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SUB2001-00006
SUB2001 -00006 KALAMO IIKA ESTATES SUBDIVISION NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2001-00006 ADJUSTMENT (VAR) 2001-00021 CITY OFTIGARD 1 ( Community Devdopment KALAMOIIKA ESTATES SUBDIVISION Sliaping)4(Better Community EXTENDED 120 DAYS = 2/11/2002 SECTION I. APPLICATION SUMMARY FILE NAME: KALAMOIIKA ESTATES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2001-00006 Adjustment (VAR) VAR2001-00021 REQUEST: The applicant is requesting approval to subdivide a 2.25 acre parcel into 14 lots. There is an existing single-family home with a detached garage on the property. The home is proposed to remain but the garage will be demolished. An Adjustment is also required to the street side yard setback for proposed Lot #2 from 10 feet to 8.1 feet. APPLICANT: Jeff Conklin OWNER: Koski, Alice M. & Steven J., Trustees 8285 NE Ribbon Ridge Road 11735 SW 98th Avenue Newberg, OR 97132 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-12: Medium-Density Residential District. ZONE: R-12: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 11735 SW 98th Avenue; WCTM 1S135CD, Tax Lot 1400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 27 SUB2001-00006—KALAMOIIKA ESTATES SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 317) for review and approval: 1. Tree Protection and Removal Plan. The applicant/owner shall provide a tree protection plan, prepared by a certified arborist for any trees greater than 12" that are to remain. Tree protection and removal plans shall be reviewed and signed off by the City of Tigard Arborist. 2. Tree Protection Measures Inspection. Provide evidence that the City Arborist has verified that the approved tree protection measures have been implemented. 3. Landscape Plan. Provide a landscape plan showing: A. The location and species of 4reet trees to be planted along the proposed improvements on SW Pihas Court, SW 98 Avenue and SW Koski Drive according to the size and spacing standards of Section 18.745.040 of the Tigard Development Code. B. Buffering landscape materials along the southwest boundary of the subject property in accordance with Level D requirements of Table 18.745.1 (Buffer Matrix). If a buffer of less than 20 feet in width is proposed, the screening standards will apply. C. The location, species, and size (minimum 2" caliper), of trees to be planted to mitigate for those trees removed. The plan shall clearly distinguish mitigation trees from street trees. The total amount of caliper inches to be mitigated shall be equal to 100% of the caliper inches removed. For any difference between the caliper inches removed and those planted, the applicant shall pay a fee in-lieu of planting (currently $125 per caliper inch). 4. Performance Guarantee. The applicant shall provide a bond or other financial assurance as necessary to ensure satisfactory implementation of the landscape plan for each lot and tract on which mitigation, buffering and street trees are located. Such bonds or other sureties will be released upon inspection and approval of the landscape installation. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 5. Compliance Agreement. Provide a public improvement permit and compliance agreement for this project to cover the public and private improvements within the development and any other work in the public right-of-way. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement 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). 6. Responsible Party. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. 7. Construction Access and Parking Plan. 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. NOTICE OF DECISION PAGE 2 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION 8. Public Improvement Construction Plans (A). The applicant shall provide public improvement construction plan that indicate that they will construct a half street improvement along the frontage of SW 98 Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a minor collector street from curb to centerline equal to 20 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; F. street trees behind the sidewalk 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 98th Avenue in a safe manner, as approved by the Engineering Department. 9. Public Improvement Contruction Plans (B). Submit public improvement construction plans that include a profile of SW 98 Avenue, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 10. Public Improvement Construction Plans (C). Submit public improvement construction plans that indicate that they will complete the south half of SW Pihas Court street improvements. 11 . Public Improvement Construction Plans (D). Submit public improvement construction plans that indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 12. Public Improvement Construction Plans (E). Submit public improvement construction plans that show any extension of public water lines to be reviewed and approved by the City's Water Department, as a part of the Engineering Department lan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement construction plans from the Engineering Department and construction of public water lines. 13. Public Improvement Construction Plans (F). Submit public improvement construction plans that reflect the following changes: Storm Water: A. Add one sumped over sized catch basin on the west side of 98th Avenue just prior to SW Koski Drive B. The two proposed catch basins on SW Koski Drive need to be sumped over sized catch basins C. The proposed new manhole on SW 98th Avenue at SW Commercial needs to be a sumped water quality manhole. D. The water quality facility (Tract A) should have a permanent metered irrigation system installed utilizing the appropriate back flow devices. NOTICE OF DECISION PAGE 3 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Sanitary Sewer: E. All sanitary laterals need to have a clean out installed just behind the sidewalk. These clean outs should be at sub level during construction but raised to finish level prior to acceptance. F. The two sanitary taps from lots 1&2 need to be inserta-tee type. Fire Hydrants: G. Provide fire hydrants as required by TVFR. 14. Water Quality and Detention Facility. The applicant shall provide final design plans and calculations for the proposed public water quality and detention facility, prepared by a professional engineer, that directly address the phosphorous removal requirement. These plans shall include a landscape plan for the facility to be reviewed and approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. 15. Water Quality and Detention Facility Maintenance. Submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The developer shall maintain the facility for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 16. Erosion Control Plan. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, December 2000 edition." 17. Grading Plan. 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 FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 407) for review and approval: 18. Demolition Permit. The applicant/owner shall apply for and obtain a demolition permit and demolish the existing detached garage. 19. Joint Access. The applicant shall provide satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint access for Lots #1 and 2. Copies of the deeds, easements, leases or contracts shall be placed on permanent file with the City. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 20. TIF. The applicant/ owner shall pay the Traffic Impact Fee (currently $31,640.00). 21. Address Fee. The applicant shall pay an addressing fee (currently $420.00) STAFF CONTACT:Kit Church, ext. 377. NOTICE OF DECISION PAGE 4 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION 22. Urjlergrounding. The applicant shall either place the existing overhead utility lines along SW 98 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 $13,145.00 and it shall be paid prior to approval of the final plat. 23. Plat Restrictions. The final plat shall contain the following restrictions: A. Vehicular access from SW 98th Avenue to individual lots shall not be allowed. B. The private accessway serving Lots 1 and 2 will be jointly owned and maintained by the private property owners who take access from it. 24. Monuments. 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; or • Random traverse using conventional surveying methods. 25. Final Plat Application Submittal 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 Development Services Technicians, 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 92,95), Washington County, and by the City of Tigard. D. The right-of-way dedication for SW 98 ' Avenue and SW Pihas Court shall appear on the final prat. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2)that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer and Community Development Director's signature. 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: 26. Mylars. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 27. Parking Plan. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 28. Substantial Completion. Prior to issuance of building permits, the public improvements shall be deemed substantially complete by the City Engineer. 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. NOTICE OF DECISION PAGE 5 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Submit the following to the Building Department for review and approval: 29. Site Plan/Access. The applicant shall provide a site plan with the building permit application for Lots #1,2 and 8 illustrating that access will not be obtained from SW 98 Avenue. Access to Lot #1 shall be provided for in an accessway or easement from either SW Koski Lane or SW Pihas Court. This access shall be a minimum of 15 feet wide with 10 feet of pavement. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING REQUIREMENTS; THIS IS NOT AN EXCLUSIVE LIST: TUALATIN VALLEY FIRE AND RESCUE REQUIREMENTS: 1 . Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) A. Both SE Pihas Court and SW Koski Drive shall be posted with No Parking signs on one side along their entire length. 2. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 3. Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 4. 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) 5. 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) 6. 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) TIGARD COMMUNITY DEVELOPMENT CODE PROCEDURAL REQUIREMENTS: 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. NOTICE OF DECISION PAGE 6 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. Street Centerline Monumentation Shall Be Provided As Follows: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: NOTICE OF DECISION PAGE 7 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION 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 have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records and found no other land-use cases associated with the parcels of the subdivision. There was a code enforcement action (CEO2001-00180) in May of 2001 regarding overgrown weeds and grass, but has since been resolved. Site Information and Proposal Description: The applicant had originally proposed subdividing a 2.25 acre into 15 lots. As a result of access limitation requirements, the applicant revised the proposal to eliminate one lot, for a total of 14 lots. There is an existing single-family home with a detached garage on the property. The home will remain on its own lot, but the garage is to be demolished. Vicinity Information: The proposed development is south of SW Greenburg Road and east of SW Tigard Street, immediately adjacent to the Southern Pacific Railroad right-of-way. NOTICE OF DECISION PAGE 8 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Staff received one letter from Dee K. Foster, an adjacent property owner. Her concerns are summarized (in bold) and addressed as follows: 1. Impacts from off-site drainage to detention tank located on her lot. The impacts of off site drainage are addressed under Section 18.810.100. More specifically, the proposed development will drain to a separate detention facility, and the subject property slopes away from Pihas Court. 2. Will Pihas Court be widened? It is too narrow for the proposed additional development. Pihas Court will be widened to 28 feet of pavement (currently 22 feet) with an additional sidewalk on the south side. This pavement and sidewalk width meet city standards, although the right-of-way width will be 2 feet deficient. The ultimate 40' ROW width was approved as part of the Pihas Court Subdivision [Jacob Court SUB 96-00002]. 3. Will the house on Lot#1 be retained? It is in poor condition. The house on Lot #1 is proposed to be retained, although it is presumed (but not required) that improvements will be made to the structure to increase interest in the other newly created lots. As noted, the garage will be demolished. 4. Size and type of the new homes. The applicant has proposed that the homes in this development will be single-family detached homes similar in size to those on Pihas Court. 5. Will the development affect property values? Property values are the result of various influences in the real estate market economy. It is a rather safe assumption that any development on any property will have some effect to (either increase or decrease) the value of nearby properties. This effect is largely dependent on the personal desires of potential buyers. As the subject site is being developed with homes of similar size and on similarly sized lots, the effect of this development should be similar to the effect that development of Pihas Court had on adjacent properties. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: A. Variances and Adjustments Page 18.370.020 Adjustments 10 B. Subdivision — General Provisions 18.430.020 Subdivision (General Provisions) 10 C. Subdivision — Approval Criteria 11 D. Applicable Development Code Sections 18.510 Residential zoning districts) 12 18.705 Access, Egress and Circulation) 12 18.715 Density) 15 18.745 Landscaping and screening) 15 18.765 Off-street parking and loading requirements) 16 18.790 Tree removal) 16 18.795 Vision clearance) 17 E. Street and Uti ity Improvement 18.810 (Street and Utility Improvement Standards) 17 F. Impact Study (18.390) 24 NOTICE OF DECISION PAGE 9 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — VARIANCES AND ADJUSTMENTS The subject application requires approval of an adjustment to the side yard setback for proposed Lot #2, as a result of necessary right-of-way dedications along SW Pihas Court. This 12-foot-wide right-of-way dedication will reduce the setback to the existing house from 20.1 feet to 8.1 feet. The Tigard Development Code requires a minimum 10 feet for street side yards in the R-12 Zone (TDC 18.510.050). Interior setbacks, including side yard setbacks, may be reduced up to 20% provided that the following criteria are satisfied: The adjustment requested is the least required to achieve the desired effect. The adjustment will allow the right-of-way to be increased to a 40' width. The desired effect is a continuous and logical right-of-way extension of adequate width to accommodate necessary street improvements to support the proposed development. The adjustment will result in the preservation of trees, if trees are present in the development area. While there are trees in the development area, there will be no trees affected by the requested adjustment, regardless of whether it is granted or not. Therefore this standard is not relevant. The adjustment will not impair adequate emergency access to the site; The requested adjustment is to enable dedication of adequate right-of-way width. A substandard right-of-way could impair emergency access to the development site. By reducing the side yard setback to 8.1 feet, access to the structure is not affected. There is not a reasonable alternative to the adjustment which achieves the desired effect. The possible alternatives available include reduction in the right-of-way width below standards or demolition of a portion of the existing structure to accommodate the right-of-way expansion. Reducing the right-of-way width is not acceptable to achieve the desired effect of obtaining adequate right-of-way to accommodate the development. Demolishing approximately 30 square feet of the existing structure would be an undue burden on the property owner, and does not seem reasonable when less intrusive alternatives are available. FINDING: Based on the above analysis, the criteria for the adjustment have been met. Therefore, a 1.9-foot reduction to the street side yard setback requirement of 10 feet shall be granted. This adjustment shall only apply to the existing structure and only to those portions that presently encroach into the side yard setback. B — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The minimum lot size for the R-12 zoning district is 3,050 square feet. The largest vacant lot will be 7,763 square feet. This lot was originally proposed as two separate lots, but due to the access limitations from SW 98 described laer, the applicant decided to consolidate the area into one lot. The size and shape of this lot will facilitate a future re-division, should such division be sought. Lot #2 is proposed to be 8,229 square feet to accommodate the existing dwelling. Should this house be demolished, two lots meeting the present R-12 zoning standards could be created. This standard is, therefore, met. NOTICE OF DECISION PAGE 10 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The proposed lot sizes are between 3,111 and 8,229 square feet. None of the proposed lots is less than the minimum lot size requirement. Therefore, this standard has been satisfied. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development, therefore, this standard does not apply. C — SUBDIVISION APPROVAL CRITERIA Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed in greater detail later in this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail, and conditioned if necessary, under the Street and Utility standards section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards Section 18.810. FINDING: Based on the analysis above, the proposal meets the preliminary plat approval standards for subdivisions. NOTICE OF DECISION PAGE 11 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION D — APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-12: Medium-Density residential zoning district. The R-12 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-12 Minimum Lot Size 3,050 sq. ft. Detached unit Duplexes - Attached unit Average Minimum Lot Width None Maximum Lot Coverage 80% [1] Minimum Setbacks Front yard 15 ft. Side facing street on corner & through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Minimum Landscape Requirement 20% [1] Lot coverage includes all buildings and impervious areas. The proposed lots range in size from 3,111 square feet to 8,204 square feet. Several of the lots are irregularly shaped, due to site constraints, however, additional square footage has been provided to afford greater flexibility in siting homes on these lots. As discussed later in this decision, vision clearance areas will present additional siting constraints. The applicant has not proposed any adjustments to the underlying zone setbacks. The existing dwelling to remain on Lot #2 will meet the front, interior side, and rear setback requirements; however, the street side yard is 1.9 feet substandard as a result of required right-of-way dedication. Because the structure currently meets the 10' street side setback rovisions (at 20.1 feet), and will be made non conforming as a result of the 12-foot right-of-way required as required of the development of this property, an adjustment to this standard is required. This adjustment is discussed and granted previously in this decision. There is also an existing detached garage which straddles the lot lines of Lots #2, 4 and 5. The applicant has proposed to remove this garage. FINDING: Based on the analysis above, the residential zoning district dimensional standards are not satisfied. CONDITION: The applicant/owner shall apply for and obtain a demolition permit and demolish the existing detached garage prior to final plat approval. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under the Street and Utility Standards section of this decision (18.810). Access to individual lots will be reviewed for compliance during the building permit phase. NOTICE OF DECISION PAGE 12 OF 27 SUB2001-00006—KALAMOIIKA ESTATES SUBDIVISION Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are to be met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, lprovided: Satisfactory legal evidence shall be presented in the form of deeds, easements, eases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant had originally not proposed any oint accesses. However, because access to SW 98th is restricted, the applicant revised his plans indicating access to Lot 1 will be provided across Lot #2 to SW Pihas Court. As a result, joint access (minimum 15 feet wide) will be required for lots 1 and 2. A condition of approval requiring this joint access will be imposed, and the applicant will need to submit legal evidence as stipulated above. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Based on the plans submitted, all of the proposed lots will take access from either SW Pihas Court or proposed SW Koski Drive. Once the plat has been recorded, both streets will be public streets. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. Driveways and curb cuts will be reviewed for compliance during the building permit phase. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. NOTICE OF DECISION PAGE 13 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION There is limited sight distance at the intersection of SW 98th Avenue and SW Commercial Street. The applicant has attempted to mitigate for this issue by placing the entry to SW Koski Drive as far from the intersection as practicable. This location does not align with SW London Court; however, placing SW Koski more than 70 feet north of SW London Court improves the sight distance issue. Therefore, this criterion is met. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Lots #3-7 and #9-1,4 have frontage only onto local streets. Lot #2 and 8 both have frontage on a local street and SW 98 Avenue, a minor collectol. Lot #1 only has frontage on SW 98th. The Engineering Staff has determined that access t2 SW 98 shall not be allowed. Therefore, access to Lots #1 , 2, and 8 will be restricted from SW 98u'. Lot #1 will obtain access across the rear of Lot #2 through a 15 foot wide access easement. With the alternate access provided, this standard will be met. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed subdivision is for single-family homes. Therefore, this standard does not apply. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The width of driveways serving individual lots will be reviewed at the time of building permit application. Based on the proposed site plan, compliance with this standard is feasible. Therefore, this standard is met. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; The access drive to Lots #1 and 2 will be reviewed for compliance with the Uniform Fire Code. Maintenance of the drive will be the responsibility of the applicant/subsequent owners. Section 18.705.030.H.4 states that Access Drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. The access drive proposed for Lots #1 and 2 will be approximately 70 feet in length and will not need the additional provisions for turnarounds. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. CONDITIONS: • Vehicular access from SW 98th Avenue to individual lots shall not be allowed. NOTICE OF DECISION PAGE 14 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION • Prior to final plat approval, the applicant shall provide satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint access for Lots #1 and 2. Copies of the deeds, easements, leases or contracts shall be placed on permanent file with the City. • Prior to issuance of building permits for lots #1, 2, or 8 the gpplicant shall provide a site plan illustrating that access will not be obtained from SW 98 Avenue. Access to Lot #1 shall be provided for in an accessway or easement from either SW Koski Lane or SW Pihas Court. This access shall be a minimum of 15 feet wide with 10 feet of pavement. Density Computations and Limitations 18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site are based on the net developable area. The net developable area is the gross site area, subtracting sensitive land areas, land dedicated for public parks and public rights-of-way, land for private streets, and if an existing dwelling unit is to remain, the area of the lot on which that unit is situated. Of the total gross site area (2.25 acres or 98,010 square feet), 34,120 square feet (or 35%) is subtracted for right-of-way dedications on SW 98th, SW Pihas, and SW Koski. An additional 8,229 square feet is deducted for the lot containing the existing dwelling that will remain. There are no public parks, private streets, or sensitive areas within the project. Therefore, the net developable area is 55,661 square feet. The net area divided by the minimum lot size in the R-12 zone (3,050 s.f.) yields the maximum number of units, in this case 18. The minimum number of lots is based on 80% of the maximum, or 14.4, which rounds down to 14. The applicant has proposed 14 lots in this subdivision, within the density requirements. Therefore, this section is satisfied. FINDING: Based on the analysis above, the density standards have been satisfied. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant proposes improvements to SW 98th, SW Pihas, and creation of SW Koski Drive. However, the applicant has not proposed to plant street trees along these streets. Therefore, the applicant will be conditioned to submit a plan showing street trees according to the size and spacing standards of Section 18.745.040 of the Tigard Development Code. NOTICE OF DECISION PAGE 15 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. Buffering and screening does apply when dissimilar uses or zones abut each other. Buffering, but not screening is required when dissimilar uses are separated by a street. The proposed residential subdivision is separated from the adjoining Industrial Park Zone property to the south and west by the Southern Pacific Railroad right-of-way. The screening and buffer matrix in Table 18.745.2 shows that the buffer shall be installed to a level "D" requirement. Level D buffering can be achieved within a 10-20' width. However, to reduce the width of the buffer from 20 feet, a greater degree of screening is required. The applicant has not addressed this requirement. The applicant will be required to submit a landscape plan to address tree mitigation (discussed later) and the buffer requirement. Level buffering can be one of three combinations: • a 20-foot-wide buffer with 10-20' spaced trees, and shrubs (no screening) • a 15-foot-wide buffer with 10-20' spaced trees, shrubs, and a 6' tall fence, or • a 10-foot-wide buffer with 10-20' spaced trees, shrubs and a 6' tall wall (min 6" thick). The applicant has proposed that the subdivision be developed with detached single-family dwellings. Surrounding uses to the north and east are detached single-family units, thus no screening or buffering will be required along these edges. FINDING: Based on the analysis above, the applicant has not satisfied the requirement for buffering along the southwest property line. Compliance with the following conditions will satisfy this standard. CONDITIONS: • Submit a plan showing the location and species of street trges to be planted along the proposed improvements on SW Pihas Court, SW 98 Avenue and SW Koski Drive according to the size and spacing standards of Section 18.745.040 of the Tigard Development Code. • Provide a landscape plan showing buffering landscape materials along the southwest boundary of the subject property in accordance with Level D requirements of Table 18.745.1 (Buffer Matrix). If a buffer of less than 20 feet in width is proposed, the screening standards will apply. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. A parking area has been provided for the existing home on Lot #2 to ensure compliance with this standard. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Tree Removal (18.790): Chapter 18.790 requires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development of the site. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. There are a total of 20 trees greater than 12 inches in diameter. Of those, 17 (85%) are proposed for removal and three will remain. The level of mitigation requirement is based on the percentage of trees removed from the total. Removal of more than 75% of trees over 12 inches requires that 100% of the caliper inches being removed are replanted (or a payment made NOTICE OF DECISION PAGE 16 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION in-lieu of planting). The total caliper inches proposed for removal is 247. The applicant will be responsible for replanting an equivalent number of caliper inches with new trees (minimum 2" caliper), payment in-lieu, or a combination of both. Street trees cannot be counted towards meeting the mitigation requirement, however, trees planted for buffering purposes may. For any trees that are 12-inches or greater that will be retained, the applicant must provide a tree protection plan prepared by a certified arborist. Tree protection and removal plans will be reviewed and signed off by the City of Tigard Arborist. FINDING: Based on the analysis above, the Tree Removal standards have not been met. CONDITIONS: The applicant/owner shall provide a landscape plan showing the location, species and size (minimum 2" caliper), of trees to be planted to mitigate for those trees removed. The plan shall clearly distinguish mitigation trees from street trees. The total amount of caliper inches to be mitigated shall be equal to 100% of the amount of caliper inches removed. For any difference between the caliper inches removed and those planted, the applicant shall pay a fee in-lieu of planting (currently $125 per caliper inch). The applicant shall provide a separate bond for each lot on which mitigation and street trees are located. Such bonds will be released upon satisfactory implementation of the planting plan. The applicant/owner shall provide a tree protection plan, prepared by a certified arborist for the trees greater than 12-inches in diameter that will remain. Tree protection and removal plans will be reviewed and signed off by the City of Tigard Arborist. Vision Clearance (18.795): Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has not proposed any structures or vegetation in the vision clearance areas. However, it shall be noted that clearance vision areas of right-of-way intersections do affect Lots #2, 3, and 8 and will potentially affect construction of structures including fences, stairs, decks and landings on those lots. