����,, r ,\ 9" „ „ �- \� 66� �� N 2. COMPLETE CURB AND GUTTER SHALL NOT BE REMOVED UNLESS TRENCH FOUNDATION AC - 9" CLASS"C" ASPHALTIC CONCRETE, z ! DIRECTED BY THE ENGINEER. SEATTLE, WASHINGTON STABILIZATION.AS REQUIRED AB - 4" (1-1/2" - 0") AGGREGATE BASEROCK O to a. O m = z NA-4j0 r� CD 3. WHEN STRAIGHT CURBS ARE REMOVED, A MINIMUM OF 2 FEET 2. ALTERNATIVE TYPES MUST BE APPROVED / hi OF PAVEMENT FROM THE FACE OF CURB SHOULD BE REMOVED BY THE CITY ENGINEERING DEPT. PRIOR .. c4/ O .- o AND REPLACED. TO INSTALLATION AND MUST CONFORM NOTE: NOTES: S' \ , 4. WHEN ENTIRE GUTTER PLATE IS REMOVED THE EXISTING TO THE FOLLOWING MINIMUM DIMENSIONS: 1. JOINTS TO BE TACK AND SANDED. Y1)2 D 0� I-- PAVEMENT SHALL BE CUT BACK AND A 6 MONOLITHIC CONCRETE 1. SURFACING OF PAVED AREAS SHALL COMPLY WITH STREET CUT STANDARD DRAWING. BENCH SHALL BE CONSTRUCTED WITH THE NEW GUTTER TO PROVIDE 3. APPROVED FOR ALL STREET CLASSIFICATIONS. 2. JOINTS TO BE TACK AND SANDED. 2. ASPHALT PLACED IN MAX. 3' LIFTS EACH COMPACTED TO 92% MIN. I 0 SUPPORT UNDER PAVEMENT. 4. MONUMENT TO BE NO DEEPER THAN 6" BELOW 3. SAWCUT SHALL BE TACK COATED WITH BITUMINUS ASPHALT EMULSION. 3. SAWCUT SHALL BE TAC COATED WITH BITUMINUS ASPHALT EMULSION. J 5. AFTER CONCRETE HAS CURED, SEAL JOINT. FINISH GRADE. Q/ AMMO�` NO SCALE APPRO D G NO SCALE r{,\ APPROVED NO SCALE 1` APPROVED�' NO SCALE , • t�'ti oNaNEtZaNC DEPARTMENT I P. DUENAS - f;` �, AGUSTiN P. DUENAS AGUSTIN P. DUENAS , AGUSflN P. DUENAS �s " NC DEPARTMENT MONUMENT DWG N0. / °�'"�'"c°�"RT'"�''T TRENCH Dom,No, f ENGINEERING DEPARTMENT PAVEMENT DIG-OUT D .NO. CURB KNOCKOUT DWG.N0. OTY ENGINEER CRY ENGINEER `` CITY ENGINEER OW EkGlFFIt 'wr '�,ot^ 13125 S.W.HALL BLVD. •-�'7 13125 SW HALL BLVD �;r�.•�?�y,k,';r ,3,25 S.W.HALL BLVD. ''z� '' ��;j! *! 0 __9 T : 1 BOX ± • , ¶ •OREGON 741,71 V im "-.s '• � 3 AND R EPAI R VOICE 803 639-4171 FOR DRIVEWAYS •� �� MARCH 1998 1 7 0 f 3 MARCH 1998 BAC K FI LL '� 8 o - F �� ,�, MARCH 1998 1 8 2 FAX (503 664-7297 MARCH 198 FA,L 503 684-7297 FAx: SD3 694-7297 �+ OTY OF TIGARD( � dTY OF TIGARD APf'ROYM.DATE OREGON APPROVAL DATE OREM APPROVAL DATE OREGON APPROVAL DATE OREGON , 7'-0' - - 8' PUE SIDEWALK ADJACENT TO CURB ;'` �- f OUTSIDE OF WITHIN I N: I`AL .Il `YZ MIME ` PAVEMENT PAVEMENT 5'-6' -I '++- o '� » € ` L Y LOT TIO BE w /( 3,', MIN. VALVE BOX TOP x? HI-LT3il- t ;g - �,, oc 18 BREAK FLANGE: SIDEWALK 18 CAST IRON 910 '' t,+ Pa Q SERVED MIN __ 6 MAX. + I 3 �j` z !' , •/u YY - PLUGGED TEE PLUGGED CROSS 18' CAST IRON 910 BOX z w ,f �>, `,,�/. '\ - � - - - D. �" `-' �,.,e. '. � �..•.. BEND PLUG OR CAP Z vj W +- fi \'�<y{i\/ V/‹.,,ir'v`...-`/� oo R.• J . .< ', ; €' , L _ \� c _ ' ¢ ,� �� 1 1/2 ` 4" DRAIN ROC 'v � ;,��� '? a . �■� cn %-�/,- .r�.,,ffff-.J, '.= ,. - _•�.. z yam.:. ■ -,. �� A gi ,.......,E-4 4 THICK CONCRETE u_ 1'-0' Q ��. `�'' P: . �-, TAR PAPER (MOISTU = - .�o t�<``'• `� � • 'AD (SEE NOTE 4) � � ° - '-'� - ,, wiwillal ILI 1 LINE } I - 6 DUCTILE IRON PIPE ' �' a HAND TAMP BACKFILL • N- i 1. :-- .=• :jt::iS • AROUND TOP SECTION 3 w to 'PROPERTY J } ' . "FIELD _ C �.�r ,� �= TC� � ,■ ¢ :I1!1 RESTRAALL JOITS W/r 1 12 MAX. -0' '-"° 1 ;. 1ali I I ■1� TO IRRIGATION ' ii;1 .. .N1rii ;y �, :mod. r �_7 ;._<� ., •, �' �'e., ,LATERAL PLUGGED CROSS TEE s'.! < !;t``▪` ```f 6" MEGALUG RETAINER '`', �c't` , CA 6' ASTM 3034 PVC I .I qtr.\ GLAND (EBAA IRON) CONCRETE THRUST BLOCK SCHEDULE esq PROPERTY LINE AND LOT o CONCRETE PIER 6" GATE VALVE (BEARING AREA OF THRUST BLOCKS IN SQUARE FEET) MARKED IN WHITE TO RESIDENCE BLOCK ) ii OPERATING NUT EXTENSI❑N PAINT ON FACE OF CURB = FLG. x M.J. M.J. x 6" FLG. TEE FITTING 90'BEND, TEE, OR 45 22 1/2' 11 1/4' SIZE (INCHES) PLUGGED CROSS BEND BEND BEND (SEE DETAIL NO. 505) l (SEE NOTE 1) PLAN SIDEWALK WITH PLANTER `2,0 _- _- + 'E„� PLAN F"::: A METER BOX DOUBLE CHECK STRIP AT CURB ® fl 6 04.0 02.1 01.3 -- VALVE ASSEMBLY SIDEWALK 8 07.1 03.9 02.0 01.3 I , 3 MIN. BREAK FLANGE I! - - r L' I I l ,i r -_ 2 16.0 08.8 04.5 02.3 o -S I�,} /f/ /,, ._�-,. r t /�fll�}1 '-`.��' '7 •',. '-�`'``t._„_s,�.�6• „ MAX.• '<..r •,.i ,.• �■• `�`�r ,<,�,:�,`: 'tea' '' \‘<::;`,;! „ 16 28.4 15.5 08.0 04.0 • ,(/-A,J I fl � f+,r r,� '•� F.y�i r• }` .p `> ""+.,,. :/: __ e• -...,S:v''. r ��� ' r',� " '• �fr- !'>;'.'`°` _ ;.�, "�•w "- .�,`� "�s k5` �+/ t • - xu2i M-".s:,a '3,"'` .-.°K ,`w r \'' e t✓ ,°;, f ' , - ,�. '` 24 64.0 34.9 18.1 09.1 111 I { C.`� `,!` � v oohs a �,'`?%� 12' 1$' NOTE: `.• `z .t,. , 'i•` . ,. x.-, `` .-£r 1• .,--.'c<-a -:,,�- r a - 4 3a..fr�, 3^w \\`rr� �`R'' :,,,c1 . - -x... ... ... „,.1,-__/,- � '�` � I* I . '°' 1. HYDRANTS TO BE MODERN MUELLER CENTURION A-442(OR APP'D EQUAL) 6" MJ 5 1/4" I _ � `' ?'' c/F ;.�'•■li o ABOVE BEARING AREAS BASED ON TEST PRESSURE OF 150 P.S.1. AND AN 1<� �� 4-, S..h■��.1. ,,,`.�_, l� MVO 3 PORT - TWO 2 1/2 PENTAGON OPERATION NUT, OPEN LEFT WITH THE FOLLOWING: { f��•• r I ■I���'•-•_• 6' ALLOWABLE SOIL BEARING STRENGTH OF 1500 POUND PER SQUARE FOOT. TO r F N,../. ..(,,,,-<, ..-`` ' €p'S ,ir. . ■� A. OIL RESERVOIR COMPUTE BEARING AREAS FOR DIFFERENT TEST PRESSURES AND SOIL BEARING ``w `ti B. BRONZE ACTUATION NUT STESSES, USE THE FOLLOWING EQUATION NOTES! ; `, / '/°'\f. r.:��/> CUSTOMER SIDE i' UNION EACH SIDE ' qtr;?� ;"., -,0 cs="' ` v � `/ >.,/>\: \ ;• "�, , 4. 1 --.- �, ,x °-:• C. BRONZE SEAT RING •`��{�, �{f„ti^ ��`' ,k�,�*�-.,r},�,;��� :��;:�,,, :�,�-.4:,., BEARING AREAS= (TEST PRESSURE/150)X(1500/SOIL BEARING STRESS)X(TABLE VALUE) 1) VALVE BOX NOT TO REST , D. WEATHER SHIELD CAP _ �''' NOTES: E. SAFETY SLEEVE COUPLING ON OPERATING ASSEMBLY. ELEVATION ���� CRUSHED ROCK BASE F. THREADED NOZZLES WITH "0" RINGS 1. STRADDLE BLOCKS REQUIRED WHERE LINES MAY BE EXTENDED IN FUTURE SEE DETAIL NO.2) OPERATOR EXTENSION 2' r SEE PLUMBING CODE ELEVATION G. NATIONAL STANDARD THREADS 2. CONCRETE THRUST BLOCKING TO BE POURED AGAINST UNDISTURBED EARTH. REQUIRED WHEN VALVE NUT NOTES: -. _ FOR DEPTH OF COVE 2. SAFETY CHAINS TO BE REMOVED. 3. KEEP CONCRETE CLEAR OF JOINT AND ACCESSORIES. IS DEEPER THAN 3 FEET ® 24' ,,,!,,......n....