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. E — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width lanned 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 minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Local residential streets shall have a minimum right-of-way width of 42 feet with a 28 foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. NOTICE OF DECISION PAGE 17 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION SW 98th Avenue This site lies adjacent to SW 98th Avenue, which is classified as a minor collector on the City of Tigard Transportation Plan Map. At present, the right-of-way varies between 30 and 40 feet along the site's frontage. The ultimate planned right-of-way is 60 feet. The applicant has proposed a 15 foot right-of- way dedication (or 30 feet total from the original right-of-way centerline). SW 98th Avenue is currently paved but not fully improved to 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. The applicant's plan indicates they will construct a half-street improvement as a part of the project. The applicant's original plan implied that Lots 1 through 3 would have direct access onto SW 98th Avenue. TDC 18.705.030.G.2 states that direct vehicular access from single-family lots to collector streets is discouraged. The City has consistently denied direct access to a collector when access to a local residential street is available. It appears that Lots 1 through 3 could be accessed from local residential streets. Staff discussed this problem with the applicant, and they have since revised the plan. The revised plan shows a reduction of one lot, with the original Lots 1 — 3 being consolidated into just two lots (new Lots 1 and 2). Lot 2 will have direct access to SW Pihas Court, and Lot 1 will be given an ingress/egress easement over Lot 2 to have access to SW Pihas Court. Although the access for Lot 1 will be somewhat cumbersome, it satisfies the minimum standards of the TDC. Staff supports the revised plan. SW Pihas Court This site also lies adjacent to a partially improved local residential street called SW Pihas Court, developed as a part of the Jacob Court Subdivision. SW Pihas Court was approved to have a 40-foot wide ultimate ROW, as a part of the Jacob Court decision. The applicant will be permitted to complete SW Pihas Court with a 40-foot wide ROW. SW Koski Drive The new street, SW Koski Drive, will complete a loop connection from SW Pihas Court to SW 98th Avenue. The original plan showed only a 40-foot wide ROW for this roadway. Since an adjustment to the minimum ROW width had not been applied for, Staff would have had to place a condition on the approval to meet the minimum 42-foot width standard. The applicant was able to revise the plan so that this roadway will meet the 42-foot ROW width standard. 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 parcel to the north has already been developed and is served by Pihas Court. Parcels to the east lie across SW 98 Avenue. There are undeveloped parcels in the Industrial Park Zone, across the southem pacific railroad right-of-way. These parcels are separated from public streets by railroad rights of way on all sides. While the applicant has made a provision for a future street extension via Tract 'B," such an extension is unlikely to occur. The classification of the streets entering this subdivision and the surrounding residential zoning make it undesirable to route potential future traffic through here. A more practical access would occur somewhere along SW Tigard Street to the west. No dead-end or cul de sac streets are proposed. Therefore, this standard is satisfied. 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: NOTICE OF DECISION PAGE 18 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no cul-de-sacs formed by this development. Street Alignment and Connections: Section 18.810.030(G) requires 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. By extending SW Koski Drive from SW Pihas Court, the applicant will meet this criterion. While it is highly improbable that a street will be extended across the railroad right-of-way from this development, the applicant has proposed Tract "B" to be set aside for future right-of-way connection, if such connection were ever feasible or necessary. 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 • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The proposed street grades are less than 2%; therefore this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. By revising the plan so that both Lots 1 and 2 will have access to SW Pihas Court, the applicant has met this criterion. 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. NOTICE OF DECISION PAGE 19 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION There are no private streets formed by this development. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The subdivision creates a triangular block formed by SW Pihas, SW 98th, and SW Koski. The perimeter of this block measures approximately 1,065 lineal feet. Therefore, this criterion is met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. There are no uncompleted full street connections. A bicycle/pedestrian connection is not required, since the applicant was able to meet the block length criterion. The proposed site plan provides a looped route to and from SW 98th Avenue. Therefore, this criterion is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-12 zoning district is 3,050 square feet. However, there is no average lot width requirement for the R-12 zoning district. Therefore, this standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots in the proposed development have at least 25 feet of frontage onto a public street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing concrete sidewalks along SW 98th Avenue, SW Pihas Court and SW Koski Drive, 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. NOTICE OF DECISION PAGE 20 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION There is an existing 8-inch public sewer line located in SW 98th Avenue. The applicant's plan shows that they will extend a new 8-inch public line in SW Koski Drive as a part of this project. 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). The topography of this site is relatively flat, with no apparent upstream flows affecting the arcel. All onsite drainage will be accommodated within the project and conveyed to the storm system in SW 98 Avenue. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan shows that they will construct a water quality/detention pond at the southern corner of this site. Runoff from this site will be directed to that pond where k will be treated and detained before being released into the existing storm drainage system in SW 98m Avenue. The Public Works department submitted a few comments with regard to the storm drainage plan. The comments are more geared toward construction plan review, which will be conducted after the land use approval, but are worth noting at this stage. All new catch basins within the subdivisiop must be oversize units. An oversize catch basin shall also be installed on the west side of SW 98 subdivisiop just north of the new intersection with SW Koski Drive. The proposed manhole in SW 98th Avenue must be a sumped water quality manhole. Finally, the proposed pond should have a permanent metered irrigation system installed (with appropriate backflow devices) to help ensure that the landscaping will survive. 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. No bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. NOTICE OF DECISION PAGE 21 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION No bikeway is associated with this application. Therefore, this standard 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. No bikeway is associated with this application. Therefore, this standard 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 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 SW 98th Avenue, adjacent to the site's frontage. 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 478 lineal feet; therefore the fee would be $13,145. It is preferable given the level of street improvements required along this frontage, that under-grounding occur simultaneous with these other improvements. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing 8-inch City water line in SW 98th Avenue and a 6-inch line in SW Pihas Court. The applicant's plan shows that a 6-inch main will be installed in SW Koski Drive to complete a loop in the water lines. Prior to construction, the Public Works and Engineering departments must review and approve the final construction plans for the water system. 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. NOTICE OF DECISION PAGE 22 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION The applicant has submitted storm water drainage calculations for both detention and water quality. These calculations do not directly address the phosphorous removal standards and are not signed by a professional engineer. Based on the submitted calculations, the proposed facility appears to be of adequate size to satisfy storm water quality requirements. There is an inconsistency between the calculations and the inlet detail with regard to the orifice diameter. 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 previously, the applicant will construct a pond to handle the treatment of the stormwater. The preliminary sizing calculations were reviewed by Staff and found to be reasonable. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. FINDING: Based on the information submitted, compliance with storm water quality standards can not be verified. CONDITION:The applicant shall provide final design plans and calculations for the proposed public water quality and detention facility, prepared by a professional engineer, that directly address the phosphorous removal requirement. These plans shall include a landscape plan for the facility to be reviewed and approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. 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 i 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. 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. A NPDES permit is not required, since the parcel is only 2.25 acres in size. 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). The existing house will need to be issued a new address as will each of the newly created lots. 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 $420.00 (14 lots X $30/address = $420.00). NOTICE OF DECISION PAGE 23 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Survey Requirements 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. F — IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. Therefore, no proportionality analysis is needed for these internal streets, and they are not factored into the mitigated costs for the City's transportation system. External street improvements are required to offset the general contribution of traffic impacts (vehicular, pedestrian, etc.) generated from the development and to systematically bring substandard systems into conformance. These half-street frontage improvements are required to be roughly proportional to the impacts resulting from development of the property. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $29,380 ($2,260 x 13 single-family dwelling units). The existing dwelling is not contributing any additional impacts to the street system, so it is therefore exempt from payment of TIF charges. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $91,812 ($29,380 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Less mitigated costs The applicant is required to dedicate and improve an additional 12-feet of right-of-way along the project's 339-feet of frontage on SW Pihas Court. as well as 15 feet of dedication and improvements along the project's 478 feet of frontage on SW 98 Avenue. At an approximate cost of $3 per square foot, this is valued at approximately $3,714. NOTICE OF DECISION PAGE 24 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Estimate of Unmitigated Impacts Full Impact 29,380=0.32= $91,812 Less TIF Assessment 13 lots x $2,260= $29,380 Less mitigated costs 11,238 s.f. $3/s.f=. ..$33,714 Estimate of Unmitigated Impacts $28,718 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportional and justified. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Operations Utility Manager has reviewed the proposal and offers the following comments: 1. Ensure that continued maintenance of Tract B is the responsibility of either the developer or homeowner's association. 2. There is no arborist report included. 3. Storm Water: • Add one sumped OSCB on the west side of 98th Avenue just prior to SW Koski Drive • The two proposed catch basins on SW Koski Drive need to be sumped OSCB's • The proposed new manhole on SW 98th Avenue at SW Commercial needs to be a sumped water quality manhole. • The water quality facility (Tract A) should have a permanent metered irrigation system installed utilizing the appropriate back flow devices. 4. Sanitary Sewer: • All sanitary laterals need to have a clean out installed just behind the sidewalk. These clean outs should be at sub level during construction but raised to finish level prior to acceptance. • The two sanitary taps from lots 1&2 need to be inserta-tee type. The City of Tigard Police Department has reviewed the proposal and has objection to it. The City of Tigard Building Division has reviewed the proposal and has offered the following comments: • Location and number of fire hydrants to be approved by TVFR • Fire Department access to be approved by TVFR. The City of Tigard Forester has reviewed the proposal and has offered the following comments: • An arborist report is required since trees will be impacted by construction activities. SECTION VIII. AGENCY COMMENTS Clean Water Services of Washington County has reviewed this proposal and has offered the following comments: There do not appear to be any fatal flaws, sanitary sewer and storm sewer are provided to each lot, water quality and water quantity provided. City will need to approve the calculations and forward a set of final plans for CWS "Official Sign off' authorizing storm water connection permit issuance. NOTICE OF DECISION PAGE 25 OF 27 SUB2001-00006-KALAMOI I KA ESTATES SUBDIVISION Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1 . Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) A. Both SE Pihas Court and SW Koski Drive shall be posted with No Parking signs on one side along their entire length. 2. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 3. Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 4. 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) 5. 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- IIl-A-1. (UFC Appendix HI-A, Sec. 5) 6. 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) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 8, 2001 AND EFFECTIVE ON NOVEMBER 28, 2001 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (TO) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION PAGE 26 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 27, 2001. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171 . C, _ November 8, 2001 PREPAR D BY: Morga E. Tracy DATE Associate Planner November 8, 2001 APPROVED BY: Richard Be sdorff DATE Planning nager \\tig333\usr\depts\curpin\morgan\workspace\sub\sub2001-00006 (kalamoiika)\sub2001-00006.dec.doc NOTICE OF DECISION PAGE 27 OF 27 SUB2001-00006—KALAMOIIKA ESTATES SUBDIVISION MI: �:I. ,�.� CITY of TIGARD v - " '� , ITII . OE OOR�r•HIC INFOeM.TIOX 3Y3T EM . vAgr DAKOTA a 'pm =I=I III �T VICINITY MAP _ r 1 t'- r _� SUB200I -00006 i � �� Q KALAMOI I KA ESTATES TIGARD/ST ' Pi ii' !.7: SUBDIVISION . ■Alk a ���_ � '.: ■■r �Allimullm .. I fir.., /iiii.. ■ ■ ■�.,.Liilai �:�OST i ■ ■ ■I ,/ h� 1111c la:aar ♦t..1■ ■ —�� ■I 2. : ... ,o , LI* • Nt9,„ #044.41 ler riat% • ;VI 4'•kt.• A -WI ,iwi ioy 0 200 400 600 Feet ■!R OP* •■■ OHN •s cb . ' 06,6 'O(, BG A I II II 'I Q • AIL rar w. , s�. `` it ..,` , City of Tigard .. �tr' ��• InforrnaLOn on this map is for general location Dory and ' I�O� \N •, should be verified with the Development Services Division. ' . ,ef�`■ , 13125 SW Hall Blvd __ ` , . ' e Tigard,OR 97223'. , ° . (503)639-4171 -w` A,4 _ '_ —•_ • _e , hllp://wwv✓.ci.ligard.ocus Community Development Plot date: Sep 14,2001;C:lmagic'MAGIC03.APR • ` ■ '\ [J A C B C O U T , I , e i s I ] 2 : 120'STREET DEDICATION • ■ '. OFF-STREET PARKING `\ AREA E LOT 2 --- EYISTING CURB i � � ► �_ - _ - --- I ® S.W. PIHAS COURT 0.00 40.0' I NOTE 30.29' T • S 6957'52"E 369.36' 1 .," EXISTING MOUSE IS TO RENAIN HOWEVER. 4`4 .. I ME EXISTING GARAGE IS TO BE RENOKD `'\ \ ` ♦A` 30.67 ` 1 131.44'... 6.1' J 'N _ TRACT "B" %"1. �' I r % \ I.206 S F 2,. LOT 3 \ 1u.ot--_ .. . i.,, o I ' \ . fin$ \`, R.36.0' O+'Z t ',17NWSE LOT j 28.7• `,\ Niik �� �-- 37 \ b.1/ �JC.,8.22YtiS,r. '.j h/D ; W 1'r' 25.70 `\'�,a b r' f. ♦1 = 1 1A,ti s. \e/./40. LOT 4 4• +a.3�`` 7.67 I \ LOT 14 "i\ \t LOT S.F. )` L. ACCESS E�SENE� 10.0'.( �___—__— \\ 1,16]S.F. %i\To SERVE LOi 1 1 I i `\` �o )) \ �$` `E%IS11NG GARAGE ' 1 \ 0 C C\ 4,.> \ LOT 5 TO BE REMOVED ( I ;F • `�` \" LOT SS. LOT 1 1 �a I �� LOT 13 �\�,�\� Tr 7.763 7.7u s.f. >`D I C.:3 17O a r. 4. \4b 4A� r\'LOT 12 'r 3.346 s�/r S\ i li I'^ 3,152 sr. • 'F\ r �. 114 1 I I` ��\,2_ b\�� LOT 7 1- 11 15.0'STREET DEDICATION• LOT 11 E1 YY 77QQ 0 `�or. 3.202 SY,b�y9/ Y7� N@ l,1u S.F. ``v/LOT a 1 1 - I —1 `\ \�?,'b. 0.: .g, r \J 3061 S.F. g 1 I b ; ! II \ L `` LOT 10 �' \ : P. 1 ' H +iJ 'H p 7640, I - I • Ij I \ �� � 7e SF �� : 1 1 I I 6 I • ® TRACT `A" N H J II1`\ 6,532 s.F. \` S d \#.°e T S.W.- LONDON COURT 1 M -01\ 31 „r\N I I I 35 %`\ \\\`011. `\ �� I 1 ■ 1 • o \ . \ COS `\ \\ lCjCI 37 3e ``\ \ , ASPHALT �•\A '. ( ; TAPER �` ' �NJ O OF 1,.. CITY of TIGARD SUB2001"00006 SITE PLAN N KALAMOIIKA ESTATES SUBDIVISION (Map is not to scale) REQUEST FOR COMMENTS J Mathew Scheidegger, Assistant Planner RECEIVED PLANNING 13125 SW Hall Boulevard Tigard, Oregon 97223 SE1 2 0 2001 RE: Kalamoiika Estates Subdivision CITY OF TIGARD Dear Sir I have received a Notice Of Pending Land Use Application Subdivision from you and I have some concerns. I have enclosed a copy of the form I received and have marked my property in red within the map on the back of the letter. My address is 9991 Pihas Court,Tigard, OR 97223. My phone number at home is 503-624-6736 and during the day at work is 503-684-4111. My concerns are as follows: A. Before my house could be sold by the seller, he was required by the city of Tigard to install a holding tank for all the water run off from the whole street This holding tank is underground on my property beside the driveway. I don't know what all the tank is for and if anything goes in there other than water from the street,BUT,I am concerned with this many new houses if it will have an impact on that holding tank and if so what the result will be. Pihas Court is a slanted street so everything comes down to my house. I can imagine that this holding tank may need to be inlarged or something with all the additional housing. If this is the case, I would consider selling my property to the developers if they are interested. If I am to remain there, I want to be assured that my property will not be damaged in any way with this holding tank and the additional housing. B. Is it planned to widen Pihas Court with this development??? There is only parking on one side of the street and the street deadends into my house. There is no turn around area.and it is a very narrow street. I'm concerned about the additional traffic into a new development right there. C. The one house to remain in proposed lot#1, what will happen to that house. It is a real sore to the eye and is falling down. The landscape isn't bad right now with all the natural growth but with new house going in around this one house will make it look even worse. D. What will the size of these new homes be and will they all be single family dwellings? E. Will this development hurt my property value, since my house is so small and I am assuming these new homes will be much larger?? Sincerely, Dee K. Foster NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION , a SUBDIVISION CITY OF TIGARD Community Development Shaping A Better Community DATE OF NOTICE: September 17, 2001 FILE NUMBERS: SUBDIVISION (SUB) 2001-00006 FILE NAME: KALAMOIIKA ESTATES SUBDIVISION PROPOSAL: The applicant is requesting approval to subdivide a 2.25 acre parcel into a 15-lot subdivision. There is an existing single-family home located on proposed lot#1 that will remain. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 11735 SW 98th Avenue; WCTM 1S135CD, Tax Lot 1400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON OCTOBER 1, 2001. All comments should be directed to Mathew Scheide•ger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE III ORDER FOR YOUR COMMENTS TO BE CONSIDERED!N THE DECISION-MAK!NG PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR OCTOBER 25, 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. •. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." I ■I■ ��5, TIE CITY of TIGARD ■ Mr V� ir: I _ r I■ CIE DN(OTA lartid bap I UN =a. = VICINITY MAP IBA% al st SUB2001-00006 11.1?' „.„,„,„,,, 51 • l j KALAMOIIKA ESTATES :Fig Lr-w. �rN SUBDIV S 0 Wiwi tdlig r_■; I►it 1 ♦ — ._ pp >t1 _I Ify nun 1I►.......r ' :.T..:: _: \ 1 -- �l♦1 so Iii■ P 41 migIWW, *. Art/ t, .4■4p4, ti atilird M_ 1111 �Avw I•PO..4 Rimy L; 5., 0 k$*. i • �� _ • *eel V, naww+ Page 1 of 1 I do not see any fatal flaws, sanitary sewer and storm sewer to each lot, water quality and water quantity provided. City will approve the calculations and send me a set of final plans for CWS "Official Sign off' authorizing storm water connection permit issuance.. Original Message From: Morgan Tracy [mailto:Morgan@ci.tigard.or.us] Sent: Friday, November 02, 2001 10:11 AM To: WalkerL @CleanWaterServices.org Subject: RE: Kalamoiika estates Sure, sorry about that. The CWS File number is 1369, and it is for tax map 15135 CD, Tax Lot 01400. The subdivision number,just in case, is SUB 2001-00006. >>> Lee Walker<WalkerL @CleanWaterServices.org> 11/02/01 10:04AM>>> Morgan Can you give me the Concurrance Letter#, I do not have a file for Kalamoiika? Thanks Lee Original Message From: Morgan Tracy [mailto:Morgan@ci.tigard.or.us] Sent: Friday,November 02, 2001 9:27 AM To: WalkerL @CleanWaterServices.org Subject: Kalamoiika estates Well, hats off to you guys, you really got through the site assesment process very quickly. I received Heidi Berg's concurrance letter yesterday. I wanted to check back with you to see if you had any additional comments (now that the application is truly complete). Thanks. -Morgan. file://C:\WINDOWS\TEMP\GW}00003.HTM 11/6/01 MEMORANDUM CITY OF TIGARD, OREGON DATE: November 5, 2001 TO: Morgan Tracy, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SUB 2001-00006, Kalamoiika Estates 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 minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. A local residential street requires a 42 to 50-foot right-of-way width and a 24 to 32-foot wide paved width. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW 98th Avenue This site lies adjacent to SW 98th Avenue, which is classified as a minor collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW along the street adjacent to this site, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide the other 30 feet west of the centerline. The applicant's plan indicates they will provide this dedication. SW 98th Avenue is currently paved but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 1 construct a half-street improvement along the frontage of the site. The applicant's plan indicates they will construct a half-street improvement as a part of the project. The applicant's original plan implied that Lots 1 through 3 would have direct access onto SW 98th Avenue. TDC 18.705.030.G.2 states that direct vehicular access from single family lots to collector streets is discouraged. The City has consistently denied direct access to a collector when access to a local residential street is available. It appears that Lots 1 through 3 could be accessed from local residential streets. Staff discussed this problem with the applicant, and they have since revised the plan. The revised plan shows a reduction of one lot, with the original Lots 1 — 3 being consolidated into just two lots (new Lots 1 and 2). Lot 2 will have direct access to SW Pihas Court, and Lot 1 will be given an ingress/egress easement over Lot 2 to have access to SW Pihas Court. Although the access for Lot 1 will be somewhat cumbersome, it satisfies the minimum standards of the TDC. Staff supports the revised plan. SW P ihas Court This site also lies adjacent to a partially improved local residential street called SW Pihas Court, developed as a part of the Jacob Court Subdivision. SW Pihas Court was approved to have a 40-foot wide ultimate ROW, as a part of the Jacob Court decision. The applicant will be permitted to complete SW Pihas Court with a 40-foot wide ROW. SW Koski Drive The new street, SW Koski Drive, will complete a loop connection from SW Pihas Court to SW 98th Avenue. The original plan showed only a 40-foot wide ROW for this roadway. Since an adjustment to the minimum ROW width had not been applied for, Staff would have had to place a condition on the approval to meet the minimum 42-foot width standard. The applicant was able to revise the plan so that this roadway will meet the 42-foot ROW width standard. 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. ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 2 There are no undeveloped parcels adjacent to this site. Therefore, this section will not apply. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no cul-de-sacs proposed with this development. Street Alignment and Connections: Section 18.810.030(G) requires 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. By extending SW Koski Drive from SW Pihas Court, the applicant will meet this criterion. 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 ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 3 or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The proposed street grades are less than 2%; therefore this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. By revising the plan so that both Lots 1 and 2 will have access to SW Pihas Court, the applicant has met this criterion. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. There are no private streets proposed. 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; ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 4 • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The block formed by SW Pihas Court/SW Koski Drive/SW 98th Avenue measures approximately 1,065 lineal feet. Therefore, this criterion is met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. A bicycle/pedestrian connection is not required, since the applicant was able to meet the block length criterion. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing concrete sidewalks along SW 98th Avenue, SW Pihas Court and SW Koski Drive, 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 ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 5 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 sewer line located in SW 98th Avenue. The applicant's plan shows that they will extend a new 8-inch public line in SW Koski Drive as a part of this project. 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 is no significant upstream runoff that impacts this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 6 Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan shows that they will construct a water quality/detention pond at the southern corner of this site. Runoff from this site will be directed to that pond where it will be treated and detained before being released into the existing storm drainage system in SW 98th Avenue. The Public Works department submitted a few comments with regard to the storm drainage plan. The comments are more geared toward construction plan review, which will be conducted after the land use approval, but are worth noting at this stage. All new catch basins within the subdivision must be oversize units. An oversize catch basin shall also be installed on the west side of SW 98th Avenue, just north of the new intersection with SW Koski Drive. The proposed manhole in SW 98th Avenue must be a sumped water quality manhole. Finally, the proposed pond should have a permanent metered irrigation system installed (with appropriate backflow devices) to help ensure that the landscaping will survive. 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. PLANNING 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. PLANNING 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. PLANNING Utilities: ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 7 Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW 98th 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 478 lineal feet; therefore the fee would be $ 13,145.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 8 There is an existing 8-inch City water line in SW 98th Avenue and a 6-inch line in SW Pihas Court. The applicant's plan shows that a 6-inch main will be installed in SW Koski Drive to complete a loop in the water lines. Prior to construction, the Public Works and Engineering departments must review and approve the final construction plans for the water system. 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 previously, the applicant will construct a pond to handle the treatment of the stormwater. The preliminary sizing calculations were reviewed by Staff and found to be reasonable. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 9 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. A NPDES permit is not required, since the parcel is only 2.25 acres in size. 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 $420.00 (14 lots X $30/address = $420.00). Survey Requirements 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. Recommendations: ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 10 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 improvement permit and compliance agreement is required for this project to cover all of the public improvements in the project and any other work in the public right-of- way. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement 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). As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW 98th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a minor collector street from curb to centerline equal to 20 feet; ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 11 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; F. street trees behind the sidewalk 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 98th Avenue in a safe manner, as approved by the Engineering Department. The applicant's construction plans shall show that they will complete the south half of SW Pihas Court. The applicant's public improvement construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. A profile of SW 98th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The developer shall ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 12 maintain the facility for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, December 2000 edition." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. THE 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$420.00. (STAFF CONTACT: Kit Church, Engineering). The final plat shall show a ROW dedication for SW 98th Avenue to provide a total of 30 feet from the centerline. Lots 1 and 2 shall not be permitted to access directly onto SW 98th Avenue. The applicant shall either place the existing overhead utility lines along SW 98th 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 ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 13 fee option is chosen, the amount will be $ 13,145.00 and it shall be paid prior to approval of the final plat. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. 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 SW 98th Avenue shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. 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). ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 14 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 public improvements shall be deemed substantially complete by the City Engineer. 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: model home permits may be issued by the City apart from this condition, and in accordance with the City's model home policy). 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. ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 15 The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 16 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. 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. ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 17 The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. 1\eng\brianr\comments\sublsub2001-00006.doc ENGINEERING COMMENTS SUB 2001-00006 Kalamoiika Estates PAGE 18 REQUEST FOR COMMENTS CITY OF IGARD Community Deveropment Shaping Better Community DATE: September 11,2001 TO: Matt Stine,Urban Forester/Operations Department FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x31/1 Phone: 15031639-4171/Fax: 15031604-/29/ SUBDIVISION[SUB)2001-00006 KALAMOIIKA ESTATES SUBDIVISION REQUEST: The applicant is requesting approval to subdivide a 2.25 acre parcel into a 15-lot subdivision. There is an existing single-family home located on proposed lot #1 that will remain. LOCATION: 11735 SW 98th Avenue; WCTM 1 S135CD, Tax Lot 1400. ZONE: R-12: Medium- Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: OCTOBER 1, 2001. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 1_601c St (POU f,rta■.tEED (Prease provide the folrowing information)Name of Personlsl Commenting: �/la ,� , �v,�e51� ✓ I Phone Number: � REQUEST FOR COMMENTS CITY O IGARD Community(Development ShapingA Better Community DATE: September 17,2001 TO: Gary Lampella,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3111 Phone: [503)639-4111/Fax: (5031684-1291 SUBDIVISION[SUB)2001-00006 KALAMOIIKA ESTATES SUBDIVISION REQUEST: The applicant is requesting approval to subdivide a 2.25 acre parcel into a 15-lot subdivision. There is an existing single-family home located on proposed lot #1 that will remain. LOCATION: 11735 SW 98th Avenue; WCTM 1S135CD, Tax Lot 1400. ZONE: R-12: Medium- Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: OCTOBER 1, 2001. 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: t eci a.i A-,J o F- t-I-0ezz_a•J rs -rt. '13 ..61442..0%)e T)Fe -6. --r-D be. Ac-p p o,osai) bci —nl Ci0 (lease provide the following information)Name of Person[si Commenting: �1/U Phone Number: / � 7/./ Morgan Tracy - Kalamoiika Estates Subr' 'on.doc Page 1 100:41 TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION September 27, 2001 Mathew Scheidegger,Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Kalamoiika Estates Subdivision SUB 2001-00006 Dear Mathew, I have reviewed the submittal for the above named project and have the following comments: 1. Where fire apparatus roadways are less than 28 feet wide,"NO PARKING"signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING"signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) Both SE Pihas Court and SW Koski Drive shall be posted with No Parking signs on one side along their entire length. 2. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10%with a maximum grade of 15%for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 3. Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec.903.4.2.2) 4. 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) 5. 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) 6. 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) Please contact me at(503)612-7010 with any additional questions. Sincerely, 7401 SW Washo Court,Suite 101 •Tualatin,Oregon22•oTstl.(503)612-7000•Fax(503)612-7003•www.tvfr.com , REQUEST FOR COMMENTS CITY FHOARD Community Development Shaping Better Community DATE: September 11,2001 TO: n Roy,Property Manager/Operations Department RECEIVED PLANNING FROM: City of Tigard Planning Division OCT - 3 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x3111 CITY OF TIGARD Phone: (503)639-4111/Fax: (5031684-1291 SUBDIVISION(SUB)2001-00006 KALAMOIIKA ESTATES SUBDIVISION REQUEST: The applicant is requesting approval to subdivide a 2.25 acre parcel into a 15-lot subdivision. There is an existing single-family home located on proposed lot #1 that will remain. LOCATION: 11735 SW 98th Avenue; WCTM 1S135CD, Tax Lot 1400. ZONE: R-12: Medium- Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: OCTOBER 1, 2001. 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. ix/Please comments provided below: / 1 •• - L ._ As.� . 1 •L�. +�vS e t-o.cr:b :kJ °It= t/41--.0 OVase provide thefollOwing information)Name of Person[sl Commenting: e Phone Number: - 5— ? J Kalamoiika Estates 98th Ave at Commercial STORM 1. Add one sumped OSCB on the west side of 98th Ave just prior to SW Koski Dr. 2. The two proposed catch basins on SW Koski Dr. need to be sumped OSCB's. 3. The proposed new manhole on SW 98th Ave at SW Commercial needs to be a sumped water quality manhole. 4. The water quality facility (tract A) should have a permanent metered irrigation system installed utilizing the appropriate back flow devises. SANITARY ;1. All sanitary laterals need to have a clean-out install just behind the sidewalk. These 7 clean-outs should be at sub level during construction but raised to finish level prior to acceptance. 2. The two sanitary taps from lots 1 & 2 need to be inserta-tee's. revelet).0/44 4,r. F'' '' ,"3y �v.1,4. REQUEST FOR COMMENTS C;of If3ARD Community Deve(opment Shaping Better Community DATE: September 11,2001 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division p 1 9 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x311) CITE'OF TIGARD Phone: (503)639-4111/Fax: [503] 684-1291 SUBDIVISION(SUB)2001-00006 KALAMOIIKA ESTATES SUBDIVISION REQUEST: The applicant is requesting approval to subdivide a 2.25 acre parcel into a 15-lot subdivision. There is an existing single-family home located on proposed lot #1 that will remain. LOCATION: 11735 SW 98`h Avenue; WCTM 1S135CD, Tax Lot 1400. ZONE: R-12: Medium- Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: OCTOBER 1, 2001. 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: v' 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: (cCease provide the forrowing information)Name of Persons]Commenting: JIM 6s(.7 I Phone Number: 12.c1 REQUEST FOR COMMENTS CITY OFTIIGARD Community(Development Shaping Better Community DATE: September 11,2001 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3111 Phone: 1503)639-4111/Fax: 15031684-1291 SUBDIVISION(SUB)2001-00006 KALAMOIIKA ESTATES SUBDIVISION REQUEST: The applicant is requesting approval to subdivide a 2.25 acre parcel into a 15-lot subdivision. There is an existing single-family home located on proposed lot #1 that will remain. LOCATION: 11735 SW 98th Avenue; WCTM 1S135CD, Tax Lot 1400. ZONE: R-12: Medium- Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: OCTOBER 1, 2001. 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: (P1Tease provide the folrowing information)Name of Person[sl Commenting: I Phone Number: CITY TIGARD REQUEST FOR COh :NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: ' A 2. ( -atag" -- FILE NAME: - - -,, et/ l S' CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central '3ast ❑South ❑West &lProposal Descrip. in Library CIT Book CITY OFFICES BONG RANGE PLANNING/Barbara Shields,Planning Mgr _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. --POLICE DEPTJJim Wolf,Crime Prevention Officer UILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPT./Brian Rager,Dvlpmnt.Review Engineer-7 WATER DEPT./Dennis Koellermeier,Operations Mgr. 'CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager _PUBLIC WORKS/Matt Stine,Urban Forester PLANNER—TIME TO POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! / SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST,[ '! TUALATIN VALLEY FIRE&RESCUE*! TUALATIN VALLEY WATER DISTRICT• CLEANWATER SERVICES Ili Planning Manager ,tire Marshall ' Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District �' PO Box 745 155 N First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street NE Irish Bunnell,Development Services PO Box 369 PO Box 59 Salem,OR 97301-1279 T PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 Carol Hall,Data Resource Center(ZCA) _ _ m US ARMY CORPS.OF ENG. Durham,OR 97281-3483 Paulette Allen,Gwm Management coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(co mp Plan Amendments only) PO Box 2946 _CITY OF KING CITY #t _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY King City,OR 97224 _ OR.DEPT.OF ENERGY(Poweoines In Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera Tom Highland,Planning 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 * _Anne LaMountain(IGA uRe) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Phil Healy(IGAnuRB) David Knowles,Planning Bureau Dr. Regional Administrator _Carl Toland, Right-of-Way Section(vacations) '<--- Steve Conway(General Apps) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(cn,acA,,as 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims(ZCA)MS 15 Portland,OR 97204 _Doria Mateja(zcA)MS 14 —ODOT,REGION 1 -DISTRICT 2A Jane Estes,Perme Specialist 5440 SW Westgate Drive,Suite 350 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue —"Albany,OR 97321 C X SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _AT&T CABLE TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann f Project IS Within Y.Mile of A T aese Roue) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court -- Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY —VERIZON _ QWEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Richard Jackson,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 XTIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _AT&T CABLE core. ew tuow, Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006-5152 Portland,OR 97232 ♦ INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h\patty\masters\Request For Comments Notification List 2.doc (Revised' MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING 4L CITYOFTIGARD Community'Development Shaping A Better Community I, 'Patricia L. Lansford, 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 Appopnate Box(s)Below) © NOTICE OF DECISION FOR: SUB2001-00006/VAR2001-00021 - KALAMOIIKA ESTATES SUBDIVISION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B", and by reference made a part hereof, on November 8,2001, and deposited in the United States Mail on November 8,2001, postage prepaid. (4(;(-7( (Person that Prepared Noti e) STACJIE OAF OREGON ) County off'Was Washington )ss. City of?agard Subscribed and sworn/affirmed before me on the / day of , 2001. .�_ OFFICIAL SEAL j?; DIANE AA JELDERKS 1.1.70" NOTARY PUBLIC-OREGON / MY COMMI8SINON FJCPIRES S807,2003 / ' ' I I IT' I" — t My Commission Exaires: Q� EMI?, r1 A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2001-00006 CITY OF nsARo ADJUSTMENT (VAR) 2001-00021 Community(Devefopment KALAMOIIKA ESTATES SUBDIVISION Suzapingfl(Better Community 120 DAYS = 2/11/2002 SECTION I. APPLICATION SUMMARY FILE NAME: KALAMOIIKA ESTATES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2001-00006 Adjustment (VAR) VAR2001-00021 REQUEST: The applicant is requesting approval to subdivide a 2.25 acre parcel into 14 lots. There is an existing single-family home with a detached garage on the property. The home is proposed to remain but the garage will be demolished. An Adjustment is also required to the street side yard setback for proposed Lot #2 from 10 feet to 8.1 feet. APPLICANT: Jeff Conklin OWNER: Koski, Alice M. & Steven J., Trustees 8285 NE Ribbon Ridge Road 11735 SW 98th Avenue Newberg, OR 97132 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-12: Medium-Density Residential District. ZONE: R-12: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 11735 SW 98th Avenue; WCTM 1 S135CD, Tax Lot 1400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (250 per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 8, 2001 AND BECOMES EFFECTIVE ON NOVEMBER 28, 2001 UNLESS AN APPEAL IS FILED. Appea�l The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 27, 2001. I Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. J reo.: — ‘ nor aa: MM I o � .�o,.��a�, i VA 71 14swe;o; eu Bil _ VICINITY MAP '�'=�� �;�'pi� t���� SuB2ool-oaoob �� KALAMOIIKA ESTATES Atli copeoram•oliq Likr::091 SUBDIVISION w,alaw 1171p7riiiiiiimIdlim ......11 ripe r 41A.I RT m.41110111110 X1111111 ■ fip.... •vs6r•1■1Pr■■1 11/Ir 01 171 141,19.11)1 M;1"3 1 I 4, , , 0 NNE nom ■40*imp r. 4/4., .. ��. 1 ritpliill ‘P*11■.1:111161; ##4s k .t. 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'' i LW CITY OF TIGARD t SUB2001-00006 SITE PLAN N KALAMOIIKA ESTATES SUBDIVISION JMap is not to scale) __ — EXI-III ' "3 1S t35C D-07700 1 S 135CD-07200 ALBERTSON CAROLINE CONNOLLY& CHOY MARIANNE ALBERTSON ERIC W 13434 BANNING ST 1599 SW UNDERHILL RD FONTANA,CA 92336 PORTLAND,OR 97219 1S1 35CC-03900 1 S 135C D-07300 ALFORD BURT W CLARKE SHERI L AND PATRICIA M MARSDEN DONALD W 10180 SW TIGARD ST 9717 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CC-03700 1 S135CD-02500 ALFO URT W&PATRICIA M CORYELL JACK M AND ALICE 0 1018 TIGARD ST TRUSTEES TIGARD, R 97223 9900 SW 92ND PORTLAND,OR 97223 1 S 135CD-08300 2S 102B B-00100 ANDERSEN STUART R CRESS SCOTT B AND DANA B 9738 SW LONDON CT 9966 SW KATHERINE STREET TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-06000 1S1 35CD-07500 ARNOLD MARGARET E DAVIES KATHRYN L PO BOX 231178 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 is 135CD-05800 1 S 135CD-02000 BARKLEY HELEN E&JONATHAN P DAWESM UNA JESSIE 9706 SW LONDON CT 11760 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07100 1 S 135CD-01702 BRINK LOIS M DOBLIE JUDY K 9721 SW LONDON CT 11640 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CC-03300 1 S 135CD-01500 BROOKER FRED&HARRIETT DORSETT R CRAIG 10060 SW TIGARD ST 11550 SW 98TH AVE TIGARD,OR 97224 TIGARD,OR 97223 1 S 135CD-08000 2S 102BA-00501 BROWN MARCIE A ELLIOTT JAMES R&SHERRY D 9732 SW LONDON CT 29979 SE HEIPLE RD TIGARD,OR 97223 EAGLE CREEK,OR 97022 2S 102BA-00500 1S1 35CD-01600 CASTILE JAMES&AUDREY EMPKIE ROBERT JR HAZEL 8100 SW DURHAM RD 6975 SW QUEEN LN TIGARD,OR 97224 BEAVERTON,OR 97008 1 S 135CD-02001 1 S 135CD-06800 FINLAY ROBERT R HOLIEN CHRISTOPHER&CHRISTINE 11790 SW 98TH AVE 9726 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01201 1S 135CD-03900 FOERSTER EDWARD DOROTHY HOUSING AUTHORITY OF do SCOTT JANET K WASHINGTON COUNTY 13467 SW LAURMONT CT 111 NE LINCOLN ST#200-L TIGARD,OR 97223 HILLSBORO,OR 97124 1 S 135C0-09800 1 S 135CD-06100 FOSTER DEANNA K HOWARTH DENISE L 9991 SW PIHAS CT 9712 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-08400 1 S 135C D-08200 GANN KIM L JASPER TERRIA L 9740 SW LONDON CT 9736 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S1 35CD-01700 1 S 135CD-05000 GETTY SHARON MARIE JUST BEVERLY ANN 11630 SW 98TH 9765 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-05300 1 S 135CD-03400 GRAHAM GARY L AND KNEELAND JAMES H&DEBORAH L DELORIES C 9690 SW LEWIS LN 9743 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S135CD-04800 1 S135CD-05100 GROVER CHRISTOPHER P KOR DEBORAH A 9785 SW LONDON CT do COBB TIA J TIGARD,OR 97223 9755 SW LONDON CT TIGARD,OR 97223 1 S 135CD-08500 1 S 135CD-01400 HALL SIEGLINDE KOSKI ALICE M&STEVEN J TRS 9747 SW LONDON SQUARE CT 11735 SW 98TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01703 1 S 135CC-03100 HELTZEL KENNETH L&HELEN M KRASAUSK PAUL& 5131 SW FREEMAN CT MACHARG JOE JR& PORTLAND,OR 97219 TOTORICA CAROL E PO BOX 5931 BEAVERTON,OR 97006 1S 135CD-06600 1 S 135CD-00790 HENDERSON SARAH ANNE LAMM FAMILY TRUST 9722 SW LONDON CT 11520 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07900 1 S 135CD-09600 LEWIS JENIFER J MEIDINGER MATHEW J&RACHEL V 9731 SW LONDON CT 9955 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-06700 1S 135C0-07000 LINDSEY RONALD G MORRIS GREG&EVDOXIA 9724 SW LONDON CT 9730 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-05400 1 S 135CD-01008 LONDON SQUARE HOMEOWNERS MORROW MARK A AND JANICE ASSOCIATION THE 15155 SW 141ST ATTN:A RICHARD VIAL TIGARD,OR 97224 1 SW COLUMBIA ST STE 555 PORTLAND,OR 97258 1S135CD-01004 1S1 CD-01007 LONG DANNY J MOR MARK A AND JANICE 12020 SW TOOZE RD 151 141ST SHERWOOD,OR 97140 TI ARD,OR 97224 is 135CD-00500 1St 35CD-06400 MAHAR MARYLOU MORTON DEBRA D& 16200 SW PACIFIC HWY#129 BUTLER DUANE TIGARD,OR 97223 9718 SW LONDON CT TIGARD,OR 97223 1St 35CD-08700 1 S135CD-01008 MATRIX DEVELOPMENT CORP MUESKE LAVERN R/KAREN KIM 12755 SW 69TH AVE STE 100 9955-57 SW SCOTT CT TIGARD, OR 97223 TIGARD,OR 97233 1 S 135CB-00700 1 S 135CD-05500 MCCALL OIL NAPIER JANICE D CHEMICAL CORPORATION 9700 SW LONDON CT 808 SW 15TH AVE TIGARD,OR 97223 PORTLAND,OR 97205 1 S135CD-01100 1S135CD-01009 MCCALL PROPERTIES INC NORGART PAUL KEVIN/HELEN DENISE 808 SW 15TH AVE 16212 SW SNAPDRAGON LN PORTLAND,OR 97205 TIGARD,OR 97223 1S 135CC-04000 1 S 135CB-00800 MCC PROPERTIES INC OREGON DEPT OF TRANSPORTATION 808 15TH AVE R PROPERTY MANAGEMENT UNIT PO T ,OR 97205 355 CAPITAL ST NE RM 411 SALEM,OR 97301 2S102BA-0 390 1S135CD-06500 MCCA PROPERTIES INC ORINGDULPH LYNN ALLISON 808 S TH AVE 9720 SW LONDON CT POR D,OR 97205 TIGARD,OR 97223 1S 135CD-03300 1S 135CD-02700 ORR KAREN&LYNART RUTHERFORD JANET M TRUSTEE 9660 SW LEWIS LN BY ETHEL M STAN TIGARD,OR 97223 11785 SW 95TH TIGARD,OR 97223 1 S 135CD-06900 1 S 135CD-02100 PIACENTINI ANNE MARIE RU E FORD JANET M TRUSTEE 9728 SW LONDON CT BY E EL M STAN TIGARD,OR 97223 117 W 95TH TI ARD,OR 97223 1S 135CD-07600 1 S135CD-02600 PIMONT VINCENT M& RU E ORD JANET M TRUSTEE BIBER CATHARINA R BY E L M STAN 9701 SW LONDON CT 117 5 S 95TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-10000 2S 102BA-04300 POE RONALD L&KATHY M SANDERS GARY R& 13025 PRINCETON CT RASMUSSEN DARWIN C& LAKE OSWEGO,OR 97035 RASMUSSEN E BRENT 21730 SW ELWERT RD SHERWOOD,OR 97140 1 S 135CD-07400 2S 102BA-04400 RADCLIFF NAOMI A SAN R GARY R& 9715 SW LONDON CT RASM SEN DARWIN C& TIGARD,OR 97223 RAS SEN E BRENT 217 0 S ELWERT RD SHERWOOD,OR 97140 1S 135CD-00600 1S 135C0-06200 REED KATHLEEN M SAUNDERS RENE'M 11435 SW GREENBURG RD 9714 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-09500 1 S 135C D-01005 RHODES DOUG&ANGIE SCOTT GEORGE 0&DONNA M 9923 SW PIHAS CT 11640 SW 135TH TIGARD,OR 97223 PORTLAND,OR 97223 1 S 135CC-03400 1 S 135CD-01202 RIISE ANN M SCOTT t ORGE O AND 10120 SW TIGARD ST DON M TIGARD,OR 97223 116,d .W 135TH TI CARD,OR 97223 2S 102 BA-00400 1S 135CD-01003 ROBERTSON BERWYN A&INGEBURG H SCOTT EORGE 0 AND 17691 SW FREDERICK LN DON M SHERWOOD,OR 97140 11 W 135TH TI ARD,OR 97223 151 35CD-09700 1 S135CD-01203 ROBINSON KEVIN A SCOTT GEORGE 0 AND DONNA M 9979 SW PIHAS CT WRIGHT PHILIP A AND TIGARD,OR 97223 PEABODY MICHAEL E&PHYLLIS M PO BOX 1673 BEAVERTON,OR 97075 1 S 1 SSCD-012013 1 S 135C D-09900 SCOTT RANDAL AND VERNA TROXELL NICK J& PO BOX 1673 SAWYER HEATHER A BEAVERTON,OR 97075 9815 SW PIHAS CT TIGARD,OR 97223 1 S 135CD-01205 1 S 135CC-03200 SCOTT RANDAL G&VERNA TRUJILLO BERNARDINO&EVA C PO BOX 1673 10030 SW TIGARD ST BEAVERTON,OR 97075 TIGARD,OR 97223 1 S 135C D-05600 1 S 135CD-07800 SHANNON ARLEEN M TWEDT DOUGLAS S AND 9702 SW LONDON CT MARY L TIGARD,OR 97223 9733 SW LONDON CT TIGARD,OR 97223 1 S 135C D-00900 1 S 135CD-01701 SHARON DEVELOPMENT CO LLC VEZEY CHERYL ANN 5795 SW CRANBERRY CT 11650 SW 98TH BEAVERTON,OR 97007 TIGARD,OR 97223 1 S 135C D-05900 1 S 135CC-03500 SIMEONE MARY A VONAHLEFELD PAUL 9708 SW LONDON CT VONAHLEFELD CHARLES TIGARD,OR 97223 VONAHLEFELD REBA J 10130 SW TIGARD ST TIGARD,OR 97223 15135C D-09400 1S135CD-08100 TAYLOR DONALD S&DEBORA MAE WEAVER JAMES A JR&GERI M 9889 SW PIHAS CT 9734 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135C D-01001 1 S 135CC-03600 TAYLOR ROBERT H&NANCY A WEBB ROBERT LEE 11585 SW 98TH AVE EDNA M TIGARD,OR 97223 10140 SW TIGARD TIGARD,OR 97223 1 S 135CD-05200 1 S 135CD-04900 THOMPSON CHARLES R WHEELHOUSE GIOCONDA A 9745 SW LONDON CT 9775 SW LONDON SQ CT TIGARD,OR 97223 TIGARD,OR 97223 2S 102BA-00303 is 135CD-05700 TIGARD INDUSTRIAL LLC WHICHER FRANKLIN S AND 11336 SW BULL MOUNTAIN RD#103 WALTRAUT H TIGARD,OR 97224 9704 SW LONDON COURT TIGARD,OR 97223 2S102BA-0 301 1S135CD-06300 TIGA NDUSTRIAL LLC WHITE GREGORY L&MAUREEN P 1133 BULL MOUNTAIN RD#103 9716 SW LONDON CT TIGARD, R 97224 TIGARD,OR 97223 1S13 CD-01906 WITTHAR MARGARET F TRUSTEE 11700 SW 98TH TIGARD, OR 97223 1 S 135C D-01800 WITTHAR MARGARET F TRUSTEE 11700 SW 98TH TIGARD,OR 97223 1 S 135CD-08600 WORNATH BRIAN L&CINDY E 9790 SW LONDON CT TIGARD,OR 97223 1S135CD-01204 WRIGHT PHILIP A&DOLORES A TRS 12519 SW SHELDRAKE WAY BEAVERTON,OR 97007 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: August 17, 2001 t AFFIDAVIT OF MAILING CITY OFTGARD Community(Development Shaping Better Community , Patricia G. Guns{orcf, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;'Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below} D NOTICE OF DECISION FOR: SUB2001-00006/VAR2001-00021 — KALAMOIIKA ESTATES SUBDIVISION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on November 8,2001,and deposited in the United States Mail on November 8,2001, postage prepaid. i v � tZ 4 /nit' (Person that Prepar-: Notice) STATE OE ORGO.1 ) County o_f`Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the 7 day of , 2001. -.".' OFFICIAL SEAL 0';r,.- DIANE M JELDERKS / i '.i1; NOTARY PUBLIC-OREGON ' / MY COMM SSIAONSEXPIRES SEPT807,2003 11 r r r r I i I I ,!-71 t My Commission 3 J I es: Y7/2-3 LXHIP.i.^: A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2001-00006 ADJUSTMENT (VAR) 2001-00021 CITY OFTIGARD 1 l'(V Community Devthpment KALAMOIIKA ESTATES SUBDIVISION Shaping A Better Community EXTENDED 120 DAYS = 2/11/2002 SECTION I. APPLICATION SUMMARY FILE NAME: KALAMOIIKA ESTATES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2001-00006 Adjustment (VAR) VAR2001-00021 REQUEST: The applicant is requesting approval to subdivide a 2.25 acre parcel into 14 lots. There is an existing single-family home with a detached garage on the property. The home is proposed to remain but the garage will be demolished. An Adjustment is also required to the street side yard setback for proposed Lot #2 from 10 feet to 8.1 feet. APPLICANT: Jeff Conklin OWNER: Koski, Alice M. & Steven J., Trustees 8285 NE Ribbon Ridge Road 11735 SW 98th Avenue Newberg, OR 97132 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-12: Medium-Density Residential District. ZONE: R-12: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 11735 SW 98th Avenue; WCTM 1S135CD, Tax Lot 1400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 27 SUB2001-00006—KALAMOIIKA ESTATES SUBDIVISION f ' CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 317) for review and approval: 1. Tree Protection and Removal Plan. The applicant/owner shall provide a tree protection plan, prepared by a certified arborist for any trees greater than 12" that are to remain. Tree protection and removal plans shall be reviewed and signed off by the City of Tigard Arborist. 2. Tree Protection Measures Inspection. Provide evidence that the City Arborist has verified that the approved tree protection measures have been implemented. 3. Landscape Plan. Provide a landscape plan showing: A. The location and species of gtnreet trees to be planted along the proposed improvements on SW Pihas Court, SW 98 Avenue and SW Koski Drive according to the size and spacing standards of Section 18.745.040 of the Tigard Development Code. B. Buffering landscape materials along the southwest boundary of the subject property in accordance with Level D requirements of Table 18.745.1 (Buffer Matrix). If a buffer of less than 20 feet in width is proposed, the screening standards will apply. C. The location, species, and size (minimum 2" caliper), of trees to be planted to mitigate for those trees removed. The plan shall clearly distinguish mitigation trees from street trees. The total amount of caliper inches to be mitigated shall be equal to 100% of the caliper inches removed. For any difference between the caliper inches removed and those planted, the applicant shall pay a fee in-lieu of planting (currently $125 per caliper inch). 4. Performance Guarantee. The applicant shall provide a bond or other financial assurance as necessary to ensure satisfactory implementation of the landscape plan for each lot and tract on which mitigation, buffering and street trees are located. Such bonds or other sureties will be released upon inspection and approval of the landscape installation. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 5. Compliance Agreement. Provide a public improvement permit and compliance agreement for this project to cover the public and private improvements within the development and any other work in the public right-of-way.. Eight (8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement 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). 6. Responsible Party. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. 7. Construction Access and Parking Plan. 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. NOTICE OF DECISION PAGE 2 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION 8. Public Improvement Construction Plans (A). The applicant shall provide public improvement construction plan h that indicate that they will construct a half street improvement along the frontage of SW 98 Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a minor collector street from curb to centerline equal to 20 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; F. street trees behind the sidewalk 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 98th Avenue in a safe manner, as approved by the Engineering Department. 9. Public Improvement Construction Plans (B). Submit public improvement construction plans that include a profile of SW 98'' Avenue, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 10. Public Improvement Construction Plans (C). Submit public improvement construction plans that indicate that they will complete the south half of SW Pihas Court street improvements. 11 . Public Improvement Construction Plans (D). Submit public improvement construction plans that indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 12. Public Improvement Construction Plans (E). Submit public improvement construction plans that show any extension of public water lines to be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement construction plans from the Engineering Department and construction of public water lines. 13. Public Improvement Construction Plans (F). Submit public improvement construction plans that reflect the following changes: Storm Water: A. Add one sumped over sized catch basin on the west side of 98th Avenue just prior to SW Koski Drive B. The two proposed catch basins on SW Koski Drive need to be sumped over sized catch basins C. The proposed new manhole on SW 98th Avenue at SW Commercial needs to be a sumped water quality manhole. D. The water quality facility (Tract A) should have a permanent metered irrigation system installed utilizing the appropriate back flow devices. NOTICE OF DECISION PAGE 3 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Sanitary Sewer: E. All sanitary laterals need to have a clean out installed just behind the sidewalk. These clean outs should be at sub level during construction but raised to finish level prior to acceptance. F. The two sanitary taps from lots 1&2 need to be inserta-tee type. Fire Hydrants: G. Provide fire hydrants as required by TVFR. 14. Water Quality and Detention Facility. The applicant shall provide final design plans and calculations for the proposed public water quality and detention facility, prepared by a professional engineer, that directly address the phosphorous removal requirement. These plans shall include a landscape plan for the facility to be reviewed and approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. 15. Water Quality and Detention Facility Maintenance. Submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The developer shall maintain the facility for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 16. Erosion Control Plan. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, December 2000 edition." 17. Grading Plan. 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 FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 407) for review and approval: 18. Demolition Permit. The applicant/owner shall apply for and obtain a demolition permit and demolish the existing detached garage. 19. Joint Access. The applicant shall provide satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint access for Lots #1 and 2. Copies of the deeds, easements, leases or contracts shall be placed on permanent file with the City. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 20. TIF. The applicant/ owner shall pay the Traffic Impact Fee (currently $31,640.00). 