„]_..., INSTALLATI❑N SHOWN IS ONLY A SUGGESTI❑N. 3. HYDRANTS TO BE PAINTED USING R-1317 SAFETY YELLOW OR AN ALTERNATE APPROVED 4. THE REQUIRED THRUST BEARING AREAS FOR SPECIAL CONNECTIONS ARE SHOWN FROM FINISHED GRADE, 1. SURVEYOR TO INSTALL TEMPORARY DISTRICT FIRE MARSHALL. ENCIRCLED ON THE PLANS : e.g. 15 INDICATES 15 SQUARE FEET BEARING 3) CENTER VALVE BOX ON HUB AND GUARD STAKE OR I 1, DOUBLE CHECK T❑ BE LOCATED DIRECTLY BEHIND WATER METER. 4. HYDRANT TO BE INSTALLED TRUE AND PLUMB. AREA REQUIRED. / AXIS OF OPER. NUT. GUARDSTAKE AT LOT LINE FOR 5. NO OBSTRUCTIONS WITHIN 3' 0" RADIUS OF HYDRANT. 5. IF NOT SHOWN ON PLANS, REQUIRED BEARING AREAS AT FITTING SHALL BE AS METER INSTALLATION. 2. BRASS, STAINLESS, OR PLASTIC PLUGS TO BE INSTALLED IN TEST 6. IF SUBJECT TO VEHICLE DAMAGED, PROTECTIVE POST TO BE PROVIDED. INDICATED ABOVE, ADJUST IF NECESSARY, TO CONFORM TO THE TEST 4) PROVIDE 24' SQUARE BY 4' THICK COCKS IF BELOW GROUND INSTALLATION. PRESSURE(S) AND ALLOWABLE SOIL BEARING STRESS(ES) STATED IN THE CONCRETE PAD AROUND VALVE 24• METER 7 ALEN BOX OBE IN ACCORDANCE WITH STANDARD DRAWING N0. 503 OR AS APPROVED SPECIAL PROVISIONS. ANGLE STOP 3, DISTANCE FROM BOTTOM OF DEVICE TO FINISH GRADE, FREEZE PROTECTION, 6. BEARING AREAS AND SPECIAL BLOCKING DETAILS SHOWN ON PLANS TAKE I- BOX OUTSIDE OF PAVED AREAS 8. THRUST BLOCKS SHALL NOT BE PLACED AT HYDRANT LOCATIONS. PRESIDENCE OVER BEARING AREAS AND BLOCKING DETAILS SHOWN ON L,-1 16 Csi AS SHOWN IN CONCRETE PAD DETAIL CONCRETE PAD TYPE 'K' SOFT AND CLEARENCE FOR TESTING AND REPAIR ARE THE MAJOR C❑NSIDERATI❑NS g. INSTALL A STORZ HPHA50-45NH PERMANENT HYDRANT ADAPTER (OR EQUIVALENT) THIS STANDARD DETAIL. BEARING AREA OF THRUST BLOCKS ARE IN SQUARE _ Irmo COPPER TUBING FOR INSTALLATION. ON THE 4 1/2" PORT. FEET. APPROVED APPROVED BY: " "�B14 AGUSnN P.DUENAS STANDARD THRUST o SCALE / APR NO SCALE t4 NO SCALE NO SCALE NO SCALE f* AGUSTtN P. DUENAS r AGUSFiN P. DUENAS tF 3`1 NO ° % \\ ENGINEERING DEPARTMENT \ AGUSTIN P. DUENAS `-. �� 3/4" & 1" DWG.NO. `: ENGINEERING DEPARTMENT RRIGATION DOUBLE DWG. NO. r '• ENGINEERING°�A ''T ASSEMBLY DWG.No. !;�',�.��•- 13125 S.W.HALL BLVD. MOOT CRY ENGINEER `�t £NGItEERMG DEPARTMENT an EN TYPICAL GATE DWG.NO. /1'-;1-.,,: ,3125 S.W.HALL BLVD. ENGINEER to,t, , 13,25 S.W.HALL BLVD. CITY EHgNEER �rr�;l?: = 13,25 S.W.HALL BLVD. L� V:\ HOARD.OREGON 97223 PROJECT MOO RE - "i'"te a. 13125 S.W.HALL BLVD. -' ,, T,GARD.OREGON 97223 4,.. ,0.-4't TIGARD.OREGON 97223 .,,, t_" , "€n" TIGARD.OREGON 97223 3° �''tt ,. VOCE 50 639-4,71 MARCH 1998 BLOCK ��. 1 L g 74�� '`.:-. ,.a YOKE((503 639-4,71 CH 1$$8 WATER SERVICE h. ---:-s-,, VOCE(503)639-4171 MARCH 1998 CHECK ASSEMBLY .::, ..._._. . �a�:(SG3 639-417, FIRE HYDRANT FAX f 5G 664-7297 5 60 MARCH 1998 VALVE 50 FAX (5033 694-7297 2 0 FAX: (503)684-7297 53 1 FAK (5033 664-7297 5 2 CITY 'TIGARD N 0. g�g�pg FAX 694-7297 qTY OF TIGARD qTY OF TIGARD CITY OF TIGARD APPROVN DATE OREGON APPROVAL GATE 28 W9 CITY OF TIGARD OREGON AMOY&DAZE o 7oa+ APPROVAL DATE aRI:TaDri - °�°" vTYP E CONSTRUCTION N:\proj\328-009\dwg\3289DETL.dwg - SHEET: DETAIL I Sep 30, 2002 - 10:49am djm r r co CV CV N ch CZ o LOCATE FRAME AND COVER 4 Q OVER LEDGE OF AT LEAST 11 _ 1♦ NOTE: 12" IN WIDTH ��� _ _ MANHOLE STEPS MUST BE TIGHT AND FIRMLY O 3/4" SQUARE OS 1 _ = EMBEDDED. THEY MUST ALSO MEET THE ASTM v O ;� M S TEST FOR WITHSTANDING PULLING OUT. v .. .D A A B B s' a0 " STANDARD CAST IRON L O NON-SHRINK GROUT Q i a, '.'� 4� _ 1-1 no, a❑❑ W O a Q Ko O FRAME AND COVER U O 1 0 1-1/8" 0 a, STANDARD MANHOLE r>_ y V rr= v S �'' ,Q� IQi :&:!-..-.):• 5-3/4" O O O O O O GRADE RING ❑❑t. n❑❑ 1 >x 0 1111 L►.,Q G .Pr:. � iea. 4 0 D iee. `:::`������; �,▪o� 4" MiN. V) o aoo W r'� ' 41' ° V X1:.4 _ • a n. f'' O• MAXIMUM 27"FROM 4' v iTAI�►••••• �`'` ``` 1 W O O SET FRAME IN NON-SHRINK Gl ,I�IIIIIIIII O O ` e►�;. �o �i'i ./ TOP OF FIRST STEP 10-3 4 •,� FINISH GRADE / �`°►-�; p••.e " TO TOP OF CASTING ►•∎••,°.r�••� GROUT ••....Q,°;►d `=Is' :.s e 0 7/8 Q.r , _ 4 O . WATERTIGHT PIPE PLUG 6" •. WITH STOPS f 6.11 20 NOTES: ' SET IDN OINGSHR�NK GROUT .6 v s `Ma N. a'�o; ��tl I i I a• -MANHOLE TO CONFORM WITH ASTM C-478 t�-U •( ) '•°•p 4. •p 112�� Deb ,.:•"� _ I CVCil STANDARD ECCENTRIC \ • ,.• °"°�`e` i aa A O W -ALL PIPES ENTERING OR EXITING SHALL BE WATER v _ v I .e. Q TIGHT Q 0 3' CONE ° .p, •Q..• COPOLYMER POLYPROPYLENE PLASTIC a, T SANITARY r-'s•• PROVIDE 3/4"-0 FOR ' Ilh.. g SECTION - a 51'Ot?M -, 1°/ MINIMUM OF 6" AROUND -CHANNELS TO BE 3/4 VERTICAL HEIGHT OF G;'LIIIIIIIIIIi� ��••'•` ���r ,}� �// :... .. 9•,A CLEANOUT WC!] PIPE-SMOOTH FINISH � r--i • il 1/2" GRADE 60 REINFORCEMENT J ,•' �: °Q 24-3/4" I e `�.. w[�-r ril -RAM-NECK OR KENT-SEAL TO BE USED ON ALL -Cr a:' v ►p' 24-3/4" `�.••;. ►. `` a 18" �+ MANHOLE SECTIONS D • I- I `/`� •a° ` O �-D a 13" CC %/ i/��," .6'.� ///.Iii'/// '%//∎WAIIIi r .e. % (� -INSIDE DROP MAXIMUM 2'FOR SANITARY AND 4 •• ® s _. 7 %///i/<Di%//iii//Iiii/// ///TJ/.�'TJ//// `j��-� m ,� .,A°:• ; •_ / SECTION A-A FOR STORM VERTICAL DISTANCE INVERT TO s MANHOLE SECTION / / /-�-%/ • �:'.•a 'a INVERT ° 0 - T '�G. / IV ,f�(VARIABLE 1'-4') ■ 3-3 8' FOR ;;:: 22-MINIMUM HEIGHT OF STANDARD TO 8E 5' PLASTIC SAFETY STEP - ►1 ¢ � • /0 . =="111 _8--8-5/8" ; /; 6" r m 4 _ 25" ia • NOTES: `� -KNOCKOUTS TO BE USED WHEN STUB OUT PIPE IS ,c� °' e'.�::4. ..� I N ♦ .. ,\L 0.z.,;• ♦ -1/4" ALLEN HEAD BOLTS ►-` ==, �\\ l 3'QR LESS � , A e, C v -v % 3.. 7" Ai �, M• ':" :a. s.• a ` /1===f'..*;C A 1)2"VZ / 3„ 7,, e` s i=' ,t.' :L e ' :;•• • b r LONG RECESSED 4. -ALL PERMANANT CLEANOUTS e ie.•," .S- .��:.� •.'� .��, TO HAVE BOLT DOWN COVER �{6 3/4° GALVANIZED BAR ••• �:•'°: , L b + %/ 1 . ,"o ` , •C' --v+p4 3.. 3.. 3.. 3,. ;_tam 6..•4s"NlIN- _ MATERIALS: ;d:o;.a• / `•.••:.�.�•e.. , ,o. ,. ,a. f:. .°.._°„� / 12" MAXIMUM 1" FT. SLOPE :� / '>s.�._„� - e. ••a..:. _ r"• •▪,• CO FOR CONCRETE PIPE ;p / ! 1" MIN. FROM TOP OF GALVANIZED: e'.�; D',p 12" .p.-:::.1 L A •. •a,..d• ".-a••• •o•v �,o=• '! PIPE TO MANHOLE #6 (3/4" DIA.) GALVANIZED DEFORMED REINFORCING BAR. : e.••Q = 23" .�l I 23• �a••'•�• a�•� ,•,._:=2i 24-1/2" ___I • • . SECTION REINFORCING BAR CONFORMING WITH ASTM A-615 GRADE 40. •''.''.. .-Q:•• 1 24-1/2" d -P- v GALVANIZED CONFORMING WITH ASTM A-123. 31., 31" CONCRETE ENCASED J A �',,. • �.�.e,�'_� PLASTIC: d C •' \ r ` 3/4"- BOTTOM OF WYE %, MUST CONFORM WITH ASTM C-478. o • 9.. �p4 NOTS: FOR PLASTIC PIPE 3/4"-0 r 'f/ �� STEEL REINFORCING BAR MINIMUM 1/2" GRADE 60. "° '? I. 5LI31.IRt3AN TYPE NOT rot?,U5 IN TP..AFFIC ARFAS OF COLLECTORS 7 12"OF 3/4"-0 COMPACTED ,416"-MINIMUM CONCRETE,;..° . . MEETING REQUIREMENTS OF ASTM A615 ENCAPSULATED - ". NOTES: ANn ARTERIAL 51-121-5. DETAIL z BASE MATERIAL Vii.:, 1..,;;:::'; „••, • •'•cf 4..1, WITH INJECTION MOLDED COPOLYMER POLYPROPYLENE 1. SUBURBAN TYPE NOT FOR USE IN TRAFFIC AREAS OF COLLECTOR AND ARTERIAL STREETS 7, COVBR AN'FPAMl;SHALL t GRAY CAST IRON A5TM A-48 CLASS 30. z. `-: ." NOTE CONCRETE ENCASE ENTIRE WYE SECTION AND 45 BEND IF CONCRETE PIPE 0 %e '•• = •''••�••'�•-r: �--. -► WITH SERRATED SURFACES. 2. COVER AND FRAME SHALL BE GRAY CAST IRON ASTM A-48 CLASS 30. 3, COVER ANI2 FRAME TO C3E MFtCHINEI7 TO A TRt.g(36AP.ING ALL A120UNi9. V:••,:- • 6' MINItvILdAi1� :.�:-; "7.•;1:::::::;';'..f2.--..� 4'FOR GALVANIZED STEP 3. COVER AND FRAME TO BE MACHINED TO A TRUE BEARING ALL AROUND. 4. NOTCH L-II7 FOR LIFTING HOOK. 4. NOTCH LID FOR LIFTING HOOK. W ■ . ■ 5LPUI�I3AN ANP 5-1ANPAIW unified �►- uI ,9e CLEAU T RAME i ylA �•- unifd STANDARD un� Ib STANDARD MANHOLE d a MANHOLE STEP sewrage - seage MANHOLN AMA ANI� COVR f sewerage STANDARD CLEANOUT f s rage -f agMANHOLE FRAME f agency -�' a AND COVER �-` agency agency agency I�I?AWING NO. II -ST DRAWING NO. 150 DRAWING NO. 160 DRAWING NO. 010 DRAWING NO. 100 DRAWING NO. 110-SA - B 2'-4 3/4" w A A NOTES: r-3 3 8" F- -_ -MANHOLE DESIGN TO CONFORM RUBBER GASKET �,� WITH ASTM C-478 FLAT TOP I. .•I ;, -RUBBER GASKET JOINT SEE DRAWING NO. 260 �� '� TO CONFORM WITH ASTM C-433 (OPTIONAL) FOR FRAME AND GRATE A A LV2S! 11[1 1I A A ' Ta INLET OUTLET MAOLES OVER 4' DEEP //2'X 3'Ban --- " !.t 1/4"V N SPECIFICATIONS 64" DIA. --��t■ : _TCH 21/2"x 1/2" Isi 24" mi SO,EDGE FLAT BAR ,p ----- --- 1. ALL WELDED STEEL CONSTRUCTION. it .G _ .. SECTION A-A 2. 10 GAUGE STEEL MINIMUM THICCKNESS. . 3'x 2 1/2"x 1 4" J7L°'0' 'Q 'dd :. TYP. ANGLE 3. 2 THICK HEAVY DUTY CAST IRON PLAN 3/16" ► \ I GRATE. STANDARD CAST IRON GRATE . 48" -I ' l'� 1 w w w 4. COATED INSIDE AND OUT WITH �' B ASPHALTIC PAINT. - r::.: PLAN 7 Q Q Q LL RUBBER GASKET PLAN 0 0 0 cc 5. OPENING ON BOTTOM OF WATERSEAL %=i RUBBER GASKET FLAT TOP • �;- °'. _=_ ,a STEP .,-,. E;:. • TO BE GREATER OR EQUAL TO AREA -:: REINFORCEMENT ---- !N OUTLET PIPE. . MAx •r 12" •~~ '%: OR "[� MIN 10 m Q V < �. e 6. STANDARD DEPTHS : 30", 36", 42", 48" l'i- STD STANDARD MANHOLE FLAT TOP 58" DIA. > • 2'-3" \ DITCH a g g • t . REINFORCEMENT ® °` °'a' g 'v ' 7 y. p•, - BOTTOM p 7. MANUFACTURER DOES NOT RECOMMEND )- M .% REMOVABLE WATERTIGHT CAP BAR AROUND OUTSIDE OF OPENING '-D :.e D ) }- > Z Z O LOADING CATCH BASINS WITHOUT PROPER r; •, I!) s SUPPORT UNDER GRATE FRAME. 18" •. 21. �;X II II II II II II II II III II II R II II II II m 6 N , 't: PLASTIC OR DUCTILE IRON #6 DIAGONALS BOTH SIDES OF OPENING ',ow/�%/I///iiIIIf//7/////, MAX. ;V: Q • MAX. m Q Z _! i #6 6" O.C. BOTH WAYS �% 1� ,:.: • :.a 0 W F-- INLET Fl-7 02 FT `-__, FLO • OUTLET = ---T B B z z C) _' o �, e: 24" a a a° SECTION B-B CD w w J< -...-, _ `• 18" SECURE TO MH WALL WITH o 48" 1 •••; --(•^' ••o . . -- _ c 0 tY tZ (I) 4`• STAINLESS STEEL BANDS �� 4 i a.:V p. :.,•' Q,�j:, a.;?•---36" °_ r .. L D •, • • .. .. e.D •. - \ 2 1/2"x 1/4" SQ. EDGE FLAT BAR PLAN VIEW GRATE FRAME 7:3: e 7 (MIN 2" WIDE) AND 2._O" 6„ �r 2'-3 3/8" '- TIP. GRATE BAR (17 EA.)--ie..- ___` STANDARD CATCH :ASIN = 1/2" BOLTS a �..-- ---I 6 6" 1 k a� WATERSEAL ::'�:• v 1 MH DIA TO BE DETERMINED BY ,.e, `- a / �? OUTLET COLLAR FOR NO HUB 5' .� _;' SIZE OF OUTLET PIPE • SECTION A-A SECTION B- ce o r L_ _I CONNECTOR MAX •_:, 36" MIN ;c: 4"-18" PIPE = 60" DIA MH 4. r- 1 SUMP a LARGER THAN 18" PIPE a NOTES: D ,� � �/ e�_, / _ 3/16" TYP. `C ---I 1 Irli PROVIDE SPECIAL DETAIL g" :�, :•; e DITCH INLET CONSTRUCTION IN ACCORDANCE WITH ASTM C-478 \0 dr I z MIN:; 4- ''. 4,-.t:....,.,. e'.,. D C-, N cb .:.• ., '•..,:. ea, :Q . :•a.•-a 8" OF 3/4" COMPACTED BASE MATERIAL q- 6'6' CN•o a0 t0 1:,•••••:::•:. .::•:.•.::i;!;::::.•,.;.,:.:...!:, :•...'... :p.'.Q e d Q' 2 1/2" x 3/8" Z �! i .�.yo ••::.• o e .4...... 4. •_'' ••••• :v,' :'.•, • '' DITCH INLET STRUCTURES FOR PIPE SIZES 24" OR LARGER TO BE PRIOR APPROVED O d .:•a".•••.'r.}'..•.,e::°.._.a..:'.ve.}`.ti;::$:_!:�.;;V'.,'•r�•;.� • a v . SQ. EDGE FLAT BAR 3" C. TO C. C-� (� " _- a SUMP VOLUME REQUIREMENTS PRECAST =MINIMUM WALL THICKNESS TO BE 5" 0-- 0) W P 0 `* SECTION A-A SINGLE FAMILY RESIDENTIAL 3.5 CF/ACRE REINFORCEMENT TO BE REBAR MEETING ASTM A615 GRADE 60 OR WELDED PLAN c� O o i MULTI FAMILY RESIDENTIAL 22.0 CF/ACRE WIRE MEETING ASTM A497 -Z,,(0 el M 2 COMMERCIAL/INDUSTRIAL 94.0 CF/ACRE NOTE: tY c•I FRAME AND GRATE TO BE FLAT BAR STEEL OR APPROVED EQUAL. Pi 4L/ rj M THE Lyn C h CO., INC. � ��c ' ~ 4706 S.E. 18TH AVE PORTLAND, OREGON 97202 t ,• Q ylee4 PHONE(503) 236-3825 ' 'U/A 24"130R 24"� WATER QUALITY S @tLge @ unified DITCH INLET sews age DITCH INLET VA 411.'- sewage 1 STANDARD CATCH BASIN MANHOLE FLA T TOP MANHOLE ae necrayge FRAME AND GRATE f SECTION agency f agency agency agency DRAWN BY: BPT 1/14/97 DRAWING NO. 515 DRAWING NO. 050 DRAWING NO. 250 DRAWING NO. 260 FILENAME:LYNCHO1.DWG ----I k-- 6" FROM F/C 4'HIGH ORANGE CONSTRUCTION I- - 27 7/8"-- I - 4 1 '-23 1/4" FENCING WITH STEEL POSTS @ 8' MAXIMUM SPACING 23„ 0 . . 0 I I I I I I I I I I I I I I 0 O 0 0 - ,....NEugal o O o o • --" l -'--I H 16 1/8" - - Wleo 31 3/8„ FINISHED - - CONCRETE ---______719, IIII 0 I 1_ I I 4 m - FRONT VIEW 0 SIDE VIEW ONT _ N.T.S. N.T.S. I I I I I I I I I I I I I I lEMPORAItY CONS1RUCTION CLST- R MAILBOX FENCING DETAIL DLTAIL 14%.mossessms■twasmoomommesamen w w o .) PROJECT MOORE 8USD L. NO. 328-009 N:\proj\328-009\dwg\3289DETL.dwg - SHEET: DETAIL 2 Sep 30, 2002 - 10:50am djm TYPE CONSTRUCTION C •el ,{ 1 f.:,� .. PLANTING DETAILS • en . I „-- --, Il _�- -'.�..... 1, J ' �``--..____ , I / t / ! t P�'1 O 11 � t i - f _r a mss: •►�..i►..F .. _ �'' -�,..`� _ . r---.�' -=-- �► � -,r--- - � :- �. �-�---..�- _ '.. _ -. - TREE DETAIL NT ALL -rR�s w/ a PLA • �i� © �1\�. ' 1 IA \ \ �► p�, ,►, \ TOP of RooTBALL i ('� � °. � ,.. `-�. .� -.`�.t ,.. : > . � ;jot ,�, r. ,t � � �.r• �.Zt � \t .t '� 11► �► ,w} :r,��s;.., ,480VE Ff NISH G':RADE . i a � `c�� I v �� , ,'' '�.