21. Address Fee. The applicant shall pay an addressing fee (currently $420.00) STAFF CONTACT:Kit Church, ext. 377. NOTICE OF DECISION PAGE 4 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION 22. Uridergrounding. The applicant shall either place the existing overhead utility lines along SW 98' 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 $13,145.00 and it shall be paid prior to approval of the final plat. 23. Plat Restrictions. The final plat shall contain the following restrictions: A. Vehicular access from SW 98th Avenue to individual lots shall not be allowed. B. The private accessway serving Lots 1 and 2 will be jointly owned and maintained by the private property owners who take access from it. 24. Monuments. 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; or Random traverse using conventional surveying methods. 25. Final Plat Application Submittal 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 Development Services Technicians, 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 SW 98th Avenue and SW Pihas Court shall appear on the final plat. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer and Community Development Director's signature. 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: 26. Mylars. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 27. Parking Plan. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 28. Substantial Completion. Prior to issuance of building permits, the public improvements shall be deemed substantially complete by the City Engineer. 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. NOTICE OF DECISION PAGE 5 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Submit the following to the Building Department for review and approval: 29. Site Plan/Access. The applicant shall provide a site plan with the building permit application for Lots #1,2 and 8 illustrating that access will not be obtained from SW 98 Avenue. Access to Lot #1 shall be provided for in an accessway or easement from either SW Koski Lane or SW Pihas Court. This access shall be a minimum of 15 feet wide with 10 feet of pavement. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING REQUIREMENTS; THIS IS NOT AN EXCLUSIVE LIST: TUALATIN VALLEY FIRE AND RESCUE REQUIREMENTS: 1 . Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) A. Both SE Pihas Court and SW Koski Drive shall be posted with No Parking signs on one side along their entire length. 2. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 3. Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 4. 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) 5. 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) 6. 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) TIGARD COMMUNITY DEVELOPMENT CODE PROCEDURAL REQUIREMENTS: 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. NOTICE OF DECISION PAGE 6 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. Street Centerline Monumentation Shall Be Provided As Follows: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: NOTICE OF DECISION PAGE 7 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION 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 have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records and found no other land-use cases associated with the parcels of the subdivision. There was a code enforcement action (CEO2001-00180) in May of 2001 regarding overgrown weeds and grass, but has since been resolved. Site Information and Proposal Description: The applicant had originally proposed subdividing a 2.25 acre into 15 lots. As a result of access limitation requirements, the applicant revised the proposal to eliminate one lot, for a total of 14 lots. There is an existing single-family home with a detached garage on the property. The home will remain on its own lot, but the garage is to be demolished. Vicinity Information: The proposed development is south of SW Greenburg Road and east of SW Tigard Street, immediately adjacent to the Southern Pacific Railroad right-of-way. NOTICE OF DECISION PAGE 8 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Staff received one letter from Dee K. Foster, an adjacent property owner. Her concerns are summarized (in bold) and addressed as follows: 1. Impacts from off-site drainage to detention tank located on her lot. The impacts of off site drainage are addressed under Section 18.810.100. More specifically, the proposed development will drain to a separate detention facility, and the subject property slopes away from Pihas Court. 2. Will Pihas Court be widened? It is too narrow for the proposed additional development. Pihas Court will be widened to 28 feet of pavement (currently 22 feet) with an additional sidewalk on the south side. This pavement and sidewalk width meet city standards, although the right-of-way width will be 2 feet deficient. The ultimate 40' ROW width was approved as part of the Pihas Court Subdivision [Jacob Court SUB 96-00002]. 3. Will the house on Lot#1 be retained? It is in poor condition. The house on Lot #1 is proposed to be retained, although it is presumed (but not required) that improvements will be made to the structure to increase interest in the other newly created lots. As noted, the garage will be demolished. 4. Size and type of the new homes. The applicant has proposed that the homes in this development will be single-family detached homes similar in size to those on Pihas Court. 5. Will the development affect property values? Property values are the result of various influences in the real estate market economy. It is a rather safe assumption that any development on any property will have some effect to (either increase or decrease) the value of nearby properties. This effect is largely dependent on the personal desires of potential buyers. As the subject site is being developed with homes of similar size and on similarly sized lots, the effect of this development should be similar to the effect that development of Pihas Court had on adjacent properties. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: A. Variances and Adjustments Page 18.370.020 Adjustments 10 B. Subdivision — General Provisions 18.430.020 Subdivision — (General Provisions) 10 C. Subdivision — Approval Criteria 11 D. Applicable Development Code Sections 18.510 Residential zoning districts) 12 18.705 Access, Egress and Circulation) 12 18.715 Density) 15 18.745 Landscaping and screening) 15 18.765 Off-street parking and loading requirements) 16 18.790 Tree removal) 16 18.795 Vision clearance) 17 E. Street and Uti ity Improvement 18.810 (Street and Utility Improvement Standards) 17 F. Impact Study (18.390) 24 NOTICE OF DECISION PAGE 9 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — VARIANCES AND ADJUSTMENTS The subject application requires approval of an adjustment to the side yard setback for proposed Lot #2, as a result of necessary right-of-way dedications along SW Pihas Court. This 12-foot-wide right-of-way dedication will reduce the setback to the existing house from 20.1 feet to 8.1 feet. The Tigard Development Code requires a minimum 10 feet for street side yards in the R-12 Zone (TDC 18.510.050). Interior setbacks, including side yard setbacks, may be reduced up to 20% provided that the following criteria are satisfied: The adjustment requested is the least required to achieve the desired effect. The adjustment will allow the right-of-way to be increased to a 40' width. The desired effect is a continuous and logical right-of-way extension of adequate width to accommodate necessary street improvements to support the proposed development. The adjustment will result in the preservation of trees, if trees are present in the development area. While there are trees in the development area, there will be no trees affected by the requested adjustment, regardless of whether it is granted or not. Therefore this standard is not relevant. The adjustment will not impair adequate emergency access to the site; The requested adjustment is to enable dedication of adequate right-of-way width. A substandard right-of-way could impair emergency access to the development site. By reducing the side yard setback to 8.1 feet, access to the structure is not affected. There is not a reasonable alternative to the adjustment which achieves the desired effect. The possible alternatives available include reduction in the right-of-way width below standards or demolition of a portion of the existing structure to accommodate the right-of-way expansion. Reducing the right-of-way width is not acceptable to achieve the desired effect of obtaining adequate right-of-way to accommodate the development. Demolishing approximately 30 square feet of the existing structure would be an undue burden on the property owner, and does not seem reasonable when less intrusive alternatives are available. FINDING: Based on the above analysis, the criteria for the adjustment have been met. Therefore, a 1.9-foot reduction to the street side yard setback requirement of 10 feet shall be granted. This adjustment shall only apply to the existing structure and only to those portions that presently encroach into the side yard setback. B — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The minimum lot size for the R-12 zoning district is 3,050 square feet. The largest vacant lot will be 7,763 square feet. This lot was originally proposed as two separate lots, but due to the access limitations from SW 98 described later, the applicant decided to consolidate the area into one lot. The size and shape of this lot will facilitate a future re-division, should such division be sought. Lot #2 is proposed to be 8,229 square feet to accommodate the existing dwelling. Should this house be demolished, two lots meeting the present R-12 zoning standards could be created. This standard is, therefore, met. NOTICE OF DECISION PAGE 10 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The proposed lot sizes are between 3,111 and 8,229 square feet. None of the proposed lots is less than the minimum lot size requirement. Therefore, this standard has been satisfied. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development, therefore, this standard does not apply. C — SUBDIVISION APPROVAL CRITERIA Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed in greater detail later in this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail, and conditioned if necessary, under the Street and Utility standards section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards Section 18.810. FINDING: Based on the analysis above, the proposal meets the preliminary plat approval standards for subdivisions. NOTICE OF DECISION PAGE 11 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION D — APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-12: Medium-Density residential zoning district. The R-12 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-12 Minimum Lot Size 3,050 sq. ft. Detached unit Duplexes - Attached unit Average Minimum Lot Width None Maximum Lot Coverage 80% [1] Minimum Setbacks Front yard 15 ft. Side facing street on corner & through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Minimum Landscape Requirement 20% [1] Lot coverage includes all buildings and impervious areas. The proposed lots range in size from 3,111 square feet to 8,204 square feet. Several of the lots are irregularly shaped, due to site constraints, however, additional square footage has been provided to afford greater flexibility in siting homes on these lots. As discussed later in this decision, vision clearance areas will present additional siting constraints. The applicant has not proposed any adjustments to the underlying zone setbacks. The existing dwelling to remain on Lot #2 will meet the front, interior side, and rear setback requirements; however, the street side yard is 1.9 feet substandard as a result of required right-of-way dedication. Because the structure currently meets the 10' street side setback provisions (at 20.1 feet), and will be made non conforming as a result of the 12-foot right-of-way dedication required as part of the development of this property, an adjustment to this standard is required. This adjustment is discussed and granted previously in this decision. There is also an existing detached garage which straddles the lot lines of Lots #2, 4 and 5. The applicant has proposed to remove this garage. FINDING: Based on the analysis above, the residential zoning district dimensional standards are not satisfied. CONDITION: The applicant/owner shall apply for and obtain a demolition permit and demolish the existing detached garage prior to final plat approval. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under the Street and Utility Standards section of this decision (18.810). Access to individual lots will be reviewed for compliance during the building permit phase. NOTICE OF DECISION PAGE 12 OF 27 SUB2001-00006—KALAMOIIKA ESTATES SUBDIVISION Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are to be met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant had originally not proposed any joint accesses. However, because access to SW 98th is restricted, the applicant revised his plans indicating access to Lot 1 will be provided across Lot #2 to SW Pihas Court. As a result, joint access (minimum 15 feet wide) will be required for lots 1 and 2. A condition of approval requiring this joint access will be imposed, and the applicant will need to submit legal evidence as stipulated above. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Based on the plans submitted, all of the proposed lots will take access from either SW Pihas Court or proposed SW Koski Drive. Once the plat has been recorded, both streets will be public streets. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. Driveways and curb cuts will be reviewed for compliance during the building permit phase. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. NOTICE OF DECISION PAGE 13 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION There is limited sight distance at the intersection of SW 98th Avenue and SW Commercial Street. The applicant has attempted to mitigate for this issue by placing the entry to SW Koski Drive as far from the intersection as practicable. This location does not align with SW London Court; however, placing SW Koski more than 70 feet north of SW London Court improves the sight distance issue. Therefore, this criterion is met. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Lots #3-7 and #9-14 have frontage only onto local streets. Lot #2 and 8 both have frontage on a local street and SW 98th Avenue, a minor collector. Lot #1 only has frontage on SW 98t". The Engineering Staff has determined that access tgg SW 98t shall not be allowed. Therefore, access to Lots #1 , 2, and 8 will be restricted from SW 98". Lot #1 will obtain access across the rear of Lot #2 through a 15 foot wide access easement. With the alternate access provided, this standard will be met. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed subdivision is for single-family homes. Therefore, this standard does not apply. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The width of driveways serving individual lots will be reviewed at the time of building permit application. Based on the proposed site plan, compliance with this standard is feasible. Therefore, this standard is met. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; The access drive to Lots #1 and 2 will be reviewed for compliance with the Uniform Fire Code. Maintenance of the drive will be the responsibility of the applicant/subsequent owners. Section 18.705.030.H.4 states that Access Drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. The access drive proposed for Lots #1 and 2 will be approximately 70 feet in length and will not need the additional provisions for turnarounds. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. CONDITIONS: • Vehicular access from SW 98th Avenue to individual lots shall not be allowed. NOTICE OF DECISION PAGE 14 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION • Prior to final plat approval, the applicant shall provide satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint access for Lots #1 and 2. Copies of the deeds, easements, leases or contracts shall be placed on permanent file with the City. • Prior to issuance of building permits for lots #1, 2, or 8 the uplicant shall provide a site plan illustrating that access will not be obtained from SW 98 Avenue. Access to Lot #1 shall be provided for in an accessway or easement from either SW Koski Lane or SW Pihas Court. This access shall be a minimum of 15 feet wide with 10 feet of pavement. Density Computations and Limitations 18.715): Chapter 18.75 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site are based on the net developable area. The net developable area is the gross site area, subtracting sensitive land areas, land dedicated for public parks and public rights-of-way, land for private streets, and if an existing dwelling unit is to remain, the area of the lot on which that unit is situated. Of the total gross site area (2.25 acres or 98,010 square feet), 34,120 square feet (or 35%) is subtracted for right-of-way dedications on SW 98th, SW Pihas, and SW Koski. An additional 8,229 square feet is deducted for the lot containing the existing dwelling that will remain. There are no public parks, private streets, or sensitive areas within the project. Therefore, the net developable area is 55,661 square feet. The net area divided by the minimum lot size in the R-12 zone (3,050 s.f.) yields the maximum number of units, in this case 18. The minimum number of lots is based on 80% of the maximum, or 14.4, which rounds down to 14. The applicant has proposed 14 lots in this subdivision, within the density requirements. Therefore, this section is satisfied. FINDING: Based on the analysis above, the density standards have been satisfied. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The applicant proposes improvements to SW 98th, SW Pihas, and creation of SW Koski Drive. However, the applicant has not proposed to plant street trees along these streets. Therefore, the applicant will be conditioned to submit a plan showing street trees according to the size and spacing standards of Section 18.745.040 of the Tigard Development Code. NOTICE OF DECISION PAGE 15 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. Buffering and screening does apply when dissimilar uses or zones abut each other. Buffering, but not screening is required when dissimilar uses are separated by a street. The proposed residential subdivision is separated from the adjoining Industrial Park Zone property to the south and west by the Southern Pacific Railroad right-of-way. The screening and buffer matrix in Table 18.745.2 shows that the buffer shall be installed to a level "D" requirement. Level D buffering can be achieved within a 10-20' width. However, to reduce the width of the buffer from 20 feet, a greater degree of screening is required. The applicant has not addressed this requirement. The applicant will be required to submit a landscape plan to address tree mitigation (discussed later) and the buffer requirement. Level D buffering can be one of three combinations: • a 20-foot-wide buffer with 10-20' spaced trees, and shrubs (no screening) • a 15-foot-wide buffer with 10-20' spaced trees, shrubs, and a 6' tall fence, or • a 10-foot-wide buffer with 10-20' spaced trees, shrubs and a 6' tall wall (min 6" thick). The applicant has proposed that the subdivision be developed with detached single-family dwellings. Surrounding uses to the north and east are detached single-family units, thus no screening or buffering will be required along these edges. FINDING: Based on the analysis above, the applicant has not satisfied the requirement for buffering along the southwest property line. Compliance with the following conditions will satisfy this standard. CONDITIONS: • Submit a plan showing the location and species of street trees to be planted along the proposed improvements on SW Pihas Court, SW 98 Avenue and SW Koski Drive according to the size and spacing standards of Section 18.745.040 of the Tigard Development Code. • Provide a landscape plan showing buffering landscape materials along the southwest boundary of the subject property in accordance with Level D requirements of Table 18.745.1 (Buffer Matrix). If a buffer of less than 20 feet in width is proposed, the screening standards will apply. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. A parking area has been provided for the existing home on Lot #2 to ensure compliance with this standard. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Tree Removal (18.790): Chapter 18.790 requires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development of the site. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. There are a total of 20 trees greater than 12 inches in diameter. Of those, 17 (85 /o) are proposed for removal and three will remain. The level of mitigation requirement is based on the percentage of trees removed from the total. Removal of more than 75% of trees over 12 inches requires that 100% of the caliper inches being removed are replanted (or a payment made NOTICE OF DECISION PAGE 16 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION in-lieu of planting). The total caliper inches proposed for removal is 247. The applicant will be responsible for replanting an equivalent number of caliper inches with new trees (minimum 2" caliper), payment in-lieu, or a combination of both. Street trees cannot be counted towards meeting the mitigation requirement, however, trees planted for buffering purposes may. For any trees that are 12-inches or greater that will be retained, the applicant must provide a tree protection plan prepared by a certified arborist. Tree protection and removal plans will be reviewed and signed off by the City of Tigard Arborist. FINDING: Based on the analysis above, the Tree Removal standards have not been met. CONDITIONS: • The applicant/owner shall provide a landscape plan showing the location, species and size (minimum 2" caliper), of trees to be planted to mitigate for those trees removed. The plan shall clearly distinguish mitigation trees from street trees. The total amount of caliper inches to be mitigated shall be equal to 100% of the amount of caliper inches removed. For any difference between the caliper inches removed and those planted, the applicant shall pay a fee in-lieu of planting (currently $125 per caliper inch). The applicant shall provide a separate bond for each lot on which mitigation and street trees are located. Such bonds will be released upon satisfactory implementation of the planting plan. • The applicant/owner shall provide a tree protection plan, prepared by a certified arborist for the trees greater than 12-inches in diameter that will remain. Tree protection and removal plans will be reviewed and signed off by the City of Tigard Arborist. Vision Clearance (18.795): Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has not proposed any structures or vegetation in the vision clearance areas. However, it shall be noted that clearance vision areas of right-of-way intersections do affect Lots #2, 3, and 8 and will potentially affect construction of structures including fences, stairs, decks and landings on those lots. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. E — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width lanned 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 minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Local residential streets shall have a minimum right-of-way width of 42 feet with a 28 foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. NOTICE OF DECISION PAGE 17 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION SW 98r" Avenue This site lies adjacent to SW 98th Avenue, which is classified as a minor collector on the City of Tigard Transportation Plan Map. At present, the right-of-way varies between 30 and 40 feet along the site's frontage. The ultimate planned right-of-way is 60 feet. The applicant has proposed a 15 foot right-of- way dedication (or 30 feet total from the original right-of-way centerline). SW 98th Avenue is currently paved but not fully improved to 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. The applicant's plan indicates they will construct a half-street improvement as a part of the project. The applicant's original plan implied that Lots 1 through 3 would have direct access onto SW 98th Avenue. TDC 18.705.030.G.2 states that direct vehicular access from single-family lots to collector streets is discouraged. The City has consistently denied direct access to a collector when access to a local residential street is available. It appears that Lots 1 through 3 could be accessed from local residential streets. Staff discussed this problem with the applicant, and they have since revised the plan. The revised plan shows a reduction of one lot, with the original Lots 1 — 3 being consolidated into just two lots (new Lots 1 and 2). Lot 2 will have direct access to SW Pihas Court, and Lot 1 will be given an ingress/egress easement over Lot 2 to have access to SW Pihas Court. Although the access for Lot 1 will be somewhat cumbersome, it satisfies the minimum standards of the TDC. Staff supports the revised plan. SW Pihas Court This site also lies adjacent to a partially improved local residential street called SW Pihas Court, developed as a part of the Jacob Court Subdivision. SW Pihas Court was approved to have a 40-foot wide ultimate ROW, as a part of the Jacob Court decision. The applicant will be permitted to complete SW Pihas Court with a 40-foot wide ROW. SW Koski Drive The new street, SW Koski Drive, will complete a loop connection from SW Pihas Court to SW 98th Avenue. The original plan showed only a 40-foot wide ROW for this roadway. Since an adjustment to the minimum ROW width had not been applied for, Staff would have had to place a condition on the approval to meet the minimum 42-foot width standard. The applicant was able to revise the plan so that this roadway will meet the 42-foot ROW width standard. 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 parcel to the north has already been developed and is served by Pihas Court. Parcels to the east lie across SW 98 Avenue. There are undeveloped parcels in the Industrial Park Zone, across the southern pacific railroad right-of-way. These parcels are separated from public streets by railroad rights of way on all sides. While the applicant has made a provision for a future street extension via Tract B," such an extension is unlikely to occur. The classification of the streets entering this subdivision and the surrounding residential zoning make it undesirable to route potential future traffic through here. A more practical access would occur somewhere along SW Tigard Street to the west. No dead-end or cul de sac streets are proposed. Therefore, this standard is satisfied. 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: NOTICE OF DECISION PAGE 18 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no cul-de-sacs formed by this development. Street Alignment and Connections: Section 18.810.030(G) requires 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. By extending SW Koski Drive from SW Pihas Court, the applicant will meet this criterion. While it is highly improbable that a street will be extended across the railroad right-of-way from this development, the applicant has proposed Tract "B" to be set aside for future right-of-way connection, if such connection were ever feasible or necessary. 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 • 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. The proposed street grades are less than 2%; therefore this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. By revising the plan so that both Lots 1 and 2 will have access to SW Pihas Court, the applicant has met this criterion. 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. NOTICE OF DECISION PAGE 19 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION There are no private streets formed by this development. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The subdivision creates a triangular block formed by SW Pihas, SW 98th, and SW Koski. The perimeter of this block measures approximately 1,065 lineal feet. Therefore, this criterion is met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. There are no uncompleted full street connections. A bicycle/pedestrian connection is not required, since the applicant was able to meet the block length criterion. The proposed site plan provides a looped route to and from SW 98th Avenue. Therefore, this criterion is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-12 zoning district is 3,050 square feet. However, there is no average lot width requirement for the R-12 zoning district. Therefore, this standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots in the proposed development have at least 25 feet of frontage onto a public street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing concrete sidewalks along SW 98th Avenue, SW Pihas Court and SW Koski Drive, 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. NOTICE OF DECISION PAGE 20 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION There is an existing 8-inch public sewer line located in SW 98th Avenue. The applicant's plan shows that they will extend a new 8-inch public line in SW Koski Drive as a part of this project. 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). The topography of this site is relatively flat, with no apparent upstream flows affecting the parcel. All onsite drainage will be accommodated within the project and conveyed to the storm system in SW 98t Avenue. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plan shows that they will construct a water quality/detention pond at the southern corner of this site. Runoff from this site will be directed to that pond where it will be treated and detained before being released into the existing storm drainage system in SW 98'h Avenue. The Public Works department submitted a few comments with regard to the storm drainage plan. The comments are more geared toward construction plan review, which will be conducted after the land use approval, but are worth noting at this stage. All new catch basins within the subdivision, must be oversize units. An oversize catch basin shall also be installed on the west side of SW 98 Avenue, just north of the new intersection with SW Koski Drive. The proposed manhole in SW 98th Avenue must be a sumped water quality manhole. Finally, the proposed pond should have a permanent metered irrigation system installed (with appropriate backflow devices) to help ensure that the landscaping will survive. 