�T �' ` �� -� � �,�� /� '�" _ .--' *'�i�- 4 '�� - '� , :Y-�'�fz.`:'„f== ,, p C/1 co ,, .. . ... ♦ � \ \ oot��aLE STAKE w�. 1(4.. . r t. �\!\► .� 1 � 2"X2 XS D.F. STAKES f \► '�r ����tl��s'I���i�� ,+♦+♦++++++.!+♦+++.' l �I i '. . i ;:. + ,,,fir .,t o' °11) AS MIN.FINISH GRADE ' i W w LOT 9 ..,,,_ i 414 eq4b$ OI OI �_._�. t ....• / =w: D/�� aft TOP OF STAKE BELOW z.i. SEED LAUJN• �/ `�F� s.►_�! // ,/ �`' ►'������ -�' . >� �� s' r B,� Y�L� ix, �0 CANOPY coo rn lam_ j � ►� - r J _ / \r�'�� �.l?ij; �. Oa. .• \'►4� �,TI ' P • { =-- �1 .,,; ,,.�►�► 1 fL"'" j Op10:" I Q i 0 1 -``4- -� N � � �� -1, . - _ is•� ,. - _ - - - . ' - - - . ' - - ' - - - . ' - - . ' - - . ' - - . ''- - •. ' - - . ' �•- - •. - - . ' � =�' t;,•:. � --�.., .�---_._ // � _ � � Q r �' -.( v '� �` ��► L�=�= 4r - �•'' _ p 400 I 'CHAIN LOCK' TYPE GUY 6 234 S. F•. 4� < . , ► �0..:: �. ,.Y 4 �, . .o ..��� . �� b. 1 t ter,, _ h ��#. '- • ���� ,,,,-, 6,-- .. 0 T1 r oo l� 11. �` ?0::::: *, fr_ 4 - . . . . . _ . - . . . . . . _ . . . - f - • . . . . • <A, '4,- �►ob •ik 1 oR 2 sTRaND i� �,�.. `�. ' � elt:ro.ikr,..„ © , •�::..::::. ....► -.�. . • . . . . . . . . . . _ . . . 0 � �►L���. \�1 p o 0 GALV. WIRE Wr HOSE A w t � . 0�©� ... i �- t► .i f_.:r �' , • ,�,,f p j o 00 / OR APPROVED EQUAL -r 2\ 1 \ .....--"'- � ••. I /►�' �~, � � �,I - _ _ .r-'�. - �r • ` ' ,l'��l!i-!r A ^'.:V•.c� ' t E..k +,� �F O/� I�•_ \► 1 1 �- _ 1 �► ` r • r' % ►' t � lei►j; o p$ i A TS 0 :4v r ,, i 1 " 1 �, j �,p REMOVE ALL WIRE B sKE H _LA "f � �;i1.�.� ^/� Vii' � p ViAt- ca C/..41.1114 1-✓ 0 ` 4 � r;� ,r I r S-.,I --- -- �.- o `►. ,.:,*1, .6114%1 i/. `� 1. iir.47 /A OP ,j\ .,- TREE , ice`--^✓�n HEIGHT V'vii-;:e 4)4 O S 1 / 7- '-'7 ,,„,,„,,,,,, � �' 11 �.F����=• ���,.�,�� �� ::1_Ii„1. FINI SH C �ill� � �.,.s�,•.:, sin ,r, 3 ..yam•�`-^•`. :�' i' Y' '•�4` <7). - {X41.L��}C `� I' � '° � � °� -~ ,°�' ._� --.�� � - - 3-wAY BT; t fGFiIX EQUAL \tosossamme■ .1 � � � � I 1111 - .�;�:��� �_" _ - - - m\ 1 l l=1{I I i I PARTS SOI. •♦ . ��1 \ z!'=t ../ -I i SREAK, „ , , 1,„, �;- =11 MIN. 4 N FOR 7 74 44 - ,f o0o DRAINAGE \ \ �. .- �� _, ,� � 1 DEPTI-1 I i >oog000� I I= z- ---7 LOT 6 1 ____„_1, . 5 ______ Lii oc t`J li p i O ,.. o O < g-111:/ 1 I 2x ALL i/ ,i 1 , I /1.40T 2/ L.--,--:' \ 2 a LOT 3 /LOT 4 fi f `I. JJ j iir s WIDTH,_,--.:-:,, \ \ _ , I 4,'-,--7.- SHRUB DETAIL \ 1>\ ://''''\ i \ ,/ .�-- _- 0 S. F�. /5, 012 . F. ��5 3 7 7 S. F. 5 0 0 0 S. F. 5, 0 0 0 S. F-..___ 5, 0 0 h4j I ,z °--- ,,,-k to I I I 1 1n :f� . � TYPiC.aL SHRUB TYPICAL c•cROUNDCOVER �- ' ! I ,{ I ,1' w �U° y k` I. PROVIDE POSITIVE 1a° oc. TRIANCxULAR PLANTING o LOT 7 /,- ,� ,r x rt lAii ti, 6 8 5 6 "F• . /�f _ �'� - f 1 t `' DRSAINACrtE FROM UNLESS NOTED o -� PLANTING POCKE z \ �'` �- '-' ,'% { BAGKFILL WI 3-WAY l,„, / ,, - 3 MEDIUM MIX OF EQUAL PART-,\ --.,,, ' '" -- 'r{ � ii! \ COMPOST A SPECIFIED TOPSOIL, ROTTED MANU---- ,,``�`f .,-- _--I- ------ _�Y�-� I �;�--' I i � �r' � LEAF MULCH �__ -- `� � f LOOSEN sOI L SELOw o o `y I--r f 1 �eooTBLL «�� FoR g� ii 7.--- ,,_________-- (/ GROUNDCOVER 4 6" �■ I j F BS) 1 w J/ - kir . . _, _, ._ i .- k 0. is, -I f f.47,\ /AIM. V'° ,_---\- z � I ( / __, „., __________ - - - --A , __ o �' -1f -"` // .t =1 i E- ar i) o 111=1 i c 111-I 11-11 >-- g ai i i fill I MiN. DEPTH 111 ,V?, (�{=1 I{ c° o M 1 i.5x -1 =11 o W ,--- r j , , ROOTI3ALL _I I r> I11= z z w 1 i I . �I ��o goo -11 z CD ui w i I i=1 = it=_-1 -I 14= 5 a < w c, 0 PLANTINGPLAN 20 10 O 20 40 1 MIN. WIDTH �, 2X ROOTI3ALL ‘S TES ..„ 424 r �I PLANTING NOTES: LEGEND SCTION A WATER QUALITY PLANT LEGEND PLANT h AGN� . . RDT General Specifications 1. Any c iscrepancies between these plans and the actual field conditions shall be �- OREGON ' reported to the LA. In case of discrepancies between plant TREES QTY SIZE SPACiNG BOTANICAL NAME COMMON NAME TREES QTY SIZE SPACING e0TAN1CAL NAME COMMON NAME �� ,��,. schedule, call-outs and plan, PLAN shall govern. 2. Notify LA for approval of fine grading prior to commencing plant Ct Installation. AE 0, 3. The Contractor shall maintain a clean and orderly construction site, removinc all p3 2" calip. As Shown Alnus rubra Red Alder 06 643 As Shown Acer circinatum Vine Maple (Multi-trunk) rubble, debris and excess materials. These materials to be properly disposec of off 0 site in a timely manner to avoid unreasonable disruption or mess. I 4. All paved areas, fences or surfaces stained or soiled from landscape material shall be cleaned. All surfaces shall be washed with proper equipment and materials as �'° "� Oapproved by the Owner. Stage no dirt or bark in public streets without 02 2" calip. As Shown Amelanchier alnifolia Serviceberry wners approval. O°1 2" calip. As shown Quercus rubra Northern Red Oak 5. All trees, shrubs and groundcover to be planted as per plan, specifications and . 41111 details. After final raking, all shrub beds, tree rings and mowing strips shall receive a 3" layer of medium grade COMPOSTED bark mulch. • 6. An changes or substitutions in plant material or revisions to plant locations to be i 2" calip. As Shown Thuja plicata western Red Cedar p p I� approved by Landscape Architect prior to planting. Adjust plant locations In coordination with Owner if deviations from planting plan are necessarg to site-. Plant unknown teriale all conform conditions. American Nursery Association standards governing 05 2" calip. As Shown Fraxinus latilfolia Oregon Ash tro 03 2" calip. As Shown Celtic stnensis Chinese blackberry health, size, branching habit, form, and root development. SECTION C 1111 i SECTIONS 1310-Swale Plantin Specifications Note- 1. Fertilize all trees, shrubs and garoundcovers as shown In details or approved equal. All Clean Water Services administrative provisions regarding maintenance apply 2. Sackfill soil for all plants shall-be a mixture of three equal parts topsoil (from site)_ to these se cifications= SHRUBS • rotted manure or mushroom compost- and rotted sawdust or leaf mulch. See p planting details. + Soil/Grades O2 2" calip. ,4a Shown ThuJa plicata western Red Cedar 1. Rake and remove weeds and rocks. Ensure area is free from naxious weeds and seeds. is Trees 23 1 Gal. As shown Cornus sericea Red-Twig Dogwood 1. All trees to be healthy, disease-free, well