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. No bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. NOTICE OF DECISION PAGE 21 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION No bikeway is associated with this application. Therefore, this standard 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. No bikeway is associated with this application. Therefore, this standard 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 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 SW 98th Avenue, adjacent to the site's frontage. 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 478 lineal feet; therefore the fee would be $13,145. It is preferable given the level of street improvements required along this frontage, that under-grounding occur simultaneous with these other improvements. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is an existing 8-inch City water line in SW 98th Avenue and a 6-inch line in SW Pihas Court. The applicant's plan shows that a 6-inch main will be installed in SW Koski Drive to complete a loop in the water lines. Prior to construction, the Public Works and Engineering departments must review and approve the final construction plans for the water system. 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. NOTICE OF DECISION PAGE 22 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION The applicant has submitted storm water drainage calculations for both detention and water quality. These calculations do not directly address the phosphorous removal standards and are not signed by a professional engineer. Based on the submitted calculations, the proposed facility appears to be of adequate size to satisfy storm water quality requirements. There is an inconsistency between the calculations and the inlet detail with regard to the orifice diameter. 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 previously, the applicant will construct a pond to handle the treatment of the stormwater. The preliminary sizing calculations were reviewed by Staff and found to be reasonable. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. FINDING: Based on the information submitted, compliance with storm water quality standards can not be verified. CONDITION:The applicant shall provide final design plans and calculations for the proposed public water quality and detention facility, prepared by a professional engineer, that directly address the phosphorous removal requirement. These plans shall include a landscape plan for the facility to be reviewed and approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. 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. 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. A NPDES permit is not required, since the parcel is only 2.25 acres in size. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (US . The existing house will need to be issued a new address as will each of the newly created ots. 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 $420.00 (14 lots X $30/address = $420.00). NOTICE OF DECISION PAGE 23 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Survey Requirements 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. F — IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. Therefore, no proportionality analysis is needed for these internal streets, and they are not factored into the mitigated costs for the City's transportation system. External street improvements are required to offset the general contribution of traffic impacts (vehicular, pedestrian, etc.) generated from the development and to systematically bring substandard systems into conformance. These half-street frontage improvements are required to be roughly proportional to the impacts resulting from development of the property. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $29,380 ($2,260 x 13 single-family dwelling units). The existing dwelling is not contributing any additional impacts to the street system, so it is therefore exempt from payment of TIF charges. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 , TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $91 ,812 ($29,380 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Less mitigated costs The applicant is required to dedicate and improve an additional 12-feet of right-of-way along the project's 339-feet of frontage on SW Pihas Court as well as 15 feet of dedication and improvements along the project's 478 feet of frontage on SW 98 Avenue. At an approximate cost of $3 per square foot, this is valued at approximately $33,714. NOTICE OF DECISION PAGE 24 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Estimate of Unmitigated Impacts Full Impact 29,380=0.32= $91,812 Less TIF Assessment 13 lots x $2,260= $29,380 Less mitigated costs 11,238 s.f. $3/s.f=. .. $33,714 Estimate of Unmitigated Impacts $28,718 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportional and justified. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Operations Utility Manager has reviewed the proposal and offers the following comments: 1. Ensure that continued maintenance of Tract B is the responsibility of either the developer or homeowner's association. 2. There is no arborist report included. 3. Storm Water: • Add one sumped OSCB on the west side of 98th Avenue just prior to SW Koski Drive • The two proposed catch basins on SW Koski Drive need to be sumped OSCB's • The proposed new manhole on SW 98th Avenue at SW Commercial needs to be a sumped water quality manhole. • The water quality facility (Tract A) should have a permanent metered irrigation system installed utilizing the appropriate back flow devices. 4. Sanitary Sewer: • All sanitary laterals need to have a clean out installed just behind the sidewalk. These clean outs should be at sub level during construction but raised to finish level prior to acceptance. • The two sanitary taps from lots 1&2 need to be inserta-tee type. The City of Tigard Police Department has reviewed the proposal and has objection to it. The City of Tigard Building Division has reviewed the proposal and has offered the following comments: • Location and number of fire hydrants to be approved by TVFR • Fire Department access to be approved by TVFR. The City of Tigard Forester has reviewed the proposal and has offered the following comments: • An arborist report is required since trees will be impacted by construction activities. SECTION VIII. AGENCY COMMENTS Clean Water Services of Washington County has reviewed this proposal and has offered the following comments: There do not appear to be any fatal flaws, sanitary sewer and storm sewer are provided to each lot, water quality and water quantity provided. City will need to approve the calculations and forward a set of final plans for CWS "Official Sign off' authorizing storm water connection permit issuance. NOTICE OF DECISION PAGE 25 OF 27 SUB2001-00006-KALAMOI I KA ESTATES SUBDIVISION Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1 . Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) A. Both SE Pihas Court and SW Koski Drive shall be posted with No Parking signs on one side along their entire length. 2. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 3. Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 4. 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) 5. 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) 6. 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) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 8, 2001 AND EFFECTIVE ON NOVEMBER 28, 2001 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1 . may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION PAGE 26 OF 27 SUB2001-00006-KALAMOIIKA ESTATES SUBDIVISION Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 27, 2001. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. November 8, 2001 PREPAR D BY: Morga E. Tracy DATE Associate Planner --7 November 8, 2001 APPROVED BY: 'lc are :e sdo DATE Planning .nager 11tig3331 usr1 depts\curpin\morgan\workspace\sub\sub2001-00006 (kalamoiika)1sub2001-00006.dec.doc NOTICE OF DECISION PAGE 27 OF 27 SUB2001-00006—KALAMOIIKA ESTATES SUBDIVISION =I- - NeRf E,1! 1 —gy —7,_ CITY of T I G A R D GEOGRAPHIC ISPOAMATIOM SYSTEM v * r" Hill.___\ VICINITY MAP - • ,lam E- • 1110A ..:!41 .111,1 SUB200I -00006 7- illtuw, W I i ,- ■ ', w Q KALAMOIIKA ESTATES TI �► � ■ � 1 ��� SUBDIVISION b. w44.- *Whitt& 1 111-It"4"-in I!! 1 "1 E. L.�► 1 ■ ■fir .:LIBLIETI.All rw ; = ~■I williiiiikaiiiiii■ • n-I •1'l � ♦ � mall*4111" ■ 6'1''t i,,„ 4S-■ *!44 .v-. .4 VW *# 4t...4■ A r V. -..4: ollibi'N is...b.II '" 4 0 200 400, Al,. • ' I'm 500 feel UI, .x ,01 ` ♦� r �� �♦ �/>` � ., Q • , ,11 i i ,` • City of Tigard I r♦ ,� ��� ,` Infomta6on on this map is general location only and, \� , should be verified with the Delopment Services Division. , , 13125 SW Hall Blvd _ ` , ' , ' Tigard,OR 97223 ♦: ♦ /` • , � . . � (503)639.477-w . -`t' _ •_ , _, , httpifMww.ci.ligard.or.us Community Development Plot date:Sep 14,2001;C:lmagic MAGIC03.APR . . \ THTco T i N 111 1 • i 5 4 3 2 i 12.0' STREET DEOKwT10N L OFF-STREET PARKING 1\ AREA FOR LOT 2 _—_- EXISTBIG CURS 1 \ -__ �__ _�___ I - ,` ® o.00 S.W. PIHAS COURT 4D.a' \ . .. - 1 NOTE 30.29' S 89'57'52'E 369.38' 7 EXISTING HOUSE IS TO REMAIN 4504440044 OVER ` THE EXISTING GARAGE IS TO SE REMOVED If / 3567' ' 131.14' V. 3\ '\ � � TRACT "B" 8� / ,!�" i I L_.� -. � --- �' 1.208 S.F. S.` 'LOT 3 .. —n5ot^.:..-•OT .t..., ^) i EXHIBIT B Jeff Conklin SUB2001-00006 8285 NE Ribbon Ridge Road KALAMOIIKA ESTATES SUBDIVISION Newberg, OR 97132 Koski, Alice M. & Steven J., Trustees 11735 SW 98th Avenue Tigard, OR 97223 Dee K. Foster 9991 SW Pihas Court Tigard, OR 97223 • .A. AFFIDAVIT OF MAILING IV OF TIGARD Community(Development Shaping Better Community I, cPatricia G. 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 Boz(sl Below} © NOTICE OF PENDING LAND USE APPLICATION FOR: SUB200I-00006/KALAMOIIKA ESTATES SUBDIVISION ❑ AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on September 17,2001,and deposited in the United States Mail on September 17,2001, postage prepaid. (Person at Prepared Noti' - SlAgE OE oR Gow County of Washington )ss. City of Egad" ) Subscribed and sworn/affirmed before me on the ,, t, day of 0 2001. I OFFICIAL SEAL • DIANE M JELDERKS ''' NOTARY PUBLIC-OREGON ' I (i l' I I I ' I ' COMMISSION Y COMM SS ON EXRES SEPT.S�07,2000! My Commission Expire " i £XH! NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION .4,4 SUBDIVISION CITY OF TIGARD Community Devefopment Shaping. Better Community DATE OF NOTICE: September 17, 2001 FILE NUMBERS: SUBDIVISION (SUB) 2001-00006 FILE NAME: KALAMOIIKA ESTATES SUBDIVISION PROPOSAL: The applicant is requesting approval to subdivide a 2.25 acre parcel into a 15-lot subdivision. There is an existing single-family home located on proposed lot#1 that will remain. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 11735 SW 98th Avenue; WCTM 1S135CD, Tax Lot 1400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON OCTOBER 1, 2001. All comments should be directed to Mathew Scheidegger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR OCTOBER 25, 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." I ...-'11111 T n. _._.RIME , . Immo = VICINITY MAP iiirillittal Mira mim.t mom .= 4 NIMBI Ala lir inn =ME - A . , .. =<=:� SUB2001-00006 Alkik i ak l ■, ■ .i�1l� � i< KALAMOIIKA ESTATES _�■■■11p 1 11� i 1 Fr .L \` �m�7'.iS iis I ifir mum � u � /►fir p Pr- . 1111:4111111110 - .`;.•.-%"‘",4>tr V 1 =Vb. ■ ■: dinsIN AtWI. '14.4.4,,,4■4±44,,,-PI urger iiii it, 4w1,44 hair' •,,:0 � , / e ppm slim . ♦ ,�. — .7ry , * -,,ed>,,,,, ,1V'NM Br •'''.!•41 itf‘- 4. git , rnr..r� rw.wr�.rIP ilk IMP-/AIL% 4'A.3 �.. • .I • . ....r, EXHI P .1s,35C D-07700 1 S 135CD-07200 ALBERTSON CAROLINE CONNOLLY& CHOY MARIANNE ALBERTSON ERIC W 13434 BANNING ST 1599 SW UNDERHILL RD FONTANA,CA 92336 PORTLAND,OR 97219 1 S 135C C-03900 1 S 135CD-07300 ALFORD BURT W CLARKE SHERI L AND PATRICIA M MARSDEN DONALD W 10180 SW TIGARD ST 9717 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C C-03700 1 S 135CD-02500 ALFO URT W&PATRICIA M CORYELL JACK M AND ALICE 0 1018 TIGARD ST TRUSTEES TIGARD, R 97223 9900 SW 92ND PORTLAND,OR 97223 15135C D-08300 2S 102B B-00100 ANDERSEN STUART R CRESS SCOTT B AND DANA B 9738 SW LONDON CT 9966 SW KATHERINE STREET TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-06000 15135C0-07500 ARNOLD MARGARET E DAVIES KATHRYN L PO BOX 231178 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-05800 1 S 135CD-02000 BARKLEY HELEN E&JONATHAN P DAWESM UNA JESSIE 9706 SW LONDON CT 11760 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07100 1 S 135CD-01702 BRINK LOIS M DOBLIE JUDY K 9721 SW LONDON CT 11640 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CC-03300 1 S 135C D-01500 BROOKER FRED&HARRIETT DORSETT R CRAIG 10060 SW TIGARD ST 11550 SW 98TH AVE TIGARD,OR 97224 TIGARD,OR 97223 1S135CD-08000 2S102BA-00501 BROWN MARCIE A ELLIOTT JAMES R&SHERRY D 9732 SW LONDON CT 29979 SE HEIPLE RD TIGARD,OR 97223 EAGLE CREEK,OR 97022 2S 102BA-00500 1 S 135CD-01600 CASTILE JAMES&AUDREY EMPKIE ROBERT JR HAZEL 8100 SW DURHAM RD 6975 SW QUEEN LN TIGARD,OR 97224 BEAVERTON,OR 97008 1S 135CD-152001 1 S 135CD-06800 FINLAY ROBERT R HOLIEN CHRISTOPHER&CHRISTINE 11790 SW 98TH AVE 9726 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01201 1S 135CD-03900 FOERSTER EDWARD DOROTHY HOUSING AUTHORITY OF do SCOTT JANET K WASHINGTON COUNTY 13467 SW LAURMONT CT 111 NE LINCOLN ST#200-L TIGARD,OR 97223 HILLSBORO,OR 97124 1 S 135CD-09800 1S 135CD-06100 FOSTER DEANNA K HOWARTH DENISE L 9991 SW PIHAS CT 9712 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-08400 1S 135CD-08200 GANN KIM L JASPER TERRIA L 9740 SW LONDON CT 9736 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-01700 1 S 135CD-05000 GETTY SHARON MARIE JUST BEVERLY ANN 11630 SW 98TH 9765 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-05300 1 S 135CD-03400 GRAHAM GARY L AND KNEELAND JAMES H&DEBORAH L DELORIES C 9690 SW LEWIS LN 9743 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-04800 1 S 135CD-05100 GROVER CHRISTOPHER P KOR DEBORAH A 9785 SW LONDON CT do COBB TIA J TIGARD,OR 97223 9755 SW LONDON CT TIGARD,OR 97223 1 S 135CD-08500 151 35CD-01400 HALL SIEGLINDE KOSKI ALICE M&STEVEN J TRS 9747 SW LONDON SQUARE CT 11735 SW 98TH TIGARD,OR 97223 TIGARD,OR 97223 1 S135CD-01703 1S135CC-03100 HELTZEL KENNETH L&HELEN M KRASAUSK PAUL& 5131 SW FREEMAN CT MACHARG JOE JR& PORTLAND,OR 97219 TOTORICA CAROL E PO BOX 5931 BEAVERTON,OR 97006 IS 135CD-06600 151 35CD-00790 HENDERSON SARAH ANNE LAMM FAMILY TRUST 9722 SW LONDON CT 11520 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-07900 1 S 135CD-09600 LEWIS JENIFER J MEIDINGER MATHEW J&RACHEL V 9731 SW LONDON CT 9955 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-06700 1 S 135CD-07000 LINDSEY RONALD G MORRIS GREG&EVDOXIA 9724 SW LONDON CT 9730 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-05400 1 S 135CD-01008 LONDON SQUARE HOMEOWNERS MORROW MARK A AND JANICE ASSOCIATION THE 15155 SW 141ST ATTN:A RICHARD VIAL TIGARD,OR 97224 1 SW COLUMBIA ST STE 555 PORTLAND,OR 97258 1S135CD-01004 1S1 CD-01007 LONG DANNY J MOR MARK A AND JANICE 12020 SW TOOZE RD 151 141ST SHERWOOD,OR 97140 TI ARD,OR 97224 1 S 135CD-00500 1 S 135CD-06400 MAHAR MARYLOU MORTON DEBRA D& 16200 SW PACIFIC HWY#129 BUTLER DUANE TIGARD,OR 97223 9718 SW LONDON CT TIGARD,OR 97223 1 S 135CD-08700 1 S 135CD-01006 MATRIX DEVELOPMENT CORP MUESKE LAVERN R/KAREN KIM 12755 SW 69TH AVE STE 100 9955-57 SW SCOTT CT TIGARD,OR 97223 TIGARD,OR 97233 1 S 135CB-00700 1 S 135CD-05500 MCCALL OIL NAPIER JANICE D CHEMICAL CORPORATION 9700 SW LONDON CT 808 SW 15TH AVE TIGARD,OR 97223 PORTLAND,OR 97205 1 S 135CD-01100 1 S 135CD-01009 MCCALL PROPERTIES INC NORGART PAUL KEVIN/HELEN DENISE 808 SW 15TH AVE 16212 SW SNAPDRAGON LN PORTLAND,OR 97205 TIGARD,OR 97223 1S1 35CC-04000 1 S 135CB-00800 MCC PROPERTIES INC OREGON DEPT OF TRANSPORTATION 808 15TH AVE R/W PROPERTY MANAGEMENT UNIT PO TLA ,OR 97205 355 CAPITAL ST NE RM 411 SALEM,OR 97301 2S102BA-0 390 1S135C0-06500 MCCA PROPERTIES INC ORINGDULPH LYNN ALLISON 808 S TH AVE 9720 SW LONDON CT POR D,OR 97205 TIGARD,OR 97223 1 S 135CD-03300 1S 135CD-02700 ORR KAREN&LYNART RUTHERFORD JANET M TRUSTEE 9660 SW LEWIS LN BY ETHEL M STAN TIGARD,OR 97223 11785 SW 95TH TIGARD,OR 97223 1 S 135CD-06900 1 S 135CD-02100 PIACENTINI ANNE MARIE RU E FORD JANET M TRUSTEE 9728 SW LONDON CT BY EL M STAN TIGARD,OR 97223 117 W 95TH • TI ARD,OR 97223 1 S 135C D-07600 1S1 35CD-02600 PIMONT VINCENT M& RU E ORD JANET M TRUSTEE BIBER CATHARINA R BY E L M STAN 9701 SW LONDON CT 117 5 S 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-10000 2S102BA-04300 POE RONALD L&KATHY M SANDERS GARY R& 13025 PRINCETON CT RASMUSSEN DARWIN C& LAKE OSWEGO,OR 97035 RASMUSSEN E BRENT 21730 SW ELWERT RD SHERWOOD,OR 97140 1S1 35C D-07400 2S 102BA-04400 RADCLIFF NAOMI A SAN R GARY R& 9715 SW LONDON CT RASM SEN DARWIN C& TIGARD,OR 97223 RAS SEN E BRENT 217 0 S LWERT RD SHERWOOD,OR 97140 1 S135CD-00600 1S 135CD-06200 REED KATHLEEN M SAUNDERS RENE'M 11435 SW GREENBURG RD 9714 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-09500 1 S 135CD-01005 RHODES DOUG&ANGIE SCOTT GEORGE 0&DONNA M 9923 SW PIHAS CT 11640 SW 135TH TIGARD,OR 97223 PORTLAND,OR 97223 1 S 135CC-03400 1 S 135CD-01202 RIISE ANN M SCOTT r ORGE O AND 10120 SW TIGARD ST DON M TIGARD,OR 97223 11.•• .W 135TH TI IARI,OR 97223 2S 102BA-00400 1 S135CD-01003 ROBERTSON BERWYN A&INGEBURG H SCOTT EORGE 0 AND 17691 SW FREDERICK LN DON M SHERWOOD,OR 97140 11 W 135TH TI ARD,OR 97223 1 S 135CD-09700 1S 135CD-01203 ROBINSON KEVIN A SCOTT GEORGE 0 AND DONNA M 9979 SW PIHAS CT WRIGHT PHILIP A AND TIGARD,OR 97223 PEABODY MICHAEL E&PHYLLIS M PO BOX 1673 BEAVERTON,OR 97075 1S1 35CD-01200 1 S 135CD-09900 SCOTT RANDAL AND VERNA TROXELL NICK J& PO BOX 1673 SAWYER HEATHER A BEAVERTON,OR 97075 9815 SW PIHAS CT TIGARD,OR 97223 1 S135CD-01205 15135CC-03200 SCOTT RANDAL G&VERNA TRUJILLO BERNARDINO&EVA C PO BOX 1673 10030 SW TIGARD ST BEAVERTON,OR 97075 TIGARD,OR 97223 1S1 35C D-05600 1 S 135CD-07800 SHANNON ARLEEN M TWEDT DOUGLAS S AND 9702 SW LONDON CT MARY L TIGARD,OR 97223 9733 SW LONDON CT TIGARD,OR 97223 1S1 35CD-00900 1 S 135CD-01701 SHARON DEVELOPMENT CO LLC VEZEY CHERYL ANN 5795 SW CRANBERRY CT 11650 SW 98TH BEAVERTON,OR 97007 TIGARD,OR 97223 1 S 135CD-05900 1 S 135CC-03500 SIMEONE MARY A VONAHLEFELD PAUL 9708 SW LONDON CT VONAHLEFELD CHARLES TIGARD,OR 97223 VONAHLEFELD REBA J 10130 SW TIGARD ST TIGARD,OR 97223 1 S 135CD-09400 1S1 35CD-08100 TAYLOR DONALD S&DEBORA MAE WEAVER JAMES A JR&GERI M 9889 SW PIHAS CT 9734 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CD-01001 1 S 135CC-03600 TAYLOR ROBERT H&NANCY A WEBB ROBERT LEE 11585 SW 98TH AVE EDNA M TIGARD,OR 97223 10140 SW TIGARD TIGARD,OR 97223 1 S 135CD-05200 1 S 135CD-04900 THOMPSON CHARLES R WHEELHOUSE GIOCONDA A 9745 SW LONDON CT 9775 SW LONDON SQ CT TIGARD,OR 97223 TIGARD,OR 97223 2S 102BA-00303 151 35CD-05700 TIGARD INDUSTRIAL LLC WHICHER FRANKLIN S AND 11336 SW BULL MOUNTAIN RD#103 WALTRAUT H TIGARD,OR 97224 9704 SW LONDON COURT TIGARD,OR 97223 2S102BA- 301 1S135C0-06300 TIGA NDUSTRIAL LLC WHITE GREGORY L&MAUREEN P 1133 BULL MOUNTAIN RD#103 9716 SW LONDON CT TIGARD, R 97224 TIGARD,OR 97223 1S135CD-01900 WITTHAR MARGARET F TRUSTEE 11700 SW 98TH TIGARD,OR 97223 1 S 135CD-01800 WITTHAR MARGARET F TRUSTEE 11700 SW 98TH TIGARD,OR 97223 1 S 135CD-08600 WORNATH BRIAN L&CINDY E 9790 SW LONDON CT TIGARD,OR 97223 1S135CD-01204 WRIGHT PHILIP A&DOLORES A TRS 12519 SW SHELDRAKE WAY BEAVERTON,OR 97007 Jeff Conklin 8285 NE Ribbon Ridge Road Newberg, OR 97132 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: August 17, 2001 r/ CITY of TIGARD -----7 -C GEOGRAPHIC INFORMATION SYSTEM 0) . — AREA NOTIFIED I 7--- (500') ■ 4 1S13scoo0000 ' 13185 0 0 0 019 0a!5101 5000 GRFE a FOR: Bruce Vincent nt 131S5C800T00 •� �R ARD ST 35000ols0o is1a5°°°,°� RE: 1 S 13 5CD, 01400 500011 1 500011 15 1 135 000101 85000lI U4 � 1518 5 0 0 018 0 0 35000101: is 1500010 i 1 35CBQT7�0 �a1a500017l2 35000100'• Mi35C0 03 0135001• , LE IS N 00011' 00 R.k,.10111,,iii ::•:.2'' 0 350012,2 5000121 3500012 4 101350001800 cri 1518 800 135 00':00 .0011000 M35003900 mascoot9o0 Property owner information is valid for 3 months from �, ` 11135002700 the date printed on this map. 'Q 161350002000 151350003701 i,..,,,,.I 13135002100 ' 15135004000 `��� 131850002001 1E1a5C002B00 IN , C �'' =MITT=1s/ 000:000 181350003800 1313500035 SUBJECT S I T: to '�L7T� 131350002500 IIIIIIwa ',tic , 00 101350008400 r�Q Dmir.„, I L 850 08200 r 1 1'"" P MEADOW ST sl745 I c01 'COI„” 1SUSC003800 1313500331b 'Sc'1 I I I �' 1318BCC07100 6idT1"III ��l ^25000820, + 000 100 �. , .1 ii.000�700 • 2BAI r F" 23, :Al; 90 C/��2�I:: I..ip Ili281021000100 „: 44pr iv . - 2a1o2uoo3m ' N mo:uoo3o3 S N 1211001 10 h'C ,M�. ill, C/A 0 100 200 300 400 500 Feet S�. 02BA00 00 • 1"=348 feet - AI, 2610211000501 1 . . City of Tigard V should Information on this map is ev lopme general location s only Division. and 111111\1141P O should be verified with the Development Services Division. 13125 agar,SW OR H9°97223 TiOard,OR 97223 A lt& _ (503)639-4171 http:TIwAMN.C1.0gard,08rd.Of.U6 I Community Development Plot date:Jul 17,2001;C:lmagic\MAGIC03.APR 1S 135CD-07700 1 S 135C D-07200 ALBERTSON CAROLINE CONNOLLY& CHOY MARIANNE ALBERTSON ERIC W 13434 BANNING ST 1599 SW UNDERHILL RD FONTANA,CA 92336 PORTLAND,OR 97219 1 S135CC-03900 15135CD-07300 ALFORD BURT W CLARKE SHERI L AND PATRICIA M MARSDEN DONALD W 10180 SW TIGARD ST 9717 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-03700 1S135CD-02500 ALFO URT W&PATRICIA M CORYELL JACK M AND ALICE 0 1018 TIGARD ST TRUSTEES TIGARD, R 97223 9900 SW 92ND PORTLAND,OR 97223 1S135CD-08300 2S102B6-00100 ANDERSEN STUART R CRESS SCOTT B AND DANA B 9738 SW LONDON CT 9966 SW KATHERINE STREET TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CD-06000 1S 135CD-07500 ARNOLD MARGARET E DAVIES KATHRYN L PO BOX 231178 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 15135CD-05800 1S135CD-02000 BARKLEY HELEN E&JONATHAN P DAWESM UNA JESSIE 9706 SW LONDON CT 11760 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-07100 1S 135CD-01702 BRINK LOIS M DOBLIE JUDY K 9721 SW LONDON CT 11640 SW 98TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135CC-03300 1S135CD-01500 BROOKER FRED&HARRIETT DORSETT R CRAIG 10060 SW TIGARD ST 11550 SW 98TH AVE TIGARD,OR 97224 TIGARD,OR 97223 1S135CD-08000 2S102BA-00501 BROWN MARCIE A ELLIOTT JAMES R&SHERRY D 9732 SW LONDON CT 29979 SE HEIPLE RD TIGARD,OR 97223 EAGLE CREEK,OR 97022 2S 102B A-00500 1 S 135CD-01600 CASTILE JAMES&AUDREY EMPKIE ROBERT JR HAZEL 8100 SW DURHAM RD 6975 SW QUEEN LN TIGARD,OR 97224 BEAVERTON,OR 97008 1 S 135C D-02001 1S 135C D-06800 FINLAY ROBERT R HOLIEN CHRISTOPHER&CHRISTINE 11790 SW 98TH AVE 9726 SW LONDON CT TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CD-01201 1S 135CD-03900 FOERSTER EDWARD DOROTHY HOUSING AUTHORITY OF Go SCOTT JANET K WASHINGTON COUNTY 13467 SW LAURMONT CT 111 NE LINCOLN ST#200-L TIGARD, OR 97223 HILLSBORO,OR 97124 1S 135CD-09800 1 S 135C D-06100 FOSTER DEANNA K HOWARTH DENISE L 9991 SW PIHAS CT 9712 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-08400 1 S 135CD-08200 GANN KIM L JASPER TERRIA L 9740 SW LONDON CT 9736 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01700 15135CD-05000 GETTY SHARON MARIE JUST BEVERLY ANN 11630 SW 98TH 9765 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-05300 1 S135CD-03400 GRAHAM GARY L AND KNEELAND JAMES H&DEBORAH L DELORIES C 9690 SW LEWIS LN 9743 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-04800 1 S 135C D-05100 GROVER CHRISTOPHER P KOR DEBORAH A 9785 SW LONDON CT do COBB TIA J TIGARD,OR 97223 9755 SW LONDON CT TIGARD,OR 97223 15135CD-08500 1 S135CD-01400 HALL SIEGLINDE KOSKI ALICE M&STEVEN J TRS 9747 SW LONDON SQUARE CT 11735 SW 98TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-01703 1 S 135CC-03100 HELTZEL KENNETH L&HELEN M KRASAUSK PAUL& 5131 SW FREEMAN CT MACHARG JOE JR& PORTLAND,OR 97219 TOTORICA CAROL E PO BOX 5931 BEAVERTON,OR 97006 1S 135CD-06600 1S 135CD-00790 HENDERSON SARAH ANNE LAMM FAMILY TRUST 9722 SW LONDON CT 11520 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 • 1S 135C0-07900 1 S 135CD-09600 , LEWIS JENIFER J MEIDINGER MATHEW J&RACHEL V 9731 SW LONDON CT 9955 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1S1 35CD-06700 1S 135C D-07000 LINDSEY RONALD G MORRIS GREG&EVDOXIA 9724 SW LONDON CT 9730 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-05400 1 S 135C D-01008 LONDON SQUARE HOMEOWNERS MORROW MARK A AND JANICE ASSOCIATION THE 15155 SW 141ST ATTN:A RICHARD VIAL TIGARD,OR 97224 1 SW COLUMBIA ST STE 555 PORTLAND,OR 97258 1S135CD-01004 1S1 CD-01007 LONG DANNY J MOR MARK A AND JANICE 12020 SW TOOZE RD 151 141ST SHERWOOD,OR 97140 TIGARD,OR 97224 1S 135CD-00500 1 S 135CD-06400 MAHAR MARYLOU MORTON DEBRA D& 16200 SW PACIFIC HWY#129 BUTLER DUANE TIGARD,OR 97223 9718 SW LONDON CT TIGARD,OR 97223 1S 135CD-08700 1 S 135CD-01006 MATRIX DEVELOPMENT CORP MUESKE LAVERN R/KAREN KIM 12755 SW 69TH AVE STE 100 9955-57 SW SCOTT CT TIGARD,OR 97223 TIGARD,OR 97233 1 S 135CB-00700 1S 135C0-05500 MCCALL OIL NAPIER JANICE D CHEMICAL CORPORATION 9700 SW LONDON CT 808 SW 15TH AVE TIGARD,OR 97223 PORTLAND,OR 97205 1 S 135CD-01100 1 S 135C D-01009 MCCALL PROPERTIES INC NORGART PAUL KEVIN/HELEN DENISE 808 SW 15TH AVE 16212 SW SNAPDRAGON LN PORTLAND,OR 97205 TIGARD,OR 97223 1S 135CC-04000 1S 135CB-00800 MCC PROPERTIES INC OREGON DEPT OF TRANSPORTATION 808 15TH AVE R/W PROPERTY MANAGEMENT UNIT PO TLA ,OR 97205 355 CAPITAL ST NE RM 411 SALEM,OR 97301 2S1026A-0 390 1S13500-06500 MCCA PROPERTIES INC ORINGDULPH LYNN ALLISON 808 S TH AVE 9720 SW LONDON CT POR AND,OR 97205 TIGARD,OR 97223 • 1 S 135CD-03300 1 S 135CD-02700 , ORR KAREN&LYNART RUTHERFORD JANET M TRUSTEE 9660 SW LEWIS LN BY ETHEL M STAN TIGARD,OR 97223 11785 SW 95TH TIGARD,OR 97223 1 S 135CD-06900 1 S 135CD-02100 PIACENTINI ANNE MARIE RU ERFORD JANET M TRUSTEE 9728 SW LONDON CT BY E EL M STAN TIGARD, OR 97223 117 W 95TH TIGARD,OR 97223 1 S 135CD-07600 1S 135CD-02600 PIMONT VINCENT M& RU E ORD JANET M TRUSTEE BIBER CATHARINA R BY E L M STAN 9701 SW LONDON CT 117 5 S 95TH TIGARD,OR 97223 TIGARD,OR 97223 151 35CD-10000 2S 102BA-04300 POE RONALD L&KATHY M SANDERS GARY R& 13025 PRINCETON CT RASMUSSEN DARWIN C& LAKE OSWEGO,OR 97035 RASMUSSEN E BRENT 21730 SW ELWERT RD SHERWOOD,OR 97140 1S 135C D-07400 25 102 BA-04400 RADCLIFF NAOMI A SAN R GARY R& 9715 SW LONDON CT RASM SEN DARWIN C& TIGARD, OR 97223 RAS SEN E BRENT 217 0 S ELWERT RD SHERWOOD,OR 97140 1 S 135CD-00600 1 S 135CD-06200 REED KATHLEEN M SAUNDERS RENE'M 11435 SW GREENBURG RD 9714 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-09500 15135CD-01005 RHODES DOUG&ANGIE SCOTT GEORGE 0&DONNA M 9923 SW PIHAS CT 11640 SW 135TH TIGARD,OR 97223 PORTLAND,OR 97223 1 S 135CC-03400 1 S 135CD-01202 RIISE ANN M SC TT ORGE 0 AND 10120 SW TIGARD ST DON M TIGARD,OR 97223 116 W 135TH TI AR ,OR 97223 2S 102BA-00400 1 S 135C D-01003 ROBERTSON BERWYN A&INGEBURG H SCOTT GEORGE 0 AND 17691 SW FREDERICK LN DON M SHERWOOD,OR 97140 11 W 135TH TI ARD,OR 97223 1S 135CD-09700 1 S 135CD-01203 ROBINSON KEVIN A SCOTT GEORGE 0 AND DONNA M 9979 SW PIHAS CT WRIGHT PHILIP A AND TIGARD,OR 97223 PEABODY MICHAEL E&PHYLLIS M PO BOX 1673 BEAVERTON,OR 97075 1 S 135CD-01200 15135CD-09900 , SCOTT RANDAL AND VERNA TROXELL NICK J& PO BOX 1673 SAWYER HEATHER A BEAVERTON,OR 97075 9815 SW PIHAS CT TIGARD,OR 97223 1 S 135CD-01205 15135CC-03200 SCOTT RANDAL G&VERNA TRUJILLO BERNARDINO&EVA C PO BOX 1673 10030 SW TIGARD ST BEAVERTON,OR 97075 TIGARD,OR 97223 1S1 35CD-05600 1 S 135CD-07800 SHANNON ARLEEN M TWEDT DOUGLAS S AND 9702 SW LONDON CT MARY L TIGARD, OR 97223 9733 SW LONDON CT TIGARD,OR 97223 1 S 135CD-00900 15135CD-01701 SHARON DEVELOPMENT CO LLC VEZEY CHERYL ANN 5795 SW CRANBERRY CT 11650 SW 98TH BEAVERTON,OR 97007 TIGARD,OR 97223 1 S 135CD-05900 15135CC-03500 SIMEONE MARY A VONAHLEFELD PAUL 9708 SW LONDON CT VONAHLEFELD CHARLES TIGARD,OR 97223 VONAHLEFELD REBA J 10130 SW TIGARD ST TIGARD,OR 97223 15135CD-09400 1 S135CD-08100 TAYLOR DONALD S&DEBORA MAE WEAVER JAMES A JR&GERI M 9889 SW PIHAS CT 9734 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CD-01001 1 S 135CC-03600 TAYLOR ROBERT H&NANCY A WEBB ROBERT LEE 11585 SW 98TH AVE EDNA M TIGARD,OR 97223 10140 SW TIGARD TIGARD,OR 97223 1S 135CD-05200 15135CD-04900 THOMPSON CHARLES R WHEELHOUSE GIOCONDA A 9745 SW LONDON CT 9775 SW LONDON SQ CT TIGARD, OR 97223 TIGARD,OR 97223 2S102BA-00303 13135CD-05700 TIGARD INDUSTRIAL LLC WHICHER FRANKLIN S AND 11336 SW BULL MOUNTAIN RD#103 WALTRAUT H TIGARD,OR 97224 9704 SW LONDON COURT TIGARD,OR 97223 2S102BA-0 301 15135C0-06300 TIGA NDUSTRIAL LLC WHITE GREGORY L&MAUREEN P 1133 BULL MOUNTAIN RD#103 9716 SW LONDON CT TIGARD, R 97224 TIGARD,OR 97223 1S135CD-01900 , WITTHAR MARGARET F TRUSTEE 11700 SW 98TH TIGARD,OR 97223 1 S 135CD-01800 WITTHAR MARGARET F TRUSTEE 11700 SW 98TH TIGARD,OR 97223 is 135CD-08600 WORNATH BRIAN L&CINDY E 9790 SW LONDON CT TIGARD, OR 97223 1 S 135CD-01204 WRIGHT PHILIP A&DOLORES A TRS 12519 SW SHELDRAKE WAY BEAVERTON,OR 97007 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:Icurpin\setup\labels\CIT East.doc) UPDATED: August 17, 2001 JUL-16-2001 15 51 BEDSAUL VINCENT CONSULTIN 503 230 2149 P.01 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT u:1g+ PLANNING DIVISION (MY OF TlGARO I3 I25 SW HALL BOULEVARD c°m1nuns y v lip `nt Shaping'A Better Community TIGARD, OREGON 91223 PHONE: S43-631-4III FAX: 503.684•T191(Attn. Patty et%s ky/Planing) R[QOEST [[111. 500.-FOR 00.T PROPERTY OWNR. MAILING. LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP MAg LQT NUMBERS (Le. 1s134AB,Tix 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): — r T 4D r 11 4 3 Su) fir'"' -- MOt : Pc-{a1S fe OJVE SEC Mkt Litty--4Tirath L-1ST ONE-Li kfTE,IcAvsc -m GePti t c-c bArro Auvat t LA-eld.-9 INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: ON& 'I T-sue (NOTE: A minimum of 2 sets of labels will be provided to place on your I 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) 9aC.-E; v INCJ" NAME OF CONTACT PERSON: 1 PHONE: z. — tq 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 kescription: S11 to generate the mailing list, plus S2 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 = S8.00 x Z sets = 516.00 sheet(s)of labels x S2/sheet = x sets sheets of labels x St/sheet for OT area x Z sets = S 4.00 sheet(s) of labels x St/sheet for UT area = a sets = S� GENERATE LIST = 511,00 rE.NERATE 11ST = TOTAL »..uu TOTAL = $ TOTAL P.01 Receipt #: 27200100000000002927 • Date: 07/18/2001 T I D E M A R K COMPUTER SYSTEMS, INC Line Items: Case No Tran Code Description Revenue Account No. Amount Due RECEXP Recovered Expenditures(labels)-4.0000 @$1.00 100-0000-479000 S4.00 RECEXP Recovered Expenditures(labels)-11.0000 @$1.00 100-0000-479000 511.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check BEDSAULNINCENT CONSULTING LLC 0 2661 $15.00 TOTAL AMOUNT PAID: $15.00 - _ _ — --- -- 1 5ecu rif enhanced document. See back or dttails.m - ` —-a- - - 2661 BEDSAUL/VINCENT CONSULTING, L.L.C. a 825 N.E.20TH AVE., SUITE 300 g PORTLAND,OR 97232 7 ) I •I DAT �� - - 4 [ TO THE Cigli- lam (.