branched, with straight trunks and well 2. Ensure 12 of CLEAN topsoil for entire Swale as shown in typ. section (this sheet). crowned. Remove all dead, dying, and crossed branches. They shall have no cut Mix 2" of garden compost into native topsoil. DO NOT ammend or apple fertilzers to soil. cs, eil off limbs over 3/4 diameter not completely healed over. Trees shall be free of 3• Grade base to maintain existing rough grading drainage when adding necessary topsoil, 13 2" calip. As shown Pseudotsuga menziesii Douglas Fir scrapes and scars. (09 01 1 Gal. As shown Physocarpus capitatus Pacific Ninebark 2 2. Wire baskets shall be cut away completels. Avoid ball breakage. The first 2/3 of the Planttn Surly wry shall be peeled away prior to 6ackfill. trees in tree wells shall be g providing uniform and continuous, slopes. Maintain finished grade as shown on civil grading plan. installed with crown flush or above surrounding grade and paving cover ball with 3" 12 1 Gal. 4' O.C. Rosa nutkana Nootka Rose of' bark. 1. Follow planting guidelines and details on this sheet. s�-IRUBS 3. All trees are to be planted a /k minimum of 24" from any fence, ole, wall, curb, sidewalk, roperty line or any other Maintenance 10 1 Gal. As Shown calix eitchensis Sitka Willow . p Tr shall be placed a 1. An underground Irrigation s e tem is installed in this area. Once plants are established lir 25 1 Gal. 3 O.C. Cornus eericea Kelsey Red-Twig Dogwood landscape feature, unless specifically called out in the plan. Trees shy p g g y p minimum of 1' from irrigation rotor heads, minimum of 5' from street lights, unless irrigation system should be used to assure plant survival during drought. Do not overwater. 55 2 Gal. 3' O.C. Mahonta aqutfotium Oregon Grape all4 noted otherwise. 2. All noxious weeds to be removed by hand during 2 year maintenace period. 40 1 Gal. As 5hown Spiraea douglasii 1-lardhack 4. Trees in tree welts shall be centered. Over excavate all compacted material. 5. Plant all trees according to details. Orient best side to dominant view. 3. All plants shall be under warranty for one year from final project exceptance. 0 10 3 Gal. As shown MyrIca californica Pacific Waxmyrtle Shrubs 4. Regrade, repair, and replace all washouts and thin areas. 1. All shrubs to be container stock or bare root during season, well branched, healthy, 02 5 Gal. As Shown Physocarpus capttatus Pacific Ninebark disease free specimen materials. Plant minimum 24" from edge of paving, 24" from 1-IERBACEOU_5 PLANTS 0 Plant minimum IS" from adjacent private property lines. }.IERBACEOUS Slp_gWALE PLANT SPAGiNG DIAGRAM 132 leach -tubes 12" O.C. Carex obnupta slough Sedge o 46 2 Gal. 3' O.C. Polystichum munitum sword Fern 2. Plant all shrubs according to detail& Orient best side to view. � Plant Plug T . Ground Covers 0 ^ ' Plugs to be trinagulary spaced toli 424. leach -tubes 12" O.C. cagttaria lattfc►Ita var. latit'olia Wapato Q 09 2 Gal. 3` O.C. Potenttlla fruticosa Sutter's Gold Cinquefoil I. All ground covers to have I year minimum root development, with crown �t0 s. at 6" o.G. , 'cutter's Gold' proportionate to container. Plant using triangular spacincg�- locate ground cover one half of specified spacing distance from an curb, sidewalks or other surface unless 0 e. 0 e* 146 leach -tubes 24" O.C. Scirpus acutus 1-#ardstem Bulrush l8 5 Gal. As shown Ribes sangunieum Flowering Red Current otherwise specified. See planting schedule for spacing distances. ( • 0 _ \,... I 2. Plant all groundcover according to details. s, ►`� 6. (3 �****4**II*4 306 leach -tubes 12" O.C. Sctrpus microcarpus small-fruited Bulrush 38 2 Gal. 4' O.C. Vaccinium ovatum Evergreen 1-Huckleberry co Maintenance V SEEDING RATES BEER MIX SOURCE fp 1. The Landscape Contractor shall maintain all landscape areas until project o completion a acceptance. Riparian Mix Pro-Time 830 425 S.F. Hobbs and Hopkins 503.2391518 ,HERBACEOUS PLANTS gamil 2. Maintenance shall include at a minimum .........................•--.... p ` A) Regrade and re-bark any settlement, or erosion washout - NOT / 65 1 Gal. 2' O.C. Arctostaphylos uva-ursi Kinnikinnick 13) Monitor irrigation, adjust as required. 1-1ydroeeed Application: s - C) Sark mulch lo be maintained at herbaceous Over-seed a 3" depth during this maintenance period. i lbs per 1,500 SF area of water quality 4500 sf. Seed Pro-Time *105 seed mix PROJECT P1art g Plan D) Maintain all barked areas weed free during maintenance period, q y facility with wetland seed No. 328-009 mix at prescribed rate. Hobbs and Hopkins 503.239.518 TYPE KA C N:\proj\328-009\dwg\PLANNING\3289PLNT.dwg - SHEET: Layoutl-Planning Sep 30, 2002 - 9:06am mub ' RECORD OF . SURVEY WASHINGTON COUNTY SURVEYOR'S OFFICE RECEIVED: „ ACCEPTED FOR FILING: BEING LOT 17 AND .A PORTION OF LOT 16 OF THE AMENDED PLAT OF NORTH SURVEY NUMBER: TIGARDVILLE ADDITION" IN THE JOHN L. HICKLIN DLC, LOCATED IN THE NORTHWEST ONE-QUARTER OF SECTION 2, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON DATE OF MONUMENTATION: SURVEYED FOR: CASA TERRA LLC o. . 0) SURVEYED BY: ALPHA ENG. INC. , �• �: 9600 S.W. OAK, PLAZA WEST, SUITE 230 LEGEND 0 �(o PORTLAND, OREGON 97223 0 - SET 5/8" X 30" IR WITH YPC INSCRIBED "ALPHA ENG. INC." FENCE Q °) • - FOUND 5/8" IR WITH NO CAP, UNLESS OTHERWISE NOTED ON �0 0.5' WEST Q�� MAP OR IN MONUMENT REFERENCE TABLE Qw (H) © 5' WOOD �0 IR - IRON ROD 1 - >>)p FENCE �• pct IP - IRON PIPE Q�' UNKN ENCE 1 (176 ' ,mot\ YPC- YELLOW PLASTIC CAP C q •8/ Q �O RPC- RED PLASTIC CAP 'Q� ONUNE S�J g 0' SN - SURVEY NUMBER FENCE V Q 0.6' WEST ,': )) N q`y 2p• (H) - HELD ��CJ SN 18662 8662ET i-� �i ) Q00 ^h5 gyp• Si - SN 27690 4' CHAIN s _•02 ^O 52 SN 25240 LINK FENCE i ONLINE (�C Q S3 - SN 19089 o Q S4 - SN 18662 18 6' WOOD P1 - AMENDED PLAT OF NORTH TIGARDVILLE ADDITION 19 (H) .\ 1L' 8 FENCE �. S Gj '�� '; ONLINE $). P2 - BROOKSIDE PARK /0.1 /0 FOUND 5/8" IR WITH RPC 1 ..., .0,c,F 8 7/0 S.)A r....- INSCRIBED "WLMc LS 806" FD ��Q' P3 = PARTITION PLAT NO. 1998-119 �S A ` ONLINE, SET IN PP 1998-119 •� 8�p °C' SF SQUARE FEET �1J ,� 499 1) 4/0 c PP - PARTITION PLAT ICS' 1 FENCE COR. e4 ONLINE, SET IN 83 234 S.F. 0�F 4)i � 0.3, WEST /PP 1998-119 FENCE CDR. '00 MONUMENT REFERENCE TABLE �V o� 1.5 NORTH X848? 