-t - - \ I $ (� 11Z) ii ORDER OF - . . �i �• -- �l _DOLLARS 8 -: i e V KeyBank National Association Hillsboro.Oregon 97123 V t � 1.800.1�1�YON //�� � 1 ■ FOR —— —. u .aam;;,- SUBDIVISION TYPE I I �Aliwii,c.,l or TYPE III w/PD APPLICATION .`'°� 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-72 7 CITY OF TIGARD PRE-APP. HELD WITH: ,a 1 oi.t DATE OF PRE-APP.: GENERAL INFORMATION ,l`' �," FOR STAFF USE ONLY Property Address/Location(s): ii 7 3 S �1)9 ku Case No.(s): DVWb Tax Map & Tax Lot #(s): 61 ?6 C- —D( 1 Other Case No.(s): T. � ;°�pN Receipt No.: c�-L..• a r '"i l L.-; Application Ac eprrte__ By: MY MY Site Size: 7,... .t-j ( Date: �lP D 1 Property Owner/Deed Holder(s)*: r CEIST Sttkt,srE.1sj Address: In?irj 81,0 CelltE Phone:t,;s' 46-D Date Determined Complete: `1 () City: 1 t6 c 1 09--- Zip: g72jZ1 Rev.8/412000 is\curpin\masters\revised\subapp.doc Applicant*: TI J=C1)1U.Ut - tST t OS—tlr Etc te- 'c TL- Address: c<Z�S.4 Ate. Re 1j 4 R,Phone: �,�p –( REQUIRED SUBMITTAL ELEMENTS (Note: applications will nQt be accepted City: -6- tt`-� Zip: 9�i ?j2� without the required submittal elements) * When the owner and the applicant are different people, the applicant It Application Form must be the purchaser of record or a lessee in possession with written Owner's Signature/Written Authorization authorization from the owner or an agent of the owner. The owner(s) 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. " \ e Copy of Pre-Application Conf. Notes PROPOSAL SUMMARY ..,TA a. Co. Subdivision Name Approval 0; 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") I„ /� Applicant's Statement parcel into 5 lots between #of copies based on pre-app check list) ?jt ( ( and Wl square feet in size. SA Sewer Use Information Card (Distributed/completed at application submittal) IN USA Service Provider Letter (provide any additional information here) Ey 2 Sets of Pre-Addressed/Pre-Stamped #10 Envelopes & Copy of 500' Property Owner List Generated by the City Neighborhood Mtg. Affidavits & Notes it Filing Fee (Prelimin P a $2,125.00 1.. t.'::— K (+$10 Per Lot) (Final Plat) $ 295.00 *Add 20% PD Fee Urban: See Wa. Co. Fee Schedule a a r el- 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 day of , 20 Owner's Signature Owner's Signature Owner's Signature Owner's Signature List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part 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 proR%__- • 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 6' ` 5- W day of tlitCt to I ,200 Owner's Signature Owner's Signature For j±5 cony rett Owner's Signature Owner's Signature Receipt #: 27200100000000003402 RLECOPY j Date: 08/17/2001 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due SUB2001-00006 [MISC] MISC FEE 100-0000-451000 $205.00 SUB2001-00006 [LANDUS]APPLICATION FEE 100-0000-438000 $2,275.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check J&S CONCRETE INC. 0 9074 0 $2,480.00 TOTAL AMOUNT PAID: $2,480.00 CO a,a-75 � c$ ' C� 80 J & S CONCRETE INC. WELLS FARGO BANK,N.A. 9074 18285 N.E. RIBBON RIDGE RD. TUAI ATIN OR.97062 NEWBERG,OR 97132 (503)538-8615 (503)656-9992 08/07/2001 PAY TO THE City of Tigard $ **2,480.00 ORDER OF Two Thousand Four Hundred Eighty and 00/1 00*************************************************************************** DOLLARS City of Tigard MEMO /�// /11 c I Z0'd 1d1Dl HUW—C7 101 1W.10-1 r ecu is a rrrze-e 4.v a..«+C I cic n,�-cTv-cx,:. ■ _ . •.-_--- .... T8'd 10101 a-e4 Ui t.cle rmw1i o 1 �1.1 WKUCIVIN JVA 4,L. 1../Y/ v w�..—.. . . WASHINGTON COUNTY LAND USE AND T* NSPOit SURVEYOR'S OFFICE SUBDIVISION PLAT NAMING 1 request that the Washington County Surveyor's OMoe reserve the follower subdivision name: •uponnit : R LA WI D ; A 1-i. % :.. -,,-,T T _ "T—L I 14 66 Sec 3S C D 15 1E 11135sLAJ 9g.14air ., •r---' CItg OR COUNTY Ju maaCT10N= 1 '' T ` %tL LAS Svrve •w3Q 7'7.; 'r-T- 4 S C60CreiC• I I understand that if the name is not used within two years, it will be automatically canceled. . lime •s S- torm OrhnQ al person reserving rum: 2 Address: N Telephone number: - 3 far number_ ,2$3- 4,'7 v s/ice` . . 0 - ore: g- 2 3-O ......._........._.ttt .4t9"----- (93) M-tig?5-- MAkonington Cow*arivo es Wm I 1111110.46 Mot Arse ales 311041 Nillaborti.cR ,7Q3 R.r:ri 0 1NM . TB'd 9NISMINIue 31+id ie:Pt twee-Q-Ub Z0'd 9NId33NIJN3 31J3NNId £S:VT Z00Z-2Z-JOd ********** FACSIMILE COVER SHEET ********** TO: Name: -D 6( lLe 1)191-L .3-Date: 23- a I : Com an P Y Project M Fax Number 59B 1960 Comments: ‘00) L. From Vv n50 - C a rd g ol. R e. FROM; k(Nr) Siorrq 6 Name: Pinnacle Engineering Associates Corporation 2009 N.E. Edgewater Drive Portland, Oregon 97211 Telephone: (503)283-8386 Fax: (503)283-8675 WE ARE TRANSMITTING PAGES INCLUDING THIS ONE. If there are any problems in receiving this fax please call us at(503)283-8386. THANK YOU !I! TO'd 9N I e133N I 9N3 31JdNN I d I00z-2Z-9I1b Poi:3tosc . 1 r afve_ 41 SUBDIVISION REQUEST for a 15-Lot Single Family Dwelling Subdivision APPLICANT & CONTRACT PURCHASER: J & S Concrete, Jeff Conklin and Steve Koski, Owners 8285 NE Ribbon Ridge Road Newberg, OR 97132 503-538-1460 REPRESENTATIVES: Bruce Vincent, Planning Consultant Bedsaul/Vincent Consulting, LLC 825 NE 20th, Suite 300 Portland, Oregon 97232 503-230-2119 Jim Stormo, PE Pinnacle Engineering 2009 NE Edgewater Drive Portland, OR 97211 503-283-8386 DEED HOLDERS: Koski, Alice & Steve J, Trustees 11735 SW 98th Tigard, OR 97223 SITE LOCATION: 11735 SW 98th Ave. LEGAL DESCRIPTION: 1S1-35CD TL 1400 SITE SIZE: 2.25 acres (98,253 sq.ft.) As surveyed ZONING: R-12, Medium Density Residential PROPOSAL: The applicant proposes to subdivide the property into 15 lots as depicted on the attached site plan. SITE DESCRIPTION: The site of the proposed subdivision site is a 2.25-acre parcel consisting of one tax lot. There is an existing single family home located in the NE corner of the subject site. The house will remain on site, and a new lot will be created around it. An existing garage will be removed as part of this proposal. SURROUNDING AREA: To the south is a heavily wooded area along the Southern Pacific Railroad ROW and Commercial Street. This area is zoned Light Industrial. (See Exhibit "A"-Color Copy of Aerial Photo) To the east are three single family homes zoned R-4.5 with direct frontage onto SW 98th. They are large lots ranging in size from 14,250 square feet to 1.7 Acres. To the southeast are the rear yards of four single family homes within the London Square Subdivision, zoned R-25 PD. The lots range in size from 2,500 to 4,500 square feet. Their rear yards abut the easterly ROW of SW 98th and all yards are screened with a masonry fence and landscaping. They gain access to SW 98th via London Court, that intersects with SW 98th across from the SE corner of the subject site. To the north on the north side of SW Pihas Court are single family homes on 3,000 square foot lots. These lots are zoned R- 12; the same zoning designation as the subject site. To the west of the site and across the Southern Pacific Railroad ROW is more land zoned Light Industrial. ZONING CODE: The following Code sections are deemed applicable to this proposal: Chapter 18.510 Residential Zoning Districts Section 18.510.020.E states that the R-12 zone is designed to accommodate both attached and detached single family homes at a minimum lot size of 3,050 sq.ft. The applicant proposed to develop the proposed subdivision lots with single family detached housing units, a permitted use according to Table 18.510.1. Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning district has been established at 80% of the maximum density. Section 18.510.040..E3 states that the establishment of the appropriate densities is governed by the formulas contained in Chapter 18.715. This chapter and the density calculations are discussed on page 3. Section 18.510.040.0 pertains to Adjustments in the density requirements. This proposal will not require this type of Adjustment. Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R-12 zone. (1) The Code minimum lot area is 3,050 sq.ft. (2) There is no average minimum lot width in the R-12 zone. All lots widths are indicated on the proposed plat. (3) (a) Minimum front yard for single family homes is 15 feet. (b) Minimum setback for corner lots is 10 feet for each street frontage. (c) Minimum side yard is 5 feet. (d) Minimum rear yard is 15 feet. 2 (e) Abutting property to the north is zoned R-12. (f) Minimum distance between property line and front of garage is 20 feet. (4) Maximum height is 35 feet. (5) Maximum lot coverage is 80% (6) Minimum landscaping is 20 %. All lots meet the minimums described above and all new construction will comply with the above referenced dimensional standards. No Variances from these standards will be required to develop this site. Chapter 18.715- Density Calculations Section 18.715.020 sets forth the formula for Density Calculations. The gross site area involved is 2.25 acres or 98,253 sq.ft. From this amount, subtractions are made for the following: 33,320 sq.ft Dedicated for a public rights-of-way 6,532 sq.ft. Dedicated for a Tract "A" on-site water quality facility 1,208 sq.ft. Dedicated to a Tract "B' public rights-of-way reserve area 41,060 sq.ft The remaining balance of 57,193 sq.ft., (i.e., 98,253-41,060), is considered to be the buildable area. This amount is then divided by the 1050 sq.ft. minimum lot size. Based on the proceeding calculation, 18.75 lots, (or 18 I ts), are the maximum number of lots allowed on the site. 80% of 18 lots, (or 14 lots), are the minimum number of lots allowed by Code. Therefore, based on the 15 lots proposed, the request complies with this criterion. Chapter 18.730- Exceptions to Development Standards This Chapter presents exception to the height and setback standards contained in the various zoning districts. No exception from the requirements of this chapter is required. Chapter 18.795- Visual Clearance The proposed public street has been design to comply with the visual clearance criteria of the City's codes. No deviation from the standards is necessary. Chapter 18.765- Off-Street Parking Section 18.765.080 requires one off-street parking space per single family dwelling unit. All homes constructed in the subdivision will have one or two car garages. Chapter 18.705- Access, Egress and Circulation The proposed subdivision includes the dedication of a new public street with sidewalks. As shown on the enclosed site plans, the new streets meets the Code required standard of a 28 foot paved width for new streets. (See Exhibit "B", Sheet 3 of 6) The proposed street will have sidewalks and curbs. (See street profile on Sheet 3 of 6) 3 Chapter 18.790- Tree Removal A Tree Preservation Plan is shown on Sheet 6 of the site plan document. It shows a survey of the trees and their caliper. The survey shows the trees that will remain, (faded-type), and the ones that need to be removed, (bold type), because of the tree's condition or because of conflicts with street or building location. There is a total of 20 site trees with a diameter equal to or greater than 12". Seventeen of the 20 trees with a diameter equal to or greater than 12" will be removed. The total caliper inches removed are 247 inches, or 85% of the total number of trees with a diameter of 12" or greater. When an applicant retains less than 25% of existing trees over 12 inches in caliper, Section 18.790.030.B.2 (a) requires a mitigation program in accordance with Section 18.790.060D. Section 18.790.060.D, (Guidelines for Replacement), states at subsection D (3) that the number of replacement trees required shall be determined by dividing the estimated caliper of tree(s) being removed by the caliper of size of the largest reasonable available replacement trees. The trees being removed have a combined caliper of 247 inches. Dividing the combined caliper of 247 inches by the 4" caliper results in 62 replacement trees. The Code section referenced above requires that 2/3rds of the replacement number, (or 41 trees with a 4" caliper), are planted as mitigation for the trees removed by the development. Additionally, new street trees will be planted for each of the lots as they are developed as required by code. This tree mitigation plan will be incorporated into final construction plans as will a landscape plan prepared by a certified professional detailing the location of the new trees. Chapter 18.430- Subdivision Standards This Chapter sets forth the general provisions and approval process for new subdivisions with the City of Tigard. The submittal materials contain the information required by this chapter. (See Exhibit "B") The preliminary plat document contains the required information pertaining to the street plan and its future extension, lot orientation and dimensions, grading, tree preservation and storm drainage plan, sanitary sewer and domestic waterworks plan and a future development plan. Chapter 18.810-Street and Utility Improvements This Chapter provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers and drainage and takes into account the comments provided in the pre-application notes. The proposed streets within the subdivision conform to the recommended right-of-way and improvement widths set forth in this chapter and in Table 18.810.1. In addition, a Future Street plan has been prepared as required by 18.810.030.F. Utilities The development will connect to the sanitary sewer line in SW 98th. The Tigard Water Dept provides water to the site. The development will connect to the 8" water line in SW 98th. 4 - The enclosed utility plan shows the conceptual layout of catch basins attached to a piping system for the disposal of storm water run-off. Proposed Tract "A" is designated for the control of on-site storm water runoff throughout the project. (See enclosed Pinnacle Engineering Utility Plans) The site plan also shows that the proposed road grades will provide an adequate gradient to allow a sheet flow into catch basins. CONCLUSIONS: Based upon the information provided above, the 15 lot subdivision should be approved with the condition that the tree mitigation plan be submitted for approval prior to the issuance of development permits. 5 LIST OF EXHIBITS & ATTACHMENTS EXHIBIT A - 11" x 17" Color Copy of a 1"=100' Aerial Photo of Site & Adjacent Lots EXHIBIT B - 18" X 24" Development Plans by Pinnacle Engineering EXHIBIT C - 8.5" x 11" Copy of Development Plans by Pinnacle Engineering ATTACHMENT A - Affidavits of Posting, Mailing & Neighborhood Meeting Documents ATTACHMENT B - Preliminary Storm Water Drainage Calculations by Pinnacle Engineering ATTACHMENT C - USA Service Provider Letters ATTACHMENT D - Written Authorization for J & S Concrete ATTACHMENT E - Deed for Subject Site & Contract Purchase Agreement ATTACHMENT F - 3/2701 Pre-Application Conference Notes ATTACHMENT G - Impact Analysis AFFIDAVIT OF POSTING NOTICE .. ......... wmiiN SEVEN (7) CALENDAR DAY 1 OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City pff'igArd tiannhilg Ipivi ton 18121; SW Halt/] apievard Tigal<'de! R U7223 . I. Fect6 \J IIX4 Jr" , do affirm that I am (represent) the party initiating interest in a proposed I -Ler SVESDIVI.SMDI// affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently . registered) N "le* u..i' - I - ' - 1- , and did on the _ l q day ofUt.`j 1���.r, 140 D l personally post notice indicating that the site may be proposed for a 6uBt*Ut lOI`J application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at _ Mi 10EpC�, - OF , 'QX SLI MO A. 1 FA1 r C— S ) WI!N 1I f w`-�& �e Cv CJ (state location you posted notice on property) t? V�tteig. SignatGre (In the presence of a Notary Public) (PHIS SECTION FOR A STATE OF OREGON, NOTARY PURRI IC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the alt' day of 0019 , 142°.61 Cs:**,. OFFICIAL SEAL ( fl�_ ANDHIA JOHNSON `�`--- '' NOTARY PUBLIC —OREGON �, ;� NOTARY PUBLIC OF OREGON COMMISSION NO. 341905 MY COMMISSION EXPIRES JAN. 11, 2005 My Commission Expires: Jan it, 2 (Applicant, please complete information below for proper placement with proposed project) rNAME(W PROJECT Olt PROPOSED NAME: bCDSk-[ b dVL , StAgol ls.idN -- ITYPE OF PROPOSED DEVELOPMENT: $ • , :Name of Applicant/Owner: al-S COPCt&i?— S cAJ i-MOP i I Address or General Location of Subject Property: 117 35 a . i Subject Property Tax Map(a)and Lot 1l(a):_ISI"3' �- --' t 4-Ce) aftpost msl i ATTAf HMFNT A - Affidavits of Posting, Mailing R Neighborhood Meeting Documents a 411/ AFFIDAVIT OF MAILING STATE OF OREGON ) )ss. City of Tigard ) I, . 9.-or.-E-. VIA`- , being duly sworn, depose and say that on � t..24 114- ,N1 , I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) AZ l vu* lSt- 3SC-P a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United St-tes Post Office located at t • ' ' PAS sin • • ,,, U LW-ST v. • • • with postage prepaid thereon. s" fte_ b Si nature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the ' )(-12Q-h day of JUl Lei , 1‘,900 I f''"k OFFICIAL SEAL C—_, 'n c�"'` 1 1 ANDRIA JOHNSON �U [� ers- �'yr,_41 NOTARY PUBLIC -OREGON •s- COMMISSION NO.341905 NOTARY PUBLIC OF OREGON MY COMMISSION EXPIRES JAN. 11,2005 My Commission Expires:Jay- 1 1 lops (Applicant, please complete information below for proper placement with proposed project) (-NAME OF PROJECT OR PROPOSED NAME: 1405(t-( 1:3 Rivet SU$cmtstpp) I TYPE OF PROPOSED DEVELOPMENT: /5j —kyr Sus Pt VISION Name of Applicant/Owner: S �� - S'tZ-3t11E ettO W 'LN11LIIQ ,Address or Genera l I mention of Subject Property: Ill} 3�J" S A'rte LSubject Property Tax Map(s)and Lot#(s): t S 1 - 3S D L n- LA-CC) h Uogin1palty4nasters1aflmail rust 21(714, YT CONSU L TN G ' l�fiND R l), OR X232 oOA1 , 1230-2119 F <SO3230 2 j July 19, 2001 Re: PROPOSED 1 S�3�SED DEV Dear Interested CD f 11 X35 SO/ ME/yT- Sixteen-Lot ge OPOS Party: 98th Ave-corner Subdivision for he p�incent Consulting, f SW Pihas CO n the R-12 Zone, f 16� su property to d`� Sw 98 on T 3 p5� bdivision sated at <<C is re 98th Ave ax Lot 1 site minimum °n the 2 11735 S Presentin ) 46C1 the Prior to Parcel size)2.2-acre W 98th lye: the developer,attend applying Jeff end a meeting on e eto detail the with Citproposed/pots a is toned considering Conklin of J sity O f Tigard Poor the approximately(Medium proposing a sixteen-lot icusste, Friday, property owners Perm»,t /two ap gRnSidentia� (Me Tigard Chamber ust 3rd, 2001 d residents pod like to feet in 12424 o f Commerce o discuss (Meeting will be in the u are invited Main coerce d to older Tigard Street Please brick 6:30, �R alter prior notice this sign wi/Cbember of o pM will be questions. discussing the submittal of n informational °utsi eethe But ing , t Si Proposal with e Pplicaonal meeting on g) he neighborhood ,--�erely, p/nose call Bruce l look f�a laps meeting e V'ncent at 230-2119 r ard to more These Plans use Vincent, V • Specific maY be 86.c/saw/Vincent Presiden �f You have specifically Consulting, <<C — ` CITY of TIGARD \ OlOORA►RIC Ia► ION . __ AREA NOTIFIED -----) . (500'). Iliii I li / ft] 41 ~"' LA/hi? FOR: Bruce Vincent 111350100700 ARD ST " "�" RE: 1 S1 3 5CD, 01400 --) nelfe� 131351.01111011•S . • •--eta I 11350001110 ,513500 3 e°°'oj« , ,., 50061103 1013500• L 43 S _N 1113501 I , ,.. MILIE T�; lseo6/a . . . 1317S111 Boor135 110f5oo Ili �mM Property owner information Illpr,.., stwti1111t \� _ is valid for 3 months from 31135C80/705 ■ the date printed on this map. pt,, 1 > �n� l ■I 11315«a ,.Cl,, I I >:a5aerne•>s « ��a13002101sco • >r mom uuscooteoe , C uasaw SUBJECT S I T (q.._.. ' ■ 1513 510 0 2 5 0 0 xuscco:eao \ 0 �c0oeloo___ I - • -- rp 3se0 a �"3 c0 • MIIIII 35_0008200 xultxeleee ralillIeh`! ,co e • MEADOW ST "j5C0 I i.�1" IIIIIIIIa 5C C0 �" � 111350003000 Cte ■10 -3510039 .051 A/•• 1001100 II� imill 1 •S ■ ► •jF 111] 100{l0e I%.,,. .7., i .. 1111111111111h1 ...a , • �� N p 1 iiii mo2elloo303 SI ■`S�YC,O. ' OA% C/A.•. , 0 100 200 300 400 500 Feet 1 CSC 1 318 teal . mOT6a00501 A ' • � City f Tigard I O, ty g kiro naion on this map is for general location only and ' should be verified with the Development Services Division. 0 13125 SW Hall Blvd ii„ Tigard.OR 97223 4........, _�� _, , (503)6 kligar 1 _ htlpa/vwaa.tigard.or.us Community Development Plot date:Jul 17,2001;C:'unagic\MAGIC03.APR 1 S 135C D-07700 1 S 135CD-07200 ALBERTSON CAROLINE CONNOLLY& CHOY MARIANNE ALBERTSON ERIC W 13434 BANNING ST 1599 SW UNDERHILL RD FONTANA,CA 92336 PORTLAND,OR 97219 1S1 35CC-03900 1 S 135CD-07300 ALFORD BURT W CLARKE SHERI L AND PATRICIA M MARSDEN DONALD W 10180 SW TIGARD ST 9717 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S135 C-0 700 1S135CD-02500 ALFOR BURT W&PATRICIA M CORYELL JACK M AND ALICE 0 1018 S TIGARD ST TRUSTEES TIG RD,OR 97223 9900 SW 92ND PORTLAND,OR 97223 is 135CD-08300 2S 102BB-00100 ANDERSEN STUART R CRESS SCOTT B AND DANA B 9738 SW LONDON CT 9966 SW KATHERINE STREET TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-06000 1S1 35CD-07500 ARNOLD MARGARET E DAVIES KATHRYN L PO BOX 231178 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-05800 1 S 135CD-02000 BARKLEY HELEN E&JONATHAN P DAWESM UNA JESSIE 9706 SW LONDON CT 11760 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07100 1 S 135CD-01702 BRINK LOIS M DOBLIE JUDY K 9721 SW LONDON CT 11640 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-03300 1S135CD-01500 BROOKER FRED&HARRIETT DORSETT R CRAIG 10060 SW TIGARD ST 11550 SW 98TH AVE TIGARD, OR 97224 TIGARD,OR 97223 1 S 135CD-08000 2S 102BA-00501 BROWN MARCIE A ELLIOTT JAMES R&SHERRY D 9732 SW LONDON CT 29979 SE HEIPLE RD TIGARD,OR 97223 EAGLE CREEK,OR 97022 2S 102BA-00500 1 S 135CD-01600 CASTILE JAMES&AUDREY EMPKIE ROBERT JR HAZEL 8100 SW DURHAM RD 6975 SW QUEEN LN TIGARD,OR 97224 BEAVERTON,OR 97008 1 S 135CD-02001 1 S 135CD-06800 FINLAY ROBERT R HOLIEN CHRISTOPHER&CHRISTINE 11790 SW 98TH AVE 9726 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 I S 135CD-01201 1 S 135C0-03900 FOERSTER EDWARD DOROTHY HOUSING AUTHORITY OF Go SCOTT JANET K WASHINGTON COUNTY 13467 SW LAURMONT CT 111 NE LINCOLN ST#200-L TIGARD,OR 97223 HILLSBORO,OR 97124 1 S 135CD-09800 1S 135C0-06100 FOSTER DEANNA K HOWARTH DENISE L 9991 SW PIHAS CT 9712 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S 135C D-08400 1 S 135CD-08200 GANN KIM L JASPER TERRIA L 9740 SW LONDON CT 9736 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01700 1S 135C0-05000 GETTY SHARON MARIE JUST BEVERLY ANN 11630 SW 98TH 9765 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-05300 1 S 135CD-03400 GRAHAM GARY L AND KNEELAND JAMES H&DEBORAH L DELORIES C 9690 SW LEWIS LN 9743 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-04800 1S 135CD-05100 GROVER CHRISTOPHER P KOR DEBORAH A 9785 SW LONDON CT Go COBB TIA J TIGARD,OR 97223 9755 SW LONDON CT TIGARD,OR 97223 1 S 135CD-08500 1 S 135CD-01400 HALL SIEGLINDE KOSKI ALICE M&STEVEN J TRS 9747 SW LONDON SQUARE CT 11735 SW 98TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01703 1S 135CC-03100 HELTZEL KENNETH L&HELEN M KRASAUSK PAUL& 5131 SW FREEMAN CT MACHARG JOE JR& PORTLAND,OR 97219 TOTORICA CAROL E PO BOX 5931 BEAVERTON,OR 97006 1 S 135CD-06600 15135CD-00790 HENDERSON SARAH ANNE LAMM FAMILY TRUST 9722 SW LONDON CT 11520 SW 98TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S1350-07900 1S 135CD-09600 LEWIS JENIFER J MEIDINGER MATHEW J&RACHEL V 9731 SW LONDON CT 9955 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-06700 1 S 135CD-07000 LINDSEY RONALD G MORRIS GREG&EVDOXIA 9724 SW LONDON CT 9730 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S135CD-05400 1 S135CD-01008 LONDON SQUARE HOMEOWNERS MORROW MARK A AND JANICE ASSOCIATION THE 15155 SW 141ST ATTN:A RICHARD VIAL TIGARD,OR 97224 1 SW COLUMBIA ST STE 555 PORTLAND,OR 97258 1 S 135CD-01004 1 S 135CD-01p07 LONG DANNY J MOR MARK A AND JANICE 12020 SW TOOZE RD 1515 141ST SHERWOOD,OR 97140 TIG RD, R 97224 1 S 135CD-00500 1S 135C D-06400 MAHAR MARYLOU MORTON DEBRA D& 16200 SW PACIFIC HWY#129 BUTLER DUANE TIGARD,OR 97223 9718 SW LONDON CT TIGARD,OR 97223 1 S 135CD-08700 1 S 135CD-01006 MATRIX DEVELOPMENT CORP MUESKE LAVERN R/KAREN KIM 12755 SW 69TH AVE STE 100 9955-57 SW SCOTT CT TIGARD,OR 97223 TIGARD,OR 97233 1S 135C8-00700 1S 135CD-05500 MCCALL OIL NAPIER JANICE D CHEMICAL CORPORATION 9700 SW LONDON CT 808 SW 15TH AVE TIGARD,OR 97223 PORTLAND,OR 97205 1 S 135CD-01100 1 S 135CD-01009 MCCALL PROPERTIES 1NC NORGART PAUL KEVIN/HELEN DENISE 808 SW 15TH AVE 16212 SW SNAPDRAGON LN PORTLAND,OR 97205 TIGARD,OR 97223 1S135C -04000 1S135CB-00800 MCCAL ROPERTIES INC OREGON DEPT OF TRANSPORTATION 808 5TH AVE R/W PROPERTY MANAGEMENT UNIT PO TLAND,OR 97205 355 CAPITAL ST NE RM 411 SALEM,OR 97301 2S102B -00390 1S135C0-06500 MCCALL P UPERTIES INC ORINGDULPH LYNN ALLISON 808 SW TH AVE 9720 SW LONDON CT PORT ,OR 97205 TIGARD,OR 97223 1S 135C0-03300 1 S 135CD-02700 ORR KAREN&LYNART RUTHERFORD JANET M TRUSTEE 9660 SW LEWIS LN BY ETHEL M STAN TIGARD,OR 97223 11785 SW 95TH TIGARD,OR 97223 1 S 135CD-06900 1 S 135CD-02100 PIACENTINI ANNE MARIE RUT R RD JANET M TRUSTEE 9728 SW LONDON CT BY ET L M STAN TIGARD,OR 97223 117 S 95TH TI ARD, R 97223 1S 135CD-07600 1 S 135CD-02600 PIMONT VINCENT M& RUT ER ORD JANET M TRUSTEE BIBER CATHARINA R BY E L M STAN 9701 SW LONDON CT 117 95TH TIGARD,OR 97223 TI ARD,OR 97223 1S135C0-10000 25102BA-04300 POE RONALD L&KATHY M SANDERS GARY R& 13025 PRINCETON CT RASMUSSEN DARWIN C& LAKE OSWEGO,OR 97035 RASMUSSEN E BRENT 21730 SW ELWERT RD SHERWOOD,OR 97140 1 S 135CD-07400 2S 102BA-04400 RADCLIFF NAOMI A SAN S GARY R& 9715 SW LONDON CT RASM SEN DARWIN C& TIGARD,OR 97223 RAS U EN E BRENT 21 0 SW LWERT RD SHERWOO ,OR 97140 is 135C D-00600 is 135CD-06200 REED KATHLEEN M SAUNDERS RENE'M 11435 SW GREENBURG RD 9714 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-09500 1 S 135CD-01005 RHODES DOUG&ANGIE SCOTT GEORGE 0&DONNA M 9923 SW PIHAS CT 11640 SW 135TH TIGARD,OR 97223 PORTLAND,OR 97223 1 S 135CC-03400 1 S 135CD-01202 RIISE ANN M SCO ORGE 0 AND 10120 SW TIGARD ST DONN M TIGARD,OR 97223 116 S 135TH TI ARD,OR 97223 2S 102BA-00400 1S 135C0-01003 ROBERTSON BERWYN A&INGEBURG H SCOT EORGE 0 AND 17691 SW FREDERICK LN DON M SHERWOOD,OR 97140 11 S 135TH TId'ARD,OR 97223 1S1 35CD-09700 1S 135CD-01203 ROBINSON KEVIN A SCOTT GEORGE 0 AND DONNA M 9979 SW PIHAS CT WRIGHT PHILIP A AND TIGARD,OR 97223 PEABODY MICHAEL E&PHYLLIS M PO BOX 1673 BEAVERTON,OR 97075 1 S 135CD-01200 15135CD-09900 SCOTT RANDAL AND VERNA TROXELL NICK J& PO BOX 1673 SAWYER HEATHER A BEAVERTON,OR 97075 9815 SW PIHAS CT TIGARD,OR 97223 1 S 135CD-01205 1 S 135CC-03200 SCOTT RANDAL G&VERNA TRUJILLO BERNARDINO&EVA C PO BOX 1673 10030 SW TIGARD ST BEAVERTON,OR 97075 TIGARD,OR 97223 is 135CD-05600 is 135CD-07800 SHANNON ARLEEN M TWEDT DOUGLAS S AND 9702 SW LONDON CT MARY L TIGARD,OR 97223 9733 SW LONDON CT TIGARD,OR 97223 1 S 135CD-00900 1 S135CD-01701 SHARON DEVELOPMENT CO LLC VEZEY CHERYL ANN 5795 SW CRANBERRY CT 11650 SW 98TH BEAVERTON,OR 97007 TIGARD,OR 97223 1 S 135CD-05900 1S 135CC-03500 SIMEONE MARY A VONAHLEFELD PAUL 9708 SW LONDON CT VONAHLEFELD CHARLES TIGARD,OR 97223 VONAHLEFELD REBA J 10130 SW TIGARD ST TIGARD,OR 97223 1 S 135CD-09400 1 S 135CD-08100 TAYLOR DONALD S&DEBORA MAE WEAVER JAMES A JR&GERI M 9889 SW PIHAS CT 9734 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1S 135C0-01001 1 S 135CC-03600 TAYLOR ROBERT H&NANCY A WEBB ROBERT LEE 11585SW 98TH AVE EDNA M TIGARD,OR 97223 10140 SW TIGARD TIGARD,OR 97223 iS 135CD-05200 1S 135C0-04900 THOMPSON CHARLES R WHEELHOUSE GIOCONDA A 9745 SW LONDON CT 9775 SW LONDON SQ CT TIGARD,OR 97223 TIGARD,OR 97223 2S102BA-00303 1 S135CD-05700 TIGARD INDUSTRIAL LLC WHICHER FRANKLIN S AND 11336 SW BULL MOUNTAIN RD#103 WALTRAUT H TIGARD,OR 97224 9704 SW LONDON COURT TIGARD,OR 97223 2S 10A 1 S 135CD-06300 TIGASTRIAL LLC WHITE GREGORY L&MAUREEN P 1133LL MOUNTAIN RD#103 9716 SW LONDON CT TIGA 97224 TIGARD,OR 97223 1 S 135CD-01900 WITTHAR MARGARET F TRUSTEE 11700 SW 98TH TIGARD,OR 97223 1 S 135CD-01800 WITTHAR MARGARET F TRUSTEE 11700 SW 98TH TIGARD,OR 97223 1 S135CD-08600 WORNATH BRIAN L&CINDY E 9790 SW LONDON CT TIGARD, OR 97223 1 S 135CD-01204 WRIGHT PHILIP A&DOLORES A TRS 12519 SW SHELDRAKE WAY BEAVERTON,OR 97007 Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 is\curpin\setup\labels\CIT East.doc g UPDATED: 19-Jun-01 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 MINUTES OF NEIGHBORHOOD MEETING FOR A 15-LOT SUBDIVISION AT 11735 SW 98Th AVE. AUGUST 3, 2001 Bruce Vincent, Planning Consultant for the applicants/contract purchasers, opened the meeting at 6:15 PM in the meeting room of the old Tigard Chamber of Commerce Building at 12424 SW Main Street. The builder, Steve Eck, a member of the owner's family, and three neighbors attended. He explained that the purpose of the meeting was to discuss preliminary plans for a 15-lot subdivision and that such meetings were a requirement of the City of Tigard Development Code. He pointed out the subject site on an aerial photo map and indicated the access points into the subject site, the proposed lot pattern and method of storm water disposal. He also explained the minimum density requirements of the City and went over the zoning code's tree mitigation requirements. He then asked if there were questions. The following is a listing of general questions asked and the responses thereto: Q 1. Was the owner going to remove trees and develop the land across the street from the subject site, and north of the London Square PUD? ANS. Bruce Vincent explained that the on-going heavy construction work north and east of the subject site is someone else's project and is no way connected to the proposed 15-lot subdivision on the Koski property. Q2. There is already a lot of traffic on this stretch of SW 98th. Did the City plan for the impact that new development would have on existing traffic numbers? ANS. Bruce Vincent explained that the City had to analyze all infrastructure impacts before they adopted the R-12 zoning designation on the subject site and other sites to be zoned R-12. The planning process requires a series of public hearings, workshops, public testimony and analysis before City Council adopts any change to a zoning designation. Additionally, Mr. Vincent explained that Metro imposed an 80% of maximum density on cities within its jurisdiction, and that our proposal complied with that rule. Q3. Will the developer be improving and widening SW 98th? ANS. Bruce Vincent responded that the City will require ROW improvements and dedications along the SW 98th and SW Pihas site frontages only. The City is not requiring any off-site frontage improvements along SW 98th and SW Pihas. • 1 Q4. What about the trees. How many would be removed? ANS. Bruce Vincent explained that the site has twenty trees 12" or larger on the site, and 17 of the 20 will be removed. He also explained that a tree preservation plan was a zoning code requirement. He stated it would be part of the materials submitted to the City. Q5. Are the proposed houses going to be rentals, or are they going to be owner- occupied? ANS. Steve Eck, the builder explained that the homes would be owner-occupied and similar in size to the homes along SW Pihas. He explained that they would have some more architecturally detailing than the SW Pihas Street Homes. He directed the neighbors to visit Quail Ridge, where he has build homes that are similar in character to the homes proposed for this subdivision. Q6. When will the development begin? ANS. It is anticipated that construction would begin in the late fall of 2001. The developer is planning to sell the individual lots so it is not possible to state how long housing construction would last. The neighbors were concerned that they would have two simultaneous subdivisions on both sides of SW 98th. The developer explained that the streets and much of the construction on the eastside of SW 98th would be completed before the subject site broke ground. Q7. Will the development be fenced? ANS. Steve Eck responded that all lots would probably be developed with fences. Bruce Vincent thanked everyone for attending, and the meeting closed at approximately 7:15PM. Res ectfully submitted V kJ-Mr Bru Vincent for J & S Concrete August 6, 2001 2 PRELIMINARY STORM WATER DRAINAGE DETENTION CALCULATIONS for Kalamoiika Estates Subdivision Detention Pond Tigard, Oregon The Santa Barbara Unit Hydrograph method, as outlined in the King County, Washington, Surface Water Design Manual, was utilized to generate the attached storm hydrographs for the detention calculations. Water Quality Calculations The impervious area created within this project from public streets and sidewalks is 27,679 square feet. The existing house is approximately 2,305 square feet. Assuming that each lot will add approximately 1,500 square feet of impervious area adds an additional 21,000 square feer. Therefore, the total amount of impervious area created within the site is 1.17 acres. The required amount of water quality volume to treat this area is: Volume = 50,984 square feet (0.36 inches)(1/12 feet Der inch) = 1,529.5cubic feet Assuming that the first 1.00 foot (the volume between contour elevations 169.00 and 170.00) of the pond will be utilized for water quality, the volume would be 2,349 cubic feet. Therefore, the water quality requirement is met. Therefore, the allowable release rate from the facility based on this impervious area and pond volume would be 2,349 cubic feet = 0.01359 cfs 48 hours (3600 sec/hour) Based on the orifice equation: Q = Cd*A*(2gh)" Where: Cd = 0.82 A = area of orifice h = 1.40 feet (170.00-168.60) g = 32.2 feet per sec"2 A = 0.001745 square feet Therefore, the radius = 0.02357 feet = 0.2828 inches diameter= 0.566 inches Therefore, the orifice will need to be 0.566 inches in diameter to limit the pond level to 170.00 feet for water quality treatment. ATTACHMENT B - Preliminary Storm Water Drainage Calculations by Pinnacle Engineering Detention Calculations Pond Storage: The volume within the pond that could be utilized for detention (after subtracting for water quality treatment) is 13,718 cubic feet(the volume between contours 173 and 170). This also allows for 1 foot of freeboard. The contour information is shown on the attached construction plans. Post-developed Area Detained The following characteristics have been assumed for the post development area that will be routed through the detention system: Area pervious = 0.00 acres, CN = 86 (soil group C, lawns in good condition) Area impervious = 1.17 acres, CN = 98 (soil group C, paving, roofs, etc) I25 = 3.90 in/hr(per USA standards) The Time of Concentration (Tc)was assumed to be equal to 5.0 min. The 25-year storm event was calculated to be 1.07 cfs. This flow will be routed through the pond. A storm water detention routing and sizing program (Watershed Modeling, as developed by Eagle Point) was used to calculate the detention volume required for this project. Essentially, the program uses an iterative process to route the post-development hydrograph through various orifice structures and detention systems to obtain the desired pre-development flow at the outlet of the system as well as insure that the pond will not overflow. As shown on the attached graphs and tables, the storm water discharge from the site using the detention facility shown on the submitted construction plans is 0.02 cubic feet per second with 1.17 acres of impervious surface. The maximum surface level of the water within the pond is 172.74, which is 0.26 feet lower than the rim of the overflow structure. Therefore, the proposed pond meets both the water quality and detention requirements for this project. 