0.5' NORTH :10.4,,t(?) 96j C 1 — FOUND 2" IP, HELD, DOWN 0.20', INITIAL POINT "WALNUT ACRES" Q. ,�� ^ A,3) FOUND 3/4" IP • > >8) ti� B — FOUND 5 8" IR WITH NO CAP, DOWN 0.80', BENT/ DISTURBED, Q ^ SHOWN ON SN 25240 2 / / ONLINE 5 CHAIN f�3' CHAIN BEARS N 23'42'34" E, 0.96' SET IN BROOKSIDE PARK Q c'Q LINK FENCE LINK FENCE HELD EAST/ WESTERLY Qom, *- END OF FENCE 17 FENCE COR.Q 1.0' SOUTH 25.52 S FENCE NORTH - FOUND 3/4" IP, DOWN 0.70' BENEATH ASPHALT HELD, SET IN SN 17478 QQ (25.56 P3) 6• As_ .� D - FOUND 5 8" IR WITH NO CAP, DOWN 0.30', HELD, SET IN SN 5663 • 68 • ?p / �O ) �,a - FOUND 1 2" IP IN MONUMENT BOX, DOWN 1.3', HELD 0� O�F� ' ti O(�69 4' CHAIN -_�`�• © © / P p NCF 114 ;4 LINK FENCE I ORIGIN UNKNOWN, SHOWN ON SN 27690 �.� �'. `S� Ate' END OF FENCE ry� LOT r1 COR _ E- - FOUND 3/4" IP, HELD NORTHERLY, BEARS S 57'47'23" E, 0.08' _ '-g ... 3' WIRE ST N. 0 7' WE ,�co• 1 ORIGIN UNKNOWN, SHOWN ON SN 27690 Q FENCE COR. / FENCE TRANSITIONS FROM '\ Q 1 QQ 1.8' SOUTH 3' TO 1' HIGH 1 co--,t (<, WIRE © - FOUND 5/8" IR WITH NO CAP, HELD, SET IN SN 19089 WIRE FENCE �, ,�, © - CALCULATED POSITION OF SE COR LOT 17, THAT BEING FENCE COR. O .0 CENTERLINE, CENTERLINE OF SW GRANT ST. AND ., 0.9' SOUTH >>8 tij� ., .,,-) FOUND 1-1/4 IP, UP 0.60, 9 ,4j o, SW McKENZIE ST. PER SN 27690 0.79' SOUTHERLY PERPINDICULAR =0 4b '�� �'� O - FOUND 5/8" IR WITH YPC MUTILATED, BEARS 0.32' SOUTHERLY TO LINE. ORIGIN UNKNOWN CY ^Q) �'\ \ / AT RIGHT ANGLE MEASUREMENT TO LINE. SET IN SN 18662 p (.? __\ (H) 0 -- FOUND 3/4" AXLE, BENT AND LEANING 0.87' NORTHERLY AT 1 WIRE RIGHT ANGLE MEASUREMENT TO LINE. �� Q° FENCE ��ia •� SHOWN ON SN 18662 END OF FENCE / 2.0' SOU TH / cc;) c)o, NARRATIVE �`'� Sjf, THE PURPOSE OF THIS SURVEY IS TO ESTABLISH THE BOUNDARIES OF LOT 17 cDO. AND A PORTION OF LOT 16, AMENDED PLAT OF NORTH TIGARDVILLE ADDITION, Si, �1ckF PER DEED DOCUMENT NUMBER 92085683, RECORDED NOVEMBER 24, 1992, SE COR 224 N�j WASHINGTON COUNTY DEED RECORDS, FOR A FUTURE SUBDIVISION. SCALE: 1 " --- 60' © LOT 17 (P1) �' S�, AS THE BASIS OF BEARINGS, I USED N 56'50'5 " E CALCULATED FROM SN �. 27690, BETWEEN THE MONUMENTS FOUND AT 12j AND IN . 22) THE SOUTHERLY LINE OF THE PARCEL WAS ESTABLISHED BY HOLDING THE 80 MONUMENT FOUND AT El AND THE SOUTHEASTERLY CORNER OF LOT 17, (So © (H) CALCULATED FROM SN 27690 AT © THE WESTERLY LINE WAS ESTABLISHED BY HOLDING THE MONUMENT AT (G. AND THIS SURVEY DRAWING WAS PREPARED USING HP �o o, THE EAST-WESTERLY POSITION OF THE MONUMENT FOUND AT B INTERSECTING 11- PRODUCT NO. 51645A INK, ON CONTINENTAL NO. ,�. THE LINE BETWEEN A AND Q . THIS LINE BEING ACCEPTED AS THE EAST LINE .2C-4M2 POLYESTER FILM. .; OF BROOKSIDE PAR `°` THE NORTHERLY LINE WAS ESTABLISHED BY HOLDING THE MONUMENT AT El g r AND THE NORTH-SOUTH POSITION OF THE MONUMENT AT 0 . 1 �, THE EASTERLY LINE WAS ESTABLISHED 20.00' WESTERLY OF AND PERPINDICULAR ,��, r., TO THE CENTERLINE OF SW GRANT STREET (CR 819). THE CENTERLINE OF SW g i REGISTERED h� ��GS SHOWN,STREET WAS ESTABLISHED USING RECORD DATA FROM SN 27690 AS i PROFESSIONAL X43 �EP� LAND SURVEYOR `S OF 1o�6g0 ri C-44 1.)-4-•-'‘.--Y y� , ,# ■ ,�, ' BPS ,y1# �o Z REFERENCES PARTITION PLATS r' .�j0 P 1994-004 r N y16 �•�(,� SURVEYS 18409, 26044, 27690, 27074, i OREGO �yGv JULY 14, 1998 G 20646, 19089, 18662, 25240 1998-119 s JEAN_ M. DALRYMPLE-FEIGION 2875 PLATS VALID UNTIL • 12-31-03 AMENDED PLAT OF NORTH TIGARDVILLE ADDITION BROOKSIDE PARK / WALNUT ACRES D (H) SHEET 1 OF 1 s v SuI3loo2 _ 0 ' r.° q" Co N N rn N. P J \ (Jo a [s\) :- 1— c ) , ` !� °N VIC::::) 0RE , 5 iset ADOW ___ Le /1/4\,„,,,,,.,. is?". _. SITE , , ►SUED IVISION F _ IMINA Y FLAT AFFROVA ���� '�` "�., Ai./ 11,2 CI -flt OF TIGARO , C '_ ON ,, C/ > � Nv W < / / fittN , ,-,/, U „ :,>, 4,, ,,,,,,,,,/ / ;$1,,„. ,,,,,t Nc-NN /Nt„,, ,,,,,c/N. / AN \ s/NK . . -,„ N., , / /, ,›N, Nit/. >Nd,,,//\\ ,„\e„\\>\>, \:416.):7, Ny ., \,,,,,," AN.,:i-N, '#\-, / / \NVH)/ >-. VICINITY MAP \ I\ \ \ i 5 i II I z o . 11 1 I OWNER XI XI I 1 1 'I. \\ I ' ROBERT MOORE, TRUSTEE 12515 SW GRANT AVENUE I TIGARD, OREGON 91223 F w__.__. _•__ –, -,- .__ a o \ I .z J I I I I AEI DEVELOPMENT 1 I CONTACT: TOM McCONNELL I, i 9ro00 SW OAK STREET, SUITE 230 Z —I — �`� PORTLAND, OREGON 9230 W 108.51 — � 319.11' — — �, �.r, � � w/°�s a ¢ Q w 2600' TRACT B 1:4 m� R 10,17 ,,,:‘ on *'EL: 0503) 452 -8003 3 P V- LOT F a 14238 5F. - q 8.2' B 6234 SF. s r 9m of (0) ss 1 CIVIL ENGIN ER/SURVFYOR m m m ° — — — — 21622' — — — Q0C- �\Q' TRACT C , I I z ° 106rA0' - TRACT A - - __j— / ''� 0'�.>', 1,186 5F, 'V Q > o Q in 12,121 SF. 252.19 � ,i� ALPHA ENCINEERINC , INC,fNC ¢ 1 1 0.00' \ \ � 3U2' - o o Ld a m 9ro00 SW OAK LC A' V. c°cOO� r 30.01' 5000' 5000' 5000' 34,11' I PLAZA WEST, SUITE 230 ���t N 5,646 5F. LOT "I I c I PORTLAND, OREGON 91223 \��� 26.00' 9,145 S.F. I TEL: ( 03) 452 -0003 16.00' LOT "6 % LOT "5 % LOT 04 % LOT I'3 % LOT 112 ___ . \".---- 6856 SF. 5311 5F. 5000 5F. 5000 SF, 5000 SF. 5010 5F. dl I I ` UTILITIES RV I C LOT "l I \ WATER: CITY OF TIGARD WATER DISTRICT STORM: CLEAN WATER SERVICES ._- SEWER: CLEAN WATER SERVICES ■ i 10923' 55.00' 50.00' 50,00' 50,00' 50.00' 13.68' 1059' M cK EN ZI E POWER: PORTLAND GENERAL ELECTRIC /"" GAS: NORTHWEST NATURAL I / PHONE: GENERAL TELEPHONE H_ I I I FIRE: TUALATIN VALLEY FIRE 4 RESCUE 4 POLICE: CITY OF TIGARD GRAPHIC SCALE SCHOOL: TIGARD SCHOOL DISTRICT 4a d 20' ,d 120 I PARKS: CITY OF TIGARD II a_ I PUBLIC TRANSPORT: TRI -MET ____I ),--- ( IN FEET 0' I NOTES 1 97 1 inch = 40' ft. SITE AREA: ` 1.84 AC. z Q ZONING: R-4.5 0 TAX MAP: 2S1 -255 Y E TAX LOT:' 1900 NEW 29' c' 30' e' r. 2T re NUMBER OF LOTS: 9 re In __ ruE I p s - EET INDEX 10 19 •EDIGATION 50' SIDEWALK EASEMENT III +/- 9' +/- 2S' 1 20' 1 1 PREL IM !NAR1' FLAT (VARIES) (VARIES) 1 \ y y l 2 EXISTING CONDITIONS RECEIVED 45' 5' 0.5' 05 �5 05't-^r� I SLOPE 2/FIL fd5 ,05' S-:2 MAX CUT/FILL m5� m5' GRAD s_---'— SLOPE 25x. I SLOPE 3d SLOI'E•23% ----- LEGEND 3 GRAD IN& FLAN CURB ONLY ITY OF TIGARD — CURB ONLY — ` �— - - 4 UTILITY FLAN C. CURB 1 GUTTER — PROJECT BOUNDARY IPNNING/ENGINEERING ' CONC. SIDEWALK CURS 4 GUTTER CURB a GUTTER ,_ RIFT of WAY CIRCULATION PLAN --------_ SW GRANT TYPICAL SECTION PRIVATE ACCESSWAY TYPICAL SECTION PRIVATE ACCESSWAY THRU TREES TYPICAL SECTION LOT LINES 0 TREE PRESERVATION [LE:11 o r N.T$. NITS N.T,S. __._._.. EXISTING PROPERTY LINER OPEN SPACES — — — — — — EASEMENT LINES LANDSCAPE FLAN PROJECT MOORS N:\pro/\328-009\dwg\3289PPLT.dwg - SHEET: Planning May 31, 2002 - 9:10am dim N0. 