08.15%U1 17:03 FAX 5038463641 CLEAN WATER SERVICES L0001 �� File Number 156742 a CleanWater Services Out commitment ,: clear_ Sensitive Area Pre-Screening Site Assessment Jurisdiction Date Z iSio Map &Tax Lot [S 3'S CO 1400 Owner Site Address u-1.y 9EA-k i i i- bi.4.7 'e)14- 04-sr-e. Contact Proposed Activity )S - lam,} ddress 8 ZS N 1.444- -4 b 3o0 a, .4m....4 1 c 9)2.3 a Phone ( o3 ) 210- -t U Y N NA Y N NA Sensitive Area (;omposite Map j Stomivrat�{,lpt( tructure maps Map# �� I OS # ti'[& nqLocally adopted studies or maps Other Specify Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 00-7: Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT.If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. I 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 OH SERVICE PROVIDER LETTER IS REQUIRED.THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. LI The proposed activity does not meet the definition of development NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed By: tII �L� J Date: Returd to Applicant Mail Fax,,,EA Counter Date � `d+2 _By 43-27A- z)qO ATTACHMENT C - USA Service Provider Letters • J& S CONCRETE, INC. 18285 NE RIBBON RIDGE RD. NEWBERG, OR 97132 - - AUTHORIZATION TO PERMIT AUGUST 10, 2001 The undersigned trustee of the Koski Family Trust, hereby grants to J & S Concrete, Inc. the right to assign, apply for, and obtain licenses, permits, and zoning applications. I am aware of the need of J & S Concrete, Inc. to make application for the approval of an appropriate sub-division. Date ATTACHMENT 0 - Written Authorization for J & S Concrete I L UI- OI LUUN County of Washington SS ..r,,,n•.1 A, I, Jerry R.'I anson,•DirItttor of Assess- ment and Taxation and eV-Officio County Clerk for,�dhid County,qo,.herhby,tlertify that I U / the within inetrUnient*Wr Itirig Waileceived and recorded ;h tfb iff Of` �sot'd 'of said �� After Recording county. r!� ' , t �r �1�i; , Return to: Reino O. and Alice M. Koski Eldrry R. Hanson I:Director of Aq�_esat ie tta��t!Taxation,Ex- 11735 SW 98th Nieto County Clerk TIgard, Oregon 97223 Doc : 95065684 Rect.: 150814 38. 00 09/15/1995 11 : 37: 02AM JSI WARRANTY DEED-STATUTORY FORM REINO O. KOSKI and ALICE M. KOSKI, Grantor(s), convey(s) and warrants to ALICE M. KOSKI apd STEVEN J. KOSKI,Trustees, or their successors in trust, under the KOSKI LIVING TRUST,dated u C( 07 9, 1995, and any amendments thereto, a revocable living trust, Grantee(s), the following descritit<d real property, free of encumbrances except as specifically set forth herein, situated in Washington County, Oregon, to wit: SEE EXHIBIT "A" ATTACHED HERETO BY THIS REFERENCE AND INCORPORATED HEREIN. The said property is free from encumbrances and other interests except encumbrances of record arising by, through or under Grantors and n exceptions shown on Deed recorded in Book/Reel/Microfilm No. 3SiA-� , Page �'-- (B. , qn pchiyU iny� County, Oregon The true consideration paid for this conveyan is $0.00. Dated this DI"'__ day of , 1995. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE REINO O. KOSKI LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE /��� ��A I TITLE TO THE PROPERTY SHOULD CHECK WITH THE �"`^ ��� `vL KGC. APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO ALICE M. KOSKI VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS - DEFINED IN ORS 30.930. STATE OF OREGON, COUNTY OF ) ss This instrument was acknowledged before me on CZ v .c, , 1995, 5y R• :�s. KO,SKI d ALICE M I. �',!�, OFFICIAL SEAL '/r,�„/ir(, �t GORDON M.MACLAREN /,!...0" ' NOTARYPUBLIC-OREGON votary Public for on My commission expires: i COMMISSION NO.014107 MY COMMISSION EXPIRES MAY 04,1996 WARRANTY DEED REINO O. KOSKI and ALICE M. KOSKI GRANTOR NAME REINO O. KOSKI and ALICE M. KOSKI. Trustees GRANTEE NAME - 11735 SW 98th Tigard, Oregon 97223 Grantee's Address,Zip After recording return to: REINO O. KOSKI and ALICE M. KOSKI 11735 SW 98th Tigard, Oregon 97223 Name,Address,Zip Until a change is requested, all tax statements shall be sent to the following address: NO CHANGE SPACE ABOVE FOR RECORDER'S USE Name,Address,Zip /— "" ATTACHMENT E - Deed for Subject Site & Contract Purchase Agreement EXHIBIT "A" The following described real property situated in the County, of Washington and State of Oregon, to-wit : Lot 5, GREENBURG HEIGHTS, ADDITION, as shown on the duly recorded map and plat thereof , EXCEPTING a portion of Lot 5, described as follows : Beginning at an iron pipe , said iron pipe marking the Northeast corner of Lot 5 , GREENBURG HEIGHTS ADDITION situated in Section 35, Township 1 South , Range 1 West of the Willamette Meridian, in the J. L. Hicklin D.L.C . No . 54 , and running thence South 89° 58' West along the North line of said Lot 5 a distance of 414 . 27 feet to an iron pipe set in the Northeasterly right of way line of the railway ; thence on a curve to the left (the long chord of which bears South 27° 57 ' East a distance of 99. 83 feet) to an iron pipe ; thence North 89° 58 ' East a distance of 369. 92 feet to an iron pipe ; the said iron pipe marking the intersection of the Easterly boundary line of Lot 5 ,afore- said and the Westerly right of way line of Crabtree Avenue ; thence North 0° 05 ' West along said right of way line of Crabtree Avenue a distance of 88. 00 feet to the. plagp pf beginning _ /) LAND SALE PURCHASE AGREEMENT J & S Concrete, Inc., an Oregon corporation, or assigns (hereinafter referred to as "Purchaser"), hereby agrees to purchase and Koski Family Trust (hereinafter referred to as "Seller"), hereby agrees to sell, all in accordance with the following terms, provisions and conditions, an approximately 2.41 acre parcel described in Chicago Title insurance Company Preliminary Title Report No. 223707, dated January 31, 2001 attached, excluding the existing house and separate tax lot to be created as proposed on the map in the Title Report (hereinafter referred to as the "Property"), located on S.W. 98th Street, in the City of Tigard (hereinafter "City"), County of Washington (hereinafter "County"), State of Oregon. I. Purchase Price and Terme_Qf Payment The purchase price for the property shall be Three Hundred Twenty-Five Thousand Dollars ($325,000) which shall be paid all in cash, including earnest money, at time of closing. 2. Earnest Money, Ten Thousand Dollars ($10,000) is given herewith as Earnest Money Deposit, and shall be placed Into escrow at Chicago Title Insurance Company, Metro West Branch. The Earnest Money Deposit shall become non-refundable if Purchaser proceeds beyond the Due Diligence Study referenced in Section 4 below, shall apply to the purchase price, and shall be paid directly to Seller within Ten (10) days of Purchaser's written notification to Seller of satisfaction with the Due Diligence Study, less any costs described In paragraph 12. All materials and information gathered during the Due Diligence Study as described In Section 4 below shall be provided at no cost to Seller should the Purchaser not proceed beyond the Due Diligence Study. 2, Lot Partition. The parties shall jointly take all necessary steps to partition the existing house from the property, which is expected to be accomplished within 150 days from the date of this Agreement. If the partition cannot be accomplished within Z'/a days, this Agreement shall terminate and be of no further effect, and the Earnest Money Deposit shall he returned to Purchaser less costs described in paragraph 12. 4. Due it ence. Commencing on the date the lot partition is approved, Purchaser shall have a period of up to Ninety (90) days to determine the feasibility of developing the Property. Such feasibility may include, but not be required or limited to, Purchaser completing site development plans, soils reports, surveys, and an environmental audit to determine the presence or absence of hazardous materials or wetlands. The determination of feasibility shall be to Purchaser's sole satisfaction. If Purchaser determines that developing the Property is not feasible, Purchaser shall so notify Seller in writing, this Agreement shall be terminated, and the Earnest Money Deposit shall be returned to Purchaser less costs set out in paragraph 12. If Purchaser concludes that it is feasible to develop the site, Purchaser shall so notify Seller in writing. The Ten Thousand Dollars ($10,000) shall then become non-refundable and shall be immediately released to Seller in accordance with the terms of paragraph 2. . rchrarser's In el tent to De Qp Proper It is Purchaser's intention to purchase and develop the Property as a residential development in compliance with the City's ordinances. Seller will cooperate fully with Purchaser in obtaining approvals from the City and other governing authorities as required for subdividing the Property. 6. Conveyance_ and Condition of Title, Title to the Property shall be conveyed by Seller to Purchaser at closing by Statutory Warranty Deed, free and clear of all liens and encumbrances, except those encumbrances listed as exceptions 8 and 9 in the Title Report. Seller is required to maintain the property with a clear title throughout the terms of this Agreement. 7, Right Qf Entry Prior to Closing, Purchaser or its agents may enter the Property from time to time to inspect the Property and to perform tests and surveys as needed prior to closing. Purchaser shall indemnify and hold harmless Seller from and against any claim arising from work performed at Purchaser's request on any portion of the Property, prior to closing. Purchaser shall require that all vendors or sub-contractors sign an agreement indemnifying and holding harmless the Seller from any work performed at Purchaser's request on any portion of the Property during the term of this Agreement. 8. Seller's Warranties. Seller warrants and represents that the following are now true and shall be true as of the Date of Closing: a. There exists neither condemnation or eminent domain proceedings now, nor are any anticipated with respect to the Property. b. There are no legal actions, suits, or other legal administrative proceedings including, but not limited to Internal Revenue Service, local, county, State or Federal agencies, pending, threatened against or which may affect Property, and Seller is not aware of any facts which might result in any such actions, suit or other proceeding. c. Seller has no knowledge of the storage, production, or disposal of any hazardous waste on the Property during either Seller's ownership or any prior ownership of the Property. d. Except as disclosed by Seller in writing, Seller has not placed any fill material on the site, and has no knowledge of any fill material being placed on the site during either Seller's ownership or any prior ownership of the Property, which is in violation of governmental regulations, which was not properly engineered, inspected and approved, and which could adversely affect Purchaser's development plans. e. No parties are In possession of any portion of the premises - - as lessees, tenants-at-sufferance, invitees, or purported Purchasers that have not been specifically disclosed in writing by Seller. f. No special assessments have been levied or are in the process of pending other than those disclosed in writing by Seller. In the event any additional special assessments are levied against the Property, all said assessments that affect Purchaser's ownership shall be Seller's responsibility. g. No outstanding claims exist against the Property which have not been paid, or which will not be paid, by the close of escrow. 9. Closing Pates, The closing shall be not later than Ten (10) days following satisfaction of the Conditions Precedent referenced in Section 11 below, and in no event not later than Twelve (12) months from the date of notification of Purchaser's satisfaction with the Due Diligence Study referenced In Section 4 above. 10. ContingeneiesJ.jecedgnt to Closing. This transaction is expressly conditioned upon the following: 1) approval for no less than 16 lots plus one for the existing house; 2) approved site development construction plans from the City; and 3) satisfactory financing. 11L Escrow. This transaction shall be closed at the office of Chicago Title Insurance Company, Metro West Branch. Escrow fee shall be shared equally between Purchaser and Seller. Title insurance and excise tax shall be paid by Seller. Taxes, interest, and other applicable items shall be prorated as of the day of closing. Any liens and assessments shall be paid current by Seiler as of the day of closing. 12, Costs offartition and Legal Fees. All costs of partition and the legal tees of Charles J. McClure shall be paid from the Earnest Money Deposit by presenting invoices to Chicago Title Insurance Company for payment. All other costs, including platting, shall be paid by Purchaser. 1_,ti egal Fees U on Litigation and Modifications to th[e A.reern. nt, In the event of any litigation arising out of this Agreement, the losing party shall pay all attorneys fees and costs reasonably Incurred by the prevailing party in connection with the litigation, Including the appeal. Any modification to the terms of this Agreement shall be in writing, executed by both Seller and Purchaser. 14. Sev+j biiity, If any term or provision of this Agreement or the application thereof to any person or circumstances shall to any extent be invalid or unenforceable, the remainder of this Agreement and the application of such terms or provision to person or circumstances other than those as to which it is held invalid or unenforceable shall not be affected thereby, and each term or provision of this Agreement shall be valid and enforceable to the fullest extent permitted by law, provided that the sale is not materially altered. I .ift._____Athamire, Charles J. McClure is representing Seller and Seller alone In this transaction and Purchaser has been advised by or had the opportunity to be advised by another attorney in this transaction. 16. Integration. This Agreement contains the entire Agreement and understanding of the parties with respect to the purchase and sale of Property and supersedes all prior and contemporaneous agreements between them with respect to such sale and purchase. 17. Remedies, In the event the conditions set forth in Section 11 above are fully satisfied or waived by Purchaser and Purchaser nevertheless fails, through no fault of Seller, to close its acquisition of Property, Seller's sole remedies shall be to retain the earnest money deposit paid by Purchaser and receipt of copies of all materials Gathered, plans developed, and studios completed during the term of the Due Diligence Study as described in Section 4 above. 18. Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of Oregon, 19. Notices. All notices required or permitted to be given hereunder shall be In writing and shall be sent by U.S. Certified Mail, return receipt requested, or by facsimile transmission addressed as set forth below. Notices to Seller; Steven Riihikoski David Koski Bob Koski 1006 NE 80th Avenue 3434 NE Tillamook 11735 SW 98th Avenue Portland, OR 97212 Portland, OR 97212 Tigard, OR 97223 Phone: 503-253-7031 Phone: 503-249-0532 Phone; 503-639-3505 f'Notices to Purchaser: J & S Concrete, Inc. 18285 N.E. Ribbon Ridge Road Newberg, Oregon 97132 Si natures. PURCHASER: .1 & S CONCRETE, INC. By: ��P@D Date: 2 - -d I President SELLER: KOSKI FAMILY TRUST By: LjUtA e G1 j ,,, ,r Iii j' Date: Fetal ury 2_5f Z 0 0 By: � ��"�" 'i ' 4 Date: ZS -i- Z(" 1 By: PJt/ - 'M Date: 7'°5170/ IMPACT ANALYSIS FOR A 15-LOT SUBDIVISION AT 11735 SW 98TH AVE. The proposed subdivision is in compliance with the densities allowed in the R-12 zone. This application does not include a request for a plan amendment or zone change that would allow for densities greater than currently allowed under the R-12 zone. All urban services, existing and/or proposed, are designed based on the densities allowed under the Tigard Comprehensive Plan Medium Density designation. TRAFFIC: The subject site abuts SW 98th Ave, designated as a Minor Collector, and SW Pihas Court, designated as a Local Street. As noted on the enclosed development plans, access through the subdivision will be provided by one street, (SW Koski Drive), that connects SW Pihas Street and cul-de-sac to SW 98th Ave. All lots except proposed Lots 1-3 will gain access from SW Koski Drive. Proposed Lots 2 and 3 will gain access from SW 98th Ave. Lot 1 contains the existing residence and will gain access from SW Pihas Court or by its existing driveway onto SW 98th. The applicants will dedicate 15' of property to SW 98th to create a 30' from centerline ROW, which is the required width for a Minor Collector. The applicants will also dedicate 12' of property to SW Pihas Court to create a 40' wide ROW. The cul-de-sac street will be completed to create a fully paved street. The need for the above-mentioned dedication and/or improvement was indicated in the 3/27/01 Pre-Application Conference Notes that are part of this application submittal. The future circulation plan provides a method of serving adjacent properties in a manner that reduces to the extent practicable the potential for additional individual accesses onto SW 98th. The proposed street system does not create any landlocked parcels. There is no known Community Plan that identifies any bikeways or pedestrian paths in the immediate vicinity of the proposed subdivision. Sidewalks are proposed for SW Koski Drive, the southerly ROW of SW Pihas Court, and the westerly ROW of SW 98th within the ownership of the subject site. The applicant will bear the cost of these improvements and contribute financial support via the City of Tigard's Traffic Impact Fee program. The combination of the said improvements and TIF fees will minimize the financial impacts of the development on the general public. FIRE PROTECTION: Tualatin Valley Fire & Rescue provide fire protection. Proposed water line sizing and flow is adequate for fire protection purposes. The subdivision will have a new fire hydrant placed near the intersection of SW Pihas and SW Koski Drive. All water lines and hydrant spacing will be in compliance with TVFR standards. SCHOOLS: The site is located within the Tigard/Tualatin School District. The schools serving the subject site are Tigard High School, Fowler Middle School and Charles Tigard Elementary School. To the applicant knowledge there is no known capacity problems with the above-mentioned schools that would cause them to exceed their ability to provide school service to the subject site. ATTACHMENT G - Impact Analysis r TRI-MET: The closest Tri-Met lines are located on Greenburg Road and along Main Street in downtown Tigard. The Tigard Transit Center is located within downtown Tigard close to the subject site There are no immediate plans to extend service into the immediate area of the proposed subdivision. NOISE IMPACTS: There will be noise attributable to the proposed subdivision development similar to any residential construction project of this size. Hours of operation for the construction phase of this project will be limited to those hours set by the local jurisdiction. Initial construction of roads and utilities will occur first and will be for a limited duration of time. Individual home construction may require a longer period of time to complete, based on the sale of individual lots. POLICE SERVICE: City of Tigard Police Department will provide police service. Respectfully Submitted -- 6-w _ ciatmi Bruce Vincent, Planning Consultant for J & S Concrete August 8, 2001 KALAMOIIKA ESTATES TENTATIVE PLAN !I. .,11735 S.W. 98th AVENUE CITY OF TIGARD, OREGON r s I* of- ,_ e s°. APPLICANT J F- J & S CONCRETE INC. \`� \ \TTVJrT— — — CO EFF CONKLIN, STEVE KOSKI) _ ��----L__1__�____ ' U 8285 N.E. RIBBON RIDGE \ S.E. PIHAS COURT TRACT '8" I NEWBERG, OREGEON 97132 `T \ , TELEPHONE (503) 538-8615 \ LOT s LOT s j W I----— FAX (503) 538-1460 ,•\ •\ � LOT 8 LOT 1, r j _____ PLANNER LOT 1♦ `\ �o�' LOT 13 o�•F LOT 7 i W i PLANNER \\ \N„,y °,yam Lore J! H BEDSAUL/VINCENT CONSULTING ,\ n� LOT 12 .� 3 ` • LOT 9 t i___ --1 LOT 11 BRUCE VINCENT \ \c�,� LOT 10 j--x� ,� W v 825 N.E. 20th AVENUE, SUITE 300 \ \4o� j— ---'` J E"• z ° PORTLAND, OREGON 97232 \'\ r ci "A —5� ,��URr W w TELEPHONE (503) 230-2119 �Tr_� w W w FAX (503) 230-2149 \'•\ I, �'�") j 71 4 ENGINEER `\ -� sw� • '° � • .X04,- 4 .11/. )j w o PINNACLE ENGINEERING N ,,\.40;:\ O F v t MMES STORMO \ -7( oo ,� :� H 2009 N.E. EDGEWATER DRIVE scia.E 1"=t00 PORTLAND, OREGON 97211 SITE PLAN " TELEPHONE (503) 283-8386 FAX (503) 283-8675 • SHEET INDEX LEGAL DESCRIPTION PROJECT NO. 1. TITLE SHEET SECTION 35CD 1S 1E TAX LOT 01400 2. EXISTING CONDITIONS MAP ECK 001 ADDRESS: 11735 S.W. 98th AVENUE 3. LOT LAYOUT / SITE DIMENSION PLAN DATE I 7/23/01 TCAfD' OREGEON 4. STORM DRAINAGE & GRADING PLAN DESICNEDI J. STORUO - 5. PRELIMINARY SANITARY & WATER PLAN CHECXED 1 J. SIORINO 6. TREE REMOVAL PLAN SHEET 1 of 6 11FNCH6IARK: \ 4 • Cm OF tIGA BENCHMARK N0. 226 (DATE: 4/28/93) I\ --- I J A C 0 BI T---O T ----- ``Ej'I i� ------ ,X r"-'►,,.. BRASS DISC IN THE CURB AT THE N.E. CORNER OF THE I I I I W INTERSECTION OF S.W. 98TH AVENUE AND S.W. LONDON COURT\ 6 1 5 1 4 I 3 ' 2 I ....'% I O I 1 .1 COT ELEVATION 173.81 FEET \ to 1 \ _ ' ❑El El Cc 0. 4 2 \ �:;. S.W. S COURT 0� ~' m1 \ I1 _ - �,.0%'u� _ °'8 — I —6•W ;—�6'W :I - A PORTION OF LOT 5. " s — �`� 'I GREENBURG HEIGHTS ADDITION \ i\\ � \ 0 \ •\ p w_--�` CI I oYl�I LOCATED IN THE SW 1/4 OFD 1 ``;�; ► �il►� `�--- \ ` 194 \\ )40 (Q D1 'SECTION 35, T. 1 S., R. , W., W.M., SICOLIMISBIZAQUEG \ ;��\+� ° ` CITY OF TIGARD, s U STORM MANHOLE 1144 \ ` ,t7�Aw.9mt w C A RIM EL - 178.51' `\ \ © ` \\� ` - t I I WASHINGTON COUNTY, OREGON '> F�4 - IE OUT SE - 174.88• (12'PVC) \Y\ �,` ��\ �� ,•� i�BL• mu)s> rLU uAaa S.tom f° IE IN NORTH - 174.98' (12'PVC) ,\ \\\ '1101‘...,, \\ T� \ \ __11::5l ��ii' o © STORM MANHOLE 1178 \ \� C��\ `�. \ RIM EL - 191.47' \\ ��\`t\\\\\\\1 / �� 1\.\�\\\ �� /\11 E 1�____ .�°v IE OUT SOUTH - 188.27' (12'PVC) ` \ \��� �"\ \ \ �� ® \ - i I I= IE IN NORTH - 188.37' (12' PVC) �\��"W / �\ •- © 1 -- `-/ \ Ii I I STORM MANHOLE 1364 \ \\\\\\ -\ -'-\ \,i' / \ I �'B Z RIM EL - 183.06' \ \ -�.:. SUMP EL - 180.36' \.. \�- //. 1 1 \ _- 0 CATCH BASIN 1130 \ '\;J... ■ `�`� / i \� Q_ \11 I RIM EL - 172.02' \ i" ��,,, \ 1 �� --- IE OUT WEST - 168.92' (12'CONC.) \ \Z'.' 0 SITE . . L- `- I El CATCH BASIN 1137 \ \ .......'iii _-_--kp , - !J --- ♦ -Tao........ N7^F 1 1 IS EL - 172.56' \\'11A, / ♦ --- t l IE OUT WEST - 170.0W (12'CONC.) \\ \ V - _ ---- °°11 1..- NORTH Q CATCH BASIN 1144 \ � \B. -- -.` - I 1 y �\ a ‘14)/2_. IE OUT SOUiN.71171.16' ((12'CONC.) \ \\\\* (4‘ a EXISTING EDGE OF BRL)SH------- ,� �" 0 20 40 80 a0 rV,1 • IE IN NORTH - 174.26' (12 CONC.) \ \\\\%I*'\ __Qy� /--- Q .. •• SCALE 1,_4Q• cy Q CATCH BASIN 1368 \ . � _-_ - I rr.\RIM EL. - 162.33' \ - _ -- I , J __ Z IE OUT WEST - 180.86' (12'CONC.) \ 0( \\\�,,,,, - \p ' \'-I° E'4 I(F'ny z� J • Q IE OUT SW - 171.53' (12'PVC) \ y� `�\\�\\�\\ " ° I -- 0 IE OUT SOUTH - 167.97' (12'PVC) �y /�� \ ♦♦' 177 \ .I r cn O r, \\ N6,1\\\ \" \ I 3 I w, U \� " 4 ~ W 1 SANITARY 'o `�`\\� II _-1-- ND ' d+ z �► ,\, �t O IE - 170.72' 1129 TOPOGRAPHIC FEATURES NOTES; \\\ 9C'/� `\`4 ,!a• g - LI-. ' ' SQJP� —) x Q A OUT - 139.22' S8' CONC.) I W IE IN NORTH - 139.37 (8'CDNC.) O CABLE N RISER �(L \ ♦ ° 3 H U O 0 2O SANITARY MANHOLE 1138 \ ; \�.r'. - �73_ 2 Z tE OUT SOUTFI3.28161.93' S8' CONC.) O IX15TING BROKEN FENCE(4.0' WIRE) \�\\�+!� /�i i 6N�OC, O U IE IN NORTH - 162.03' (8 CONC.) p GAS VALVE \\ 'Q \\\�\\ _-- I 1 IE IN EAST - 164.05' (8'CONC.) \ 9/e \\��\�\ „ I - 1 Z SANITARY MANHOLE 1148 O STANDPIPE (CAS) .),I \\\` / _ ir' I I RIM EL - ,81.98' ( ) O MAILBOX \\ 090 \,\\\��\\\✓�' I` "V 1��I IE OUT SOUTH - 168.26• 8'CONC. \\IE IN NORTH - 161.93'(8'CONC.) \ \\\\\ O ,73 ( -- 1� I„'O POWER RISER \ _ � ,1� _ -- 1 Q _ 193.22'MANHOLE 1166 \ \ / — I W IE ol1T SOUTH .2 180.23' c8'CONC) O NO PARKING SIGN `\`�� 0 \ 7 c W I()WHIN crnIRT IE IN NORTH - 180.37• (8 CONC.) \ �; .(1' -♦ O 1E IE IN WEST - 180.37' (8'CONC.) (� STOP SIGN `- --—_ _ _-�J•O 25 MPH SIGN SS EXISTING SANITARY SEWER UNE /\\\ic\\\\ \ `I- e I / 38 QCO i 1u I i 10 ITT INFORMATION- 10 TELEPHONE RISER _SWD EXISTING WATER UNE `\\\� ! *W II\'h ON EXISTING STORM UNE \\ I M WS SHOWN HAVE BEEN �F10M � OS EXISTING SANITARY MANH01„E\` \\�\\\ A. ,' \ \ I PROJECT NO. PAINT WIe0104 TIED IN INC FIELD SUNYEY MID AS-BUILT DMOND& ♦ \ (`�.Y ■ THIS SURVEY MANES NO GUARANTEES 11481 111E UNDERGROUND URUTIES EXISTING STORM MANHOLE \ \��" ♦�� \ SHOWN COMPRISE NO ALL IN E E urma IN TIR AREA NOT 7NE IIHD \:l `� \\ �;- . \ \ PR� `'�I E C K 001 UTILITIES MAY NOT BE N NE EXACT LOCATION AS NOTED ON„44 SURVEY. \vim_ BUt ARE LOCATED AS ACCURATELY AS PtY;SIBIE FROM TILE NIFdOMT10N 1) EXISTING WATER VALVE \ / \\ �1kY O� ALW{ANE. ALL UMW ULMES NEED TO BE FIELD mono PRIOR TO EXISTING FIRE HYDRANT \ \\\\ 0 )— A.S.' \ 37 36 DATE I 7• STORMO' 'm�\\ 10 \♦ / DRAWN J. STORI THE OREGON IIIEl11E5 NOTIFICATION COTTER RI1B CONTACTED ON 2-26-0, EXISTING TREE S\\ /\ s Tf C04 'NI _\O• , DESIGNED] J. STORMO 11.8 O TICKET N.1.12877 MC ION FOMDRBq U00NTS LSD SO MOWED, \\\ \ f . 41 `_ NW NATURAL CAS ---'170---- EXISTING CONTOUR UNE \ i\ \ \. \ \ F / PoRTLem 083 I Eni011IDIA FIBRE \ �\ \\ PC/ \ / CHECKED I J. S70RM0 wet TO CABLE _ EXISTING EDGE OF PAVEMENT ` `,• \ . SHEET ma OZCIIN 0m A Tt WESTERN RN RATS EXISTING CONCRETE CURB \ �\ \`\ \ ` 4 \^�C ELI>CTIBD L�NIWWE Pp11LA1p wES,EtN MAl1O1p '®'� \C \,\ 2 of 6 \� r N . `` \ [JAC O B-----Tcoi ----- I ; 6 ii t \ \ e i 5 1 4 1 3 1 2 I 1 `� L\ I I I 12.0'STREET DEDICATION I 8 \ \\ � I -----�---1� -- I -�E%ISTING CURB 1 d �` 0+00 S.W. PIHAS COURT 40.0' I NOTE: �_ \ \30.29' S 8937 52 E 369.36` I a e _ EXISTING HOUSE IS TO RELLAN. HOWEVER. �`/ t , I THE EXISTING GARAGE IS TO BE REMOVED - / a 11 ry p X0.52• 133.91' J� 1 I - TTT���"'777 C \ \ TRACT "B" $1 J\ e1 \�\ 1.206 S.F. $ LOT 4 v\ ',.""""""� 9 ° I ,, E `\ \. R-36.0' 0 3,650 S.F. W`O, HOUSE LOT 3 a 29.7' III I -t - \ \-,: IA 0: 25.70• 27,to• �e O.' ;,9,`75.55 _ 04 .F.„i it II I. I 1 l ~.` ♦ �� \ ? LOT 5 1411 zee' I I ;W CL II LOT 15 N' —78:6i:---r II �> E g� \ \ � 3.290 S.F. ' ,rte 30.0'�< ------ 4.183 S.F. �� \. LOT 2 g I I L I \O g/ Z1\ 3.744 S.F. g l X ■ $. 