328-008 S \ TYPE PLAWING SvSaooa- 000011, ..:-' '•- .:,..,':.517-'= I- C :::11CriC1262154Cn: :14, ____ r . C.) 4 • ...;.:„., ..,-.. . 00 t / : .. . . 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(-1 z -0 P SHEET DESIGNED BY MAC DATE ENO. DATE REVISION BY "1 -0 • c.._ M rri DRAWN BY 4/4 DATE •-i* n CIRCULATION FLAN --4 OF i 2 PROJECT NO. 328009 REF. ALPHA ENGINEERING INC. 1 MOOSE . SCALE HOPZ:T-40' VERT WA PLANNING.6 1,DEVELOPMENT SERVICES A,SURVEYING : OFFICE 503-452-8003,,,,...=FAX 503-452-8043 . ) • • PLAZA WEST At,SUITE 230#1,-,9600 SW OAKA,PORTLAND,OR 97223 . \ I 3289PCIRDWG ,1 I . CV F cm , 4 p cis I ij E thr4 P 8 2 r.; , , g 8 w , 004 11 cti 9 ;,‘,2 8 i WI la) , I 1 ., P 0 ")B 1 1 cl 1 4 u v) i, i, ! Ili 1 i , i N _ _ / - - - — - — _______ C13- _ SW JOHNSON _ , -- — — _. ,. _ — _ 1 _ _ , I z . I o , , i 24'0EAR i ,IA \ 05 ' 1 , ' , 1 ' (11,1,121,) I , , LL, I i , \ \ \ \ i i , I \ , , , , 1 1 t , ' I ' 1 t 1 1 \ \ \ ' \ I' I t \ I 1 I I 1 Ld \ t 1 I 1 I I 1 , I- I \ i 1 < I \ \ \ i \ 0 ■ i ( i I ■ d 1 I ' i \ \ 1 1 , 1 ■z i \ \ \ \ \ .., . ____. --1 \ I 1 1 ■ 1 ' ■ \ , 1 i , , . 1 \ \ \ 1 1 _ ___ _ ___- _ ___ _ ___ , i I LJ LJ LLI I I i , ; \ \ \ \ \ \ I i . — - .. — _ , II I < < < LJ O 0 0 Ct M. < V ° r i r I r 4 , , , , , \ \ \ I , )_, , , I >_, >_ 3:, co m o t_, E 1- , i c2z cI 5w 31-u .cc.__J• \ \ \ i , ,. _ _ . . _ 1 /I Etc.51 E LciE1 E ((7)) , ..___ - -- - - - - - — , f I \ , , , I , ■ , . . - - -_. _ ___ _ _ .. , , , ■ I , , , i i I , , I , T3s::::,:,,,, , , 440..t.t4324,4,:stic,:i 1 i 1 i 1 , ' 1 , I , I 1— ■ --. -a i. --- - - r .110111 AL. _. _L. _ ev.,----..iil • .■ TRACT 5 LEGEND 1 LOT : SEI 1. , 142342 s _ l i .... . 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E L (1—-------- GRAPHIC SCALE 1 1111.11 40' 0 20 i ' 4d 80' 180' (Igr i iffidliWilliNiA \ I\\ r ta...- ( IN FEET ) 1 inch = 40 ft I 'PROJECT MOORE NO. 328-009 \_ TYPE PLANNI4G N:\ptoJ\328-009\dwg\3289PTPP.dwp - SHEET Planning May 31, 2002 - 9:23am dim 1/4 c N A2 tt�� i~ 1. 1 i c.11 A N- 4 1 CO / 0 1 Lig 4 :._\\ , - z t�L • _ f PLANTING DETAILS Ma ,�l-p�{(ut�� ia1 �! �'T©�.�/T'1T �. ,1- .`,, - ro -7 ^r, . .� 5 0 f r ,;.i ►''rI�i 1, '> ''' I a.+r3;♦ ^�,j,3r�` ♦- R;� �+fitk01111" 'I ,�•!i lj1 - �1 k ' d ea �' W C�4 AAL 4* p C �.. j TO,�'l�l���„�_�'I�.•I�r��/_\=i�,/\�"� t 11 �` 1-iwrY�t ALL II�GGO W/~ -1 _-� � Y ti ♦ f / ► ��' r- �It fit' . y,.±.1 [A .�... ..... ,� R"f� 'sz-_:. / . / .�,s I ♦ /I>. ♦ j, 4"O':.�j. -_ . , . . -•�.-- v r •.-- _ �► = �� tll TOP OF RDOTBALL i 1 — �, _ i!X +n- — • 1 i 4 :'' f 1 ♦ t' .�y ''"�� Cal O r of �. 1 r EA ING . . . . . �INteH GRADE' ABOVE• --- _Arirb!►._.► _ ,► ( r .,. .♦♦ AREA • • . • • • . • ' s . • . , ..4-� ,►.�► , #1100 :G C�•` .' j ���+ •.♦..♦♦♦ ►� 14 '�+ ► • `P .j. -y f_ DOl,lE3LE BtAKf=W/r . ei, / D t,.� �� .♦ � .� ��.���+i � ���,+,,+��E �♦�♦♦.♦ ♦ •• •� ' . - ._ ,�. , Z'XZ"k8 D.�.BtAKEB•�� �� �..�.��► �• / .. �.♦♦♦♦♦♦♦� f - ._ Z-6"MtN.t3ELOW GRADE t L O Vill_')* �, ==••! ] i � � . ��♦�.�♦��♦ s��D LA. U�I f• f i f� ,, 1�� "r1i, f off / g 3 V,o 1 r . - - „ i .., •,.i♦i♦♦' x. '' .D A . . t r D/I CUt TOP OF STAKE BIrLOW t ��,, �_ �f�- ' �.' �J�. _._ .._ _ � � '� A 6 �I• � �i ) i+ / + CANOPY Q \,„ --�-' �► - E• � � / 44#A9AV ��, ��� .. - _ . • • . • • • • • ' • . . . . • . , • _- - TREE DETAIL 4 '1 '- .„air,♦..4 ,( 'f .1�t,. ✓�/� • , ' • • • . , '._•: ' . . . . . . ' . . • . . ' . . . .. . . • , • • , • . e �1—��,1.��.•j.'�i\'' ,•r r A.t.. ., Yp• �� `-.l�__ .:� t O, 0 0 • V�•,ti (�„�♦ t` ,•! ` �•! 'j `•� • •• , i+ •� .,.,.•:, .,. •r. • • �• iletti.,:1110-7 `r r -_ti i+►- .• '®.- rya 1 �, , 'CHAIN LOCK 11'PE GUY•r `r t5r., , 'r o �r-? . ...,:. .• – ,,,. ,6. / s X11 r 1� ,� - ~, \4% �01 0 O • W V� ili , 1 t 1 :::: ••••••. . .T./. /� .- li OR 2 6TRAND 14 GA•' /� 4.7, 1 ►. AI lam( l 3} , �la � rp , ,o, �sALv,WIRE w�HoaE >: •41i ig\,h, i t .�l�1 '��.�' r - '. 6 . ii.f. Fy / ,, 4► ► e ,�/ OR EQUAL N.EI• :• t 8►�o t , 4>- ,� w�' � , ,+ 0 REMOVE ALL WIRE BA6KEt6 a �r, psi_►► 1 ►\1 1/�t�(►11 1 1 t► ' ' ' (.". , *�A I►!hi :''::+�,Y_ ,;° +� �,;. t ►4)- � ►., . _> / /l,/1►�(/�► 1► J►.�1►Alt (/� / . • . • . . . / > .fry' � � \► r t _�J- > - -1/ "L_�— J J ,\ .,• 1.R> 0 W 4 L006EN BURLAP _ I . • \ ; .. .. :,a-z�� ''x�• f' � "r� ;s�';�-�,�•' ,'i\ lf'!'�'-ye",'r�',!I'tip' 8t ' 3"of=MEDIUM GRADE GOMPO ,... f A6 6PECi�IED �. w. 'fr _ .rti i 1/Z/ TREE i — — — — — — — ;•' — — t '` i. V'' ;: �/ '� \ li HEIGHT , .., . , , r PINI61-1 ,,410 i. .,A W i\,,,,,:trA i'• \ £ 3-WAY RACKET M(X 1:QUAL to° Ili- '-'''.--- �~ i :ii _ 01,, ANIIIIIIMptilwi '\ AdllIllft. - ,41111MINTIllftak- _ ____ ,ROTTED EAS MULCH ■ i ..,„„ ialli 1 • d D., d d• _ UB-6011., \\ LOT is I _ MiN.4 AND GROWN FOR !Via DRAINAGE - t LL.�, P' ��1 I li /,,,/,../ , ,�' tit +t 2X ROOTBALL AMP ;,.,,,/ 7 f i F - f , ., ., , ....\■/"."."'"... f . \\,, ', SHRUB DETAIL . i • �, _ r ;p - Lt', , f =�' I, 1 � � �' p il' � i it t r` \`�``•. �• ,, TYPICAL 61-IRUB TYPICAL GROUNDCOVER i / J! r+ ?_- �, l l�te1�s1. r�J , `� f i ' ®� �� �>� " �f J- s ��, � VIDPVE 1s”D.C. RIANGULAR PLANt L L LOT ®� ;� <•3:'` I 'I DRAINAGE FROM UN1.E86 NOTED W ., • V• �' r i €j r ' I '3 'N' 4k 'jl*t 11 1 i 11, *� 1 PMr"titTINV '' v r f ` 1 t3_ '� `" 'M : it ' ` D 3 f \ j BAGKFILI W/3-WAY Q 11\\ ? t p , / , i{ 3"1'�tEDtUM CsRAD1= X AR- 7 f 4 ��LOT 71 j1j f'I f f '' GOMP06t A6 6PfrGf�lED IOP601� � f, .f.._._.__ � L,ROTTED MANU_ 1 = 4 LEAP MULCH O �� J .`� r ,r` �'� :�.`� �� ��"��. �, ie "� � L0081rT1 SOIL BELOW f� t �• :-"< 7 filNI:2., 6 ROOTBALL(4"FOR I Z„,,,. , , , , ::::r • �” : ` t FOR 6NRUB6) i 1.. ter, 1 }f fy r *1u1,I ,, ____/� 0 /`A j\ . ., j - 4 f 1 1. _ 1 .t APW--ello-- --ly.04-4Fr i �. Mt 11 l f - �,� � DEPTH � Ig ! I1i!!L i— iW— Iw- t•W- tz,- l ! tt ho,c"'15( 474 tilt( 1 :..ft'''''''''''' ''t1(1) r 0 0 0 i ::....i. \ 1 i...,—.....2 rdgilliI.M.IIIIMMIIIm"."""" Ull■ "- •,, : '' ,,' / '_ — MIN.WfDTN 1 § i rr- . ... _..� __- ZX RDOtBA1.1. 1 f - ,,r m l r - d MI co co z w. t r'� V/ < 5 O Q W tY W cc U i( ) Pt l PLANTING PLAN \., i ,_.w" 20 10 D 20 40 • pSTE S' NOTES: WATER QUALITY PLANT LEGEND PLANT LEGEND ,.. ` 'is-- PLANTING 424 • • SECTION A General Speeifieattone TREES QTY SIZE SPACING B �!BOTANICAL NAME COMMON NAME TREES QTY SIZE - SPACING: BOTANICAL NAME COMMON NAME t-+ MAGNUS P. BERNHARDT h I. Any discrepancies between these plans and the actual field conditions shall be OREGON "y reported to the LA. In case of discrepancies between plant �� schedule, call-outs and plan, PLAN shall govern. 2. Notify LA for approval of fine grading prior to commencing plant 0 03 2" calip. As Shown Alnue rubra Red Alder 04 8-S' Ae Shawn Acer circtnatum vine Maple (Multi-trunk) �� i C4 nstallation. p `Q.pE Ag' 3. The Contractor shall maintain a clean and orderly construction site, removing all rubble, debris and excess materials. These materials to be properly disposed of off site in a timely manner to avoid unreasonable disruption or mess. O2 2" calip. As Shown Amelanchter alnifolia Serviceberry 4. All paved areas, fences or surfaces stained or soiled from landscape material shall be cleaned All surfaces shall be washed with proper equipment and materials ae 09 2" calip. As Shown Acer rubrum 'October Glory' October Glory Maple .... ,approved by the Owner. Stage no dirt or bark in public streets without Owners approval. 5. All trees, shrubs and groundcovers to be planted as per plan, specifications and 15 2" calip, As Shown ThuJa plicata Western Red Cedar details. Alter final raking, all shrub beds, tree rings and mowing stripe shall receive ... a 3" layer of medium grade COMPOSTED bark mulch. *411 6. Any changes or substitutions in plant material or revisions to plant locations to be 03 2" calip. As. Shown Quercu6 garyana Oregon White Oak approved by Landscape Architect prior to planting. Adjust plant locations in 05 2" calip. As Shown Fraxinu6 latilfolta Oregon Ash coordination with Owner if deviations from planting plan are necessary Illpttlik 7 due to unknown site conditions. 1. Plant materials shall conform to American Nursery Association standards governing health, size, branching habit, form, and root development. • SECTION 15 sI-1RU85 02 2" calip. A6 Shown Thu Ja pltcata Western Red Cedar mg Planting Specifications ' I. Fertilize all trees, shrubs and groundcovere as shown in details or approved equal. 2. E3ackflll soil for all plants shall be a mixture of three equal parts topsoil (from site)± rotted manure or mushroom compost* and rotted sawdust or leaf mulch. See 23 1 Gal. A6 Shown Gornu6 6ericea Red-twig Dogwood 41 0._. planting details. - _ 13 . 2" calip. As Shown Peeudotsuga menzieeti Douglas Fir trees 1. All trees to be healthy, disease-free, well branched, with straight trunks and well 01 1 Gal. Ae Shown Phyeocarpue capttatue Pacific Ninebark 0 crowned. Remove all dead, dying, and crossed branches. They shall have no cut off limbs over 3/4" diameter not completely healed over. trees shall be free of 0 serapes and scare. 12 1 Gal. 4' D.C. Rosa nutkana Nootka Rose s�1RU85 7 2. Wire baskets shall be cut away completely. Avoid ball breakage The first 2/3 of the 4111 0 Burlap wrap shall be peeled away prior to backfill. trees in tree wells shall be O 25 i Gal. 3' O.C. Cornu6 sertcea 'Kelsey' Red-twig Dogwood installed with crown flush or above eurrounding grade and paving cover ball with 3" All 10 1 Gal. As Shown Salix 6itchensi6 Sitka Willow 1"-- E 3.Of Aa ices are to be lanced a gig" $ 55 2 Gal. 3' O.C. Mahonta aduifolium Oregon Grape 7 minimum of 24" from anypfence, pole, wall, curb, sidewalk, property line or any other 1 al. 5 iraea dou lasii I-lardhaek 10 3 Gal. A6 Shown Myrtca californtea Pacific Waxmyrtle .4 �•O G A6 Shown landscape feature, airless specifically caked out in the plan. trees shall be placed a p g minimum of 1' from irrigation rotor heads, minimum of 5' from street lights, unless noted otherwise. 02 5 Gal. As Shown Physocarpue capitatu6 Pacific Ntnebark 4. Trees in tree wells shall be centered. Over excavate all compacted material. 5. Plant all trees according to details. Orient best side to dominant view. HERBACEOUS PLANTS 0 Oro 2 Gal. 3' O.C. Polyetichum munitum Sword Fern Shrubs 0— 1. All shrubs to be container stock or bare root during season, well branched, healthy, 132 leach -tubes 12" D.C. Carex obnupta Slough sedge Potentilla fruttcoea 'Sutter's Gold' Sutter's Gold Ctn uefoil disease free specimen materials. Plant minimum 24" from edge of paving, 24" from 0 09 2 Gal. 3' O.C. c+ Plant minimum 1S" from adjacent private property lines. ► , ,4 424 leach -tubes 12" O.C. Sagitarta latifoita var. latifolia Wapato 18 5 Gal. A6 shown Ribes sangunteum dowering Red Current 2. Plant all shrubs according to details. Orient best aide to view. Ground Covers 146 leach -tubes 24" O.C. Scirpus acutue 1-lardstem Bulrush I. All ground covers to have 1 year minimum root development, with crown - 38 2 Gal. 4' O.C. Vaccinium ovatum Evergreen l-•luckleberry . ts r =L & �������4 leach -tubes 12 D. . 6cirpua mtcrocarpus small-fruitd Bulrush :; t ::spacing distance from any curb, or other surface unless , Otherwise specified. See planting schedule for spacing distances. 2. Plant all groundcover according to details. SEEDING RATES SEED MIX SOURCE 1-lERf3AGEOUS PLANTS Dobbs and Flo ktn6 503.239.7518 85 1 Gal. 2' O•c. Ai ctoetaphylo6 uva-ursi Kinnikinntck Maintenance . .. .••••..,• •.• ,. Riparian Mix Pro-Time 830 425 S.F. I� I. The Landscape Contractor shall maintain all landscape areas until project NOTE: • • •• . . . ••• . • • •• . • 'completion and ,'cceptance. Wydroeeed Application= . , • • . •, • . , •. • , 4500 ef. Seed Pro-Time *105 seed mix Dobbs and 1-lopkin6 503.239.1518 (Yi- o r.-- ) 2. Maintenance shall include at a minimum= 1 Ib6 per 1,500 5F Over-seed herbaceous I A) Regracle and re-bark any settlement, or erosion washout area of water duality 8) Monitor irrigation, adjust as required facility with wetland Geed C) Bark mulch to be maintained at a 3" depth during this maintenance period_ D period.) Maintain all barked areas weed free during maintenance perio mix at prescribed rate. PROJECT MOORE NO. 328-009 N:\proj\328-009\dwg\3289PLNT.dwg - SHEET: Planning May 31, 2002 - 9:10am mub ‘_TYPE PLANNING