1 \ �'O' \ eti;' \ LOT 6 --7s_i2' J i1 ;►_- ♦ LOT 14''-',- ` 3,349 S.F. 1 I O) 1 3,170 S.F.JO `r/` �a 69� f\ LOT 1 I II .a) I ,p O• ��\ 4,727 S.F. 11 \♦ `. ��OO\"3i52 tOel 'FO LOT 7 I 1I , . I '- - \ LOT 131:.. � 3.348 s � a� :I Im I ` S.F. x�7? To 4,67' 'A,9. I 1�f a,`� \.; L, LOT 8 I _ 15.0' STREET DEDICATION r� OO. 6 i 3.282 S.F.. /`\ I I I W \♦ ` LOT 12‘ '' ° eo op �\ ii ------ ---- E..° .U� ` �C). \ 3,132 S.F. LOT 9 Oy ►�'� \ 7ij• ,'T2 U: 1 , yN ,00. 6`i SO 4.099 S.F. :n1 "' - I I �\ �y ; LOT 1 1 �r. \ '4o M 8 3 1 W Z W Zo 4 U 3,111 S.F. g I 1I �"„ w Q q J _ I __ ?� ewY C. X�L W 6• Rnv 20.0' 20,0• R B' � °s. LOT 10 JPR Is4 U Kr PRIVATE PRIVATE ♦ `� �/ I �Th SO �- UTILITY UTILITY ■ / \ 3,154 S.F. �O.pO, 2 5 H E EASEMENT 14' 14' S.S' EASEMENT \ ,sJ,c .h *°� i__ �t001, .:4 � 0 O Z \O, Fpi 4:7 2x 6 4:1 `♦ . 7g O' ?�• as j �" i 4:1 \♦ CEO TRACT "A" q- 1 6 SIDEWALK BY BUILDER J :.::.: SIDEWALK ` 90 `, j - Ai '.' '•zJk\% :•U%? :.'i �� 6,532 S.F. �-- -- - go /��� �1 CONSTRUCT STANDARD \ \ h 1 CURB k GUTTER ■ \ .. I PRIVATE-1 - - - — _1- UTILJTIES \♦ 0 `\B9d __ S.W.__LONDON _ANT__ TYPICAL STREET SECTION S.W.• KOSKI DR. 6 �_\ I SCALE: NTS \ \ \ (:::\ 38 O.I , �LEGEND ONO�► \ \4 -- PROPOSED LOT UNE I \�� ♦` J 1 PROJECT NO. D CUR \s %IXI5T1NC PROPERTY UNE \. �, 9.03• .� \�`'nJ ECK 001 NORTH EXISTING CURB - \ ASPHALT ♦`\S' i DATE 1 7/23/01 IXISTING CENTER uNE `, \\\ �y \\f �O. 1 DRAWN 1 J. STORMO 0 20 40 60 60 \ i DESIGNED 1 J. STORMO SCALE 1'=40' - PROPOSED CENTER UNE \ ' N N. \ /� CHECKED 1 J. STORMO PROPOSED CURB UNE �\ \ tt\'N SHEET IXISTINC EDGE OF PAVEMENT ..\ ;\ `� '�N 3 of 6 r› - \------ ---- --- ----- -- -------- -ICI -----_ = Q MAN11176.51't 1146 k \ r I-J A C o B r 0--U-12 r I I' \ I I I • IC OUT R - 17174. o PVC) t::_: IE N NORTH - 174.96 (12•PVC) 6 i 5 I 4 I J I 2 I 1 I ��-11 © STORM MANHOLE 1176 \\ R1M EL - 191.47' I .1I IE OUT SOUTH - 166.27' or PVC) _ -1-^- I �'�^\� �I IE IN NORTH - 166.37' (12 PVC) \ © . \ - —> __ a \ \I I Q STORM MANHOLE 1364 t` __Q \L___�%i- l I \ \\ I "� RIM EL - 183.06' \ _ __ . - / S.W_ Pi1HAS COURT / - \ h y I - SUMP EL - 180.56' `t' --_ ���/O/•'i/�// �_ �- - J,!I ..fit Cl CATCH BASIN 1130 'V.'`„. I \ �\ �� �-i��i/i__ \ ��I NORTH w" RIM EL - 172.02' \ `\i \ 4� I I ^:T IE our WEST - 16e.92' or cow.) \ '' ` c 166 l Qt , , B) `�I Z © CATCH BASIN 1137 \\~'• CT --\ \" `` 1 t• -� \ ■ I 0 20 40 60 60 RIM EL - 172.50. \ \� \\ `\ \` LOT 3 r II IJ I SCALE ,.��. "��N.6_,_IE OUT*EST - n0.o8' or ca+c.) \ %?1 . �` .Q 11' /\I - -�. \ I „ {�I I }i 12•CONC.) I `\ \ \ \�� -VVV 1 1 I alli- IE IN NORTH - 174.26' (1 •CONC.) \\�\�1� `\ `\ ' • „\ - -- I I I W El • -\RCAATICH EMSI ai366 \\ �\\\``\\`�� • Q \, LOT 15 _ \ \ `\� '""'.�--,L01E �� I; .t ------ � 0 ' ROUT WEST - 180.66' (12'CONC.) \ \ o\\\\ __1 .,\ \ - . p I I I I y p IE our SW - m.53' (12'PVC) �. \g `� LOT ` I Ir I2 F 1 I ao Q IE OUT SOUTH - 167.97' (12• PVC) \\ \ ` _ �� -. 147 �N OI ^ rpnL+tJT \\ �\\\\ \ LO \\ 0T_r_ '1•II I;I Mr4 _--_700 _-__ 005TNC CONTOUR UNE \ Sw1S/\ / ` \� 7et - \_T81 I' I J VI 700 PROPOSED CONTOUR UNE \\ �/ 1�_ - \ 11 S0 E)OSTNG ST'ORII UNE 4'� \SD PROPOSED STORM UNE \ � `` ___ . ''' �� I ' fJ1 I I W ~ © DOSING STORM MANHOLE \\ V\\a`\�\� \� LOT 12 179 . I i 'C''' ' E.,I p4 O• \ ------ ---- E A PROPOSED STORM MANHOLE �v V���AV A � �•..-�-- \ � � F-. \"u�\\ \ LOT 9 I Ir•• PROPOSED INLET STRUCTURE \ \\ ` y'L� I-- `.. ��� Cip • PROPOSED CATCH BASIN ;; '` _ �� w F+y �" \ W ya i, M f 1 1 i 3 4 E••,k, EXISTING CATCH BASH • / \� L I O �y J \ - • \ • I1- OVERFLOW SURFACE ELEVATION ELEV . 17\\\ .\Nil\\ / ___ �� , _ __� CO �H U =1�1 f 42%_,/ ` LOT 10 • i PROP Ns� S4•P' x z FREEBOARD - .,\ 2 5 O p` I TREATMENT SURFACE ELEVATION ELEV 773.0 \'M�/ \ ^ ���, �� I O1 O V • NO i 4 ADS / \\�\\\J i i ',�' Cr) o J� :.` IE 166.80 \ �\\�\ �' �� ITV POND eoTraM, ELEV - t69.o �a. I © J III 4 "D y 111=III 7717 \`�\�\a ' ,r - 1 —1 Q.' ••� 1� .y IQ �=III--1 �\\\ .• ° /I CS' �,/z Cu.rD. \\" _ 'c S.W. LONDON COURT 12• STORM LINE our `\ jf \� W �. 3/C DRAM ROCK• \ ORIFICE DIA. .. 0.0397 FT 4.1 • r \ \\\\.- \ / O 1 (0.476 INCHES) \ �\ IE 16e.60 i' :' D �. ,e- CONTOUR CONTOUR AREA VOLUME /� \ SD MII r ..• AMP ElEYAT10N (SQUARE FEET) (CUBIC FEET) N.O. �\ y., I \ RIM: 171.40 PROJECT N0. 4 CONSTRUCT LJ �. �.\ IE,ee 3o r\ E C K 0 01 a! ELEV t 83.80 p'. ELEV• 165.60-�• I 168.00 1.106.00 INLET STRUCTURE` \ \ \ \ (JINS ) 1.495.00 SEE DETAIL ON \ \\ \ \ IA \ /S • •r•f 169.00 1,884.00 2.349.00 THIS SHEET `Q\�\\\ \\ I• 37 36 170.00 2.814.00 \ �•\\ ��\ \\ �� \ DRAWN I J/STORMC 6� y_p- 171.00 3,899.00 1.607.50 \\ \\\\ `� J\j \ • CD ` / O 1 I 4,520.00 \ \\\\ \Er'.\ \ ��✓ / DESIGNED I J. STORMC NOTE: 172.00 5.141.00 Z \ f CHECKED I J. STORMC 3'-0- 5.841.50 \ \ \ �\ TRACT•A•SHALL HAVE A 4' 173.00 6.542.00 \ 4C \` / SHEET CYCLONE FENCE INSTALLED INLET STRUCTURE DETAII. CONTRACTOR TO MANITAN A MINIMUM CONSTRUCT MANHOLE S *ROM TRACT PERIMETER OF TOTAL VOLUME 15,807.00 SLOPE•4:1 ON POND. OVER ING STORM i��.\ 4 o f 6 r Y to \ ri q3. I I - ,....._____031-0- -� Y3r f-c ` B I 5 I a , 3 , 2 , , ? `` \ L _L� ii__ `- \ \+1\I ;,77,c,„:1: _ , S.W. PAS COURT v_ 4� - - Q1 \ 4 .::'''',', ' /.76. - , �\ ��-- `� I t%\ T ' \\ `\� c __ .\_. / \�OT 4 \ V --- 1I NORTH \ V\ �q\ ` 1w \\ 11 i t Tge�l w I I I a xo w eo as �i R118 181.20\ �\\, Es 4� 16 1 ZZZ8- �\ I, ) W SCALE ,'=ro' '°■ \ \ ����; [off 3. . 1, I z °sF �` \ \��:�11 , LOT\�5 ill, >e>\_.,,-)"` `. �� "i,—i ` ------ \\h�\�\\Z \_- 47110 \ik; `` \ ` _/-.Lcm 2r I I ;I \` \M\\\\ --- --�\\ • � il \�\--r\ \\--�/ .�� I���Q �:'_ . \ li " ♦ LOT'6. to--i—=c= .-!Mite1 1- LOT 1'4•, ` LOT-1-`' d;` Hrn.._-- \111W:11Se. --- % \ ‘\■\\\ ,$)it"%,„s. \ `\\/I LOT 1-1-- ;r 4,4,1INIA, ��w LOT-13- \-- , �I\rte W `\ �```4.\ �✓LOT 12 `O� '�<`, ���� 1 I w z %,,, \ \ - - LOT 9 I I ---- ----� E"1 d \ tiE• \S\ -_ 0: -- - 1 . . , \ /y \� \Kr col`1 1 .,.;44 $ , ' . 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' 4 • ,,- . • . • - • ' ./...' / • : . .._ .,7/ ,4r■' - . - • ...--- liC -.A. . •I ....," ... a ...-- 4 • ...: ,- A , , A 1 ''' .,-A , •.: , i'', 4 A s%. - .... L .. . ... .. CITY OF TIGARD Community(Development Shaping f7 Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS 1/12/2002 FILE NO.: SUBDIVISION (SUB) 2001-00006 FILE TITLE: KALAMOIIKA ESTATES SUBDIVISION APPLICANT: Jeff Conklin OWNER: Koski, Alice M. & Steven J., Trustees 8285 NE Ribbon Ridge Road 11735 SW 98th Avenue Newberg, OR 97132 Tigard, OR 97223 REQUEST: The applicant is requesting approval to subdivide a 2.25 acre parcel into a 15-lot subdivision. There is an existing single-family home located on proposed lot #1 that will remain. LOCATION: 11735 SW 98th Avenue; WCTM 1S135CD, Tax Lot 1400. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: SEPTEMBER 17, 2001 DATE COMMENTS ARE DUE: OCTOBER 1, 2001 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM E STAFF DECISION (TENTATIVE) DATE OF DECISION: OCTOBER 25, 2001 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® LANDSCAPING PLAN ® UTILITY PLANS ® SITE PLAN ® GRADING PLANS ® IMPACT STUDY ® NARRATIVE (l GEOTECH REPORT ARBORIST REPORT STAFF CONTACT: Mathew Scheidegger, Assistant Planner(503)639-4171, x317 PUBLIC FACILITY PLAN CNck;KLIST Project: \1 KA 'e--&1:0 C1' `-> FOR Date: LAND USE APPLICATION SUBMITTALS R COMPLETE ❑ INCOMPLETE GRADING Er Existing and proposed contours shown. R Are adjacent parcels impacted by proposed grading? ] Yes avio Q Adjacent parcel grades shown. STREET ISSUES Er Right-of-way clearly shown? Er Centerline of street clearly shown? • Name of street(s) shown? Existing/proposed curb or edge of pavement shown? •j-- Profiles of proposed streets IA Future Streets Plan provided? (subdivisions and some partitions) ❑ profiles ❑ topo shown on adjacent property? 2-01P"Jv Traffic study required/submitted? 0' Do proposed street grades comply with City standards? Widths of proposed public streets shown? ^ � Widths of streets appropriate? ,34,1 -MPc Are private streets proposed? ❑ under 6 lot minimum? ❑ width appropriate? ❑Other: SANITARY SEWER ISSUES Existing/proposed lines shown? P, Stubs to adjacent parcels required? WATER ISSUES Existing/proposed lines w/ sizes noted? a Existing/proposed fire hydrants? E Proposed meter location and size shown? Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES a Existing/proposed lines? Preliminary sizing calculation of water quality and/or detention provided? E Water quality and/or detention facility shown on plan? ( does area provided match calculations for size requirement? ,i'-'')A Stubs to adjacent properties required? Er Water quality and/or detention shown outside of any wetland buffer? 1 tenglbrianrlmasterslpublic facility plan checichst doc REVISED 03/13/01 I- . A '' CITY OF TIGARD OREGON September 14, 2001 Jeff Conklin 8285 NE Ribbon Ridge Rd. Newburg, OR 97132 RE: Notice of Complete Application Submittal (Kalamoiika Subdivision/SUB2001-00006) Dear Mr. Conklin: The City has received the additional information necessary to begin the review of your Subdivision application. Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed as complete is 6-8 weeks. If you have any questions about the information contained in this letter, please feel free to contact me at (503) 639-4171, x317. Sincerely, ;' 7/aatz-e-i- / -144,:pri . )-.'14 Mathew Scheidegger Assistant Planner i:\curpin\mathew\sub\SUB2001-00006.acc.doc.dot c: SUB2001-00006 Land Use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES �MAIM o'k °MOH Community(Development (Pre-Application Meeting Notes are Valid for Six (6) Months) SIiapizgJ4'Better Community RESIDENTIAL -frPRE-APP.MTG.DATE: .3—...-al 0 ' STAFF AT PRE-APP.: U/ 5 A. APPLICANT: A S l�mc. �,\ 'vr_ AGENT: `Jre� r �� l..t n Phone:RA) S3`6 — SI(O IC Phone: (So3)53Y- g. (o! ic PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 1 1 e}35_ SW COO" - TAX MAP(S)/LOT #(S): i S 1 35 C - Dl 0 d o NECESSARY APPLICATIONS: PROPOSAL DESCRIPTION: gas \-"0%-isn o A7`bc ex\-y ce.rrvwel A Si./Cv BGAd ) . &r J A c P sry c�c sY�¢\a �o,r,ti. , cD rnvl n m• ly C\LM( 10∎I.r- I u COMPREHENSIVE PLAN \ MAP DESIGNATION: f \Liyv A)IstIv■T;.i r ict.Q ZONING MAP DESIGNATION: I;Z _ ‘ .. -- _...:_11.1,- ! .A.L. ; ' f CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: E...p ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 510 ) 0,_ MINIMUM LOT SIZE:36SD sq. ft. ATage Min. lot width: 7 ft. Max. building height: 35 ft. Setbacks: Front / 5--ft. Side 35 ft. Rear /sC—ft. Corner /� ft. from street. MAXIMUM SITE COVERAGE: Rte'% Minimum landscaped or natural vegetation area: Z%. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE APPROPRIATE CIT FACILITATOR, AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) 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 I of 10 Re,dentul AppLnuon/Manint()Pelson knwn NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 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. —ACCESS (Refer to Chapters 18.105 and 18.765) - 7 Minimum number of accesses: ! Minimum access width: l5 Maximum access width: .. Minimum pavement width: / WALKWAY REQUIREMENTS (Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. -RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.115)-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: I'I All sensitive lands areas including: ' v`t4( � J"Z r r' ➢ Land within the 100-year floodplain; ' ee C ➢ Slopes exceeding 25%; V t ' ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area 8,712 sq. ft. (20%)for public right-of-way 6.534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - 3,050(minimum lot area) 11.4 Units Per Acre = 12.1 Units Per Acre 7 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 lesdealul Applauewo/Plunng Dimna Semi SPECIAL SETBACKS (Refer to Code Section 18.730) STREETS: O feet from the centerline of SGJ 9� i„ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. Y ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements] FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 1Y2 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. ► BUFFERING AND SCREENING (Refer to Code Chapter 18.745) �� In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED 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: ' LANDSCAPING (Refer to Code Chapters 18.745,18.765 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 Arsdrnwl APPLauon/Phnnmg Drvnma karon PARKING (Refer to Code Chapters 18.765 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% 0 REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPAC. . Parking stalls shall be dimensioned as follows: ➢ Standard par ng space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact pa ing space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled p-rson parking spaces. The minimum number of disabled person parking spaces to be provid-d, as well as the parking stall dimensions, are mandated by the Americans with Disabiliti:s Act (ADA). A handout is available upon request. -A handicapped parking space symbol •hall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS (Refer to ; I de Section 18.765) BICYCLE RACKS -re required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bic - racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18. l The Code provides REGULATIONS OR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO ARE A S WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND ARE A S, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will att•mpt to preliminary identify sensitive lands areas at the pre- application conference based on av-ilable information. HOWEVER, the responsibility to precisely identify sensitive land areas. and eir boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitiv- lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVEL•PMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Code Section 8.775.080.C1 When STEEP SLOPES e ,ist, prior to issuance of a final order, a geotechnical report must be submitted which addresse•. the approval standards of the Tigard Community Development Code Section 18.775.080.C. Th report shall be based upon field exploration and investigation and shall include specific recommen I ations for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY(USA)BUF R STANDARDS (Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT AD CENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffe 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 01 TIGARD Pre-Application Conference Notes Page 4 of ID Aesdensul Appliutan/Plinnwt Dnnioa Sawa TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: USA DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA 4 CORRIDOR PER SIDE5 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 -'re 25 feet • Existing or created wetlands >0.. acre <25% 50 feet • Rivers, streams, and springs w• year-round flow • Streams with intermittent flow •raining >100 acres • Natural lakes and ponds • Streams with intermittent •w draining: >25% ► 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetland- >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs wi --r-round flow in 25-foot increments from the starting • Streams with intermittent flow draining > i i : es 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 a a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the veg: .ted corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and-ets 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 .e maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construc ion activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, o other activities shall be permitted which otherwise detract from the water quality protection provide* by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT HICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdi ision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of an parcel to be used for the construction of a dwelling unit. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land u.e applications, the applicant must obtain a USA Service Provider Letter which will outline the c• ditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no s,nsitive areas, USA must still issue a letter stating a USA Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.1801 SIGN PERMITS MUST BE OBT A NED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign P-rmits" handout is available upon request. Additional sign area or height beyond Code standards 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. A/ TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.C.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 10 Resdentiel Appliution/%annin`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. TIGATION (Refer to Code Section 18.790.060.E1 f ' 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. ,A) R VISION AREA (Refer to Code Chapter 18.195) 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. OTT OF TIGARO Pre-Application Conference Notes Page 6 of 10 AesidenOil Applrzatton/Plusn«tt Dimon ion WATER RESOURCES OVERLAY DISTRICT ;eferto Code Section 18.191.0301 The WATER RESOURCES ( • OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is inten•:. to resolve conflicts between development and conservation of significant wetlands, streams an. 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 standa •s to: protect significant wetlands and streams; limit development in designated riparian corrido s; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cove ; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve - enic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO ME r TS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "sa - harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions r-.uire 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 "Fl -BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow I:ss than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRI:UTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FIS -BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tig.:rd include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certai 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 s:tback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). D The standard TUA A TIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with thi• chapter. D The MAJOR STRE a MS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. • ISOLATED WET a DS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; ho ever, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) stand:rds adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS Mete Code Section 18.191.1001 The DIRECTOR MAY APPROV k SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN - :ACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise ohibited by this chapter, provided that equal or better protection for identified major stream resource is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved ••rtions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK -EDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbea at the time this regulation was adopted. This determination must be based on the Vege :tion Study required by Section 18.797.100 that demonstrates all of the following: • Native plant species currently cover -ss than 80% of the on-site riparian corridor area; D The tree canopy currently covers ess than 50% of the on-site riparian corridor and healthy trees have not been removed fro the on-site riparian setback area for the last five years; • That vegetation was not remo -d contrary to the provisions of Section 18.797.100 regulating removal of native plant sped: ; CITY OF TIGARD Pre-Application Conference Notes Page 7 of 10 A,dent,l Appliutm/PlInnmc arnan Secnon ➢ That there will be no infringement into the 100-year floodplain; and The average slope of the riparian area is not greater than 20%. _ FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.FJ 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. ►7 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 2%2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1% times the minimum lot size of the applicable zoning district. 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. CODE CHAPTERS 18.330(Conditional Use) 18.620(regard Triangle Design Standards) 18.765(Off-Street Parking/loading Requirements) 1 8.340(Director's Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive lands Review) 18.350(Planned Development) x 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 1 8.785(Temporary Use Permit) 18.370(Variances/Adjustment) ,� 18.715(Density Computations) N, 18.790(Tree Removal) 1 8.380(Toning Map/Text Amendment) 1 8.720(Design Compatibility Standards) 1 8.795 Visual Clearance Areas) 18.385(Miscellaneous Pernts) 1 8.725(Environmental Performance Standards) 18.797(Water Resources(WR)Overlay District) . - 1 8.390(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) 1 8.742(Home Occupation Permit) 18.430(Subdivisions) 18.745(Landscaping A Screening Standards) A18.510(Residential Toning Districts) --- 18.750(Manufactured/Mobil Hone Regulations) 18.520(Commercial inning Districts) 18.755(Mixed Solid Waste/Rerydmg Stange) 1 8.530(Industrial inning District) 1 8.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 8 of ID lndennat Appliui n/Planning Denson kwon ADDITIONAL CONCERNS OR COMMENTS: • S, try' 6...")f.//9 • — „rte .1 6„ 64) �� . PROCEDURR Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), " 81/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY Of TIGARD Pre-Application Conference Notes Page 9 of 10 Aesdeatul Appliatroa/%anning Oimima Seaton 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 peri n' d follows all land use •ecisions. An appeal on this matter would be heard by the Tigard 1' . A basic flow chart which illustrates the review process is availa•--''rom the •" :'ning 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. v r 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 to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). /PREPARED BY: /�—_- ����, CITY 1 TIGA'Mrk DIVISION - i i ' PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-1291 E-MAIL (suss first narrie)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT(ODE)INTERNET ADDRESS: ci.tigard.or.us H:\patty\masten\Pre-App Notes Residential.doc Updated: I8-Jan-2001 (Engineering section:preapp.eng) CITY Of TIGARD Pre-Application Conference Notes Page 10 of 10 Aesidenhil Applution/Plannnt Dimon S thon CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefull in con.unction with the notes •rovided to ou at the 're- 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: -7' ..� K)1 `o Date: r, 7/C77 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): Vicinity Map Ctr, Preliminary Grading/Erosion Control Plan Existing Conditions Map Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map Preliminary Storm Drainage Plan Preliminary Partition/Lot Line Adjustment Plan � Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings Landscape Plan ❑ Sign Drawings 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 / 2 COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4, 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: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ 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 ❑ City of Tigard Land Use Application Checklist Page 2 of 5 ■ Locations of existing dedicated right-of-ways ❑ 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 anddimensions, 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 ❑ 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 ❑ 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 Cl • 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 fire hydrants ❑ 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 ❑ • Whei-e applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan .J> 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 ❑ i s\,curpin\masters\revised\checklist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES I ➢ ENGINEERING SECTION \ City oof Tigard,Oregon Development Shaping A Better Community PUBLIC FACILITIES Tax Manisl: 1S135CD Tax Lattsl: 1400 Use Type: Partition The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Pihas Court to 20 feet from centerline (approved as a part of Jacob Court to be a roadway with 28 feet of pavement inside a ROW of 40 feet). ® SW 98th Avenue to 30 feet from centerline (minor collector) SW to feet SW to feet Street improvements: X street improvements will be necessary along SW , to include: feet of pavement I concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk street trees CITY OF TIGARD Pre-Application Conference Notes Page l of 6 Engineering Department Section street signs, traffi )ntrol devices, streetlights and a tw gar streetlight fee. X Other: Half-street improvements adjacent to both parcels will be required upon development of the larger parcel. street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: feet of pavement I concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk I I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: I I street improvements will be necessary along SW , to include: feet of pavement I I concrete curb CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I storm sewers any `ler underground utilities -foot concrete sidewalk ❑ 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 98th Avenue. Prior to approval of the final plat, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW 98th Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend the public sewer into the future development of the larger parcel. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section information regarding the quacy of circulation systems, th' eed for fire hydrants, or other questions related to fire prof .on. 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 will be required upon development of the larger parcel. 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. Onsite facility construction required upon development of the larger parcel. 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. Access for the corner lot can not continue from SW 98th Avenue. Upon development of the larger parcel, the developer must close the existing entrance onto SW 98th Avenue and provide a new driveway onto a local residential street. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected 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 ' rojected to result from the propos levelopment. The calculation of . the TIF is based on the prop_ use of the land, the size of the p,.,,ect, 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. This portion of SW 98th Avenue is not eligible for TIF credits. 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 ov€ w of the type of permits issued by e Building Division. For a more detailed explanation of ti, permits, please contact the L_welopment 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: — ENGINEERING D ARTMENT ST FF Phone: [503)639-4111 Fax: (503)684-7291 \eng\bnanr\templates\preap notes-eng.dot Revised. April 21,2000 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section (2 a/ Pre-Apps (CD Meetings) March 2001 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, March 27, 2001 8:00 8:30 9:00 Pre-app Jeff Conklin 503-538-8615 11735 sw 98th, MLP 9:30 10:00 Pre-app appt Rick Hewey 503-699-9470 12665 S.W. 69th Ave., SDR 10:30 11:00 Pre-app 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 2:09PM Thursday, March 15, 2001 Keceipt is L1LUU"I000UUUUUUUTI1 __�•��. Date: 03/15/2001 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due PRE2001-00021 [LANDUS] PreApp Conf 100-0000-438000 $240.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check J&S CONCRETE, INC. 0 8771 $240.00 TOTAL AMOUNT PAID: $240.00 J & S CONCRETE INC. WELLS FARGO BANK,N.A. 8 7 7 1 18285 N.E. RIBBON RIDGE RD. TUALATIN OR.97062 NEWBERG,OR 97132 (503)538-8615 (503)656-9992 .J -- ` -V PAY TO THE Or 9-y n FAQ $ 2 L.�o - ORDER OF J J GJGH(%j I TIM IlAif7ety4/ 4?"1-Y / r&' DOLLARS Security features included. cc Details on hack. n, U F 2 MEMO J p re ky, nt'-" 4- 1 A PRE-APPLICATION :41,,,,,,, , CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION ` -,4 S C 61-;c ce to ANC— FOR STAFF USE ONLY Applicant: �S 285 io e V i MIK.► For. .Phone: 53 g- k 615 P r - le Address: Case No.:' Q 1 Receipt No.: d_uol I City: Ne c��,e�‘ b� Zip: 9 7132 P rC S3 �gCo IS Application Accepted By if ,. Contact Person: eC Coot.LI NJ Phone: Date: l f 1�� 1� J Property Owner/Deed Holder(s): ‘ tl.-I cc. 1 Ste uc., + ' DATE OF PRE-APP.: Z.is 9 Y LO.' TIME OF PRE-APP.: . G6C;iY ' Address: Phone: PRE-APP. HELD WITH: City: Zip: Rev.12/6/2000 is\curpin\masters\revised\Pre-App Request.doc Property Address/Location(s): 1 135 SW (lett, Ai-t REQUIRED SUBMITTAL ELEMENTS (Note: be d without the applications required will submittal not elements accepte ) Tax Map &Tax Lot#(s): 1 5 ( 35 C D - 0. 06 (0.-la RI Pre-Application Conf. Request Form Site Size: ` - 2 ' y 1 4 C re S 2 COPIES EACH OF THE FOLLOWING: n Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a ® 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 the subject jest property show the location to 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 lonq and are typically held between the hours of ® Topographic Information. Include 9:00-11:00 AM. \q Contour Lines if Possible. cl If the Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN 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 (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 10 Filing Fee$240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE , GROUP. SE 1/4 SWI/4 SECTION 35 TI S RIW W.M. I S 1 35CD WASHINGTON COUNTY OfEGON . SCALE I••CO' CANCEL L ED TAX LOT NUMBERS 103,t04.15100.6002.2400,05.720i .»0....IN.N».OM...NON SEE NAP • IS I 396A ?•;#" _r 1 /eIN 700 GOAT N . r. 0 lac 600 �R0 '!� .. C.A P905 4 SOP. 500 '•M eaoorn $ 404, 4R0aD .,.' y 3� e»... ne.• / 2 -� 1 i 1 N 3031 N4.• t 14a.M -• •M `° tut • 790 „»..■ u'm r00 0 .. ..1 7'-`` � 9. : 5., 2 , BoET c H t -..N..` S -1 4 ca 990. is i 1300 ,.r 9200 • ' MI,�C 0 d Y ; 3 tn..r IpJ• • .. .lOSAN - - 3100 i#W 11, N 1006 ' „S ooI _ IMO • en 'i.r,(• 3500 3601 a ..AC! /Y2 i a /: �` ... 3 �. ,�sA.e a - r r 1 r r /yZj�y`� _ �7I; r N 3J r I{ C� x1°i e1 C. » i>Z �n.f/ `_ •`• ' It ` SN4 e �at F '' .=~. TP 7`1003 / -°° e I y ar.aF'Z O 1006 Y / 1703 170L '..yl c $� pT y 5111-"A‘ � Max. 2 ad VV. ��SW• LEWIS LANE s $ ��,..... 1202 » 3000 2300 23m / 1203 ./t As. •R00 _ u00 s 3100 .114 e i ...114. 1;05 120{ 1201M • 1 004. e _ I Ar _.l 4 K4 - Tl 1 C.3„1—LT it 7- H 3 s•.. z !e lEEI 3336•_� ,a. • ARRAS .. 1 J /7 5700 3 9... A m 1900 ,... �13J» 23-74 • 2Tm -, . :: 1.31 A. I /in 9,, 1400 yt1 .. wr.,.n w•u •.nl• V Till. 2./ 2000 . 2100 A IPA, !•Ar. .4s 1 A GS.SW : •f�PP C.S.STIS SEE NAP _ 2001 4. s - H D I7 1 T J a N ;.!.4i., 15 1 33CG S - /• LONDON S.UARE NO.I 0 9100 0, _ 2300 I. y�y�.y?�aTE., N% II •_ 00 ypp\ /S sBU §il i. 1,7001 Z .... •.7 a• �9�!_ •. .QIA r` �r ,ue.n , w.•. 4700'.Irma `�T 3900 JIM roNIT Q /S.W.�QNDON CT �{lnao=EE�!!�� "4... Q I. ./y 7O / . la 1�661�� .. 2402 • a , � PLAT v ANL.YNR}v{u-+o v.etl61 �, Imo/•. / -L.. r • FOR ASSESSMENT PURPOSES ONLY �� 4 •• a f .// 2 4• fv 4 La01 ? DO NOT RELY ON FOR ANY OTHER USE �< .a'ipOr 9TlU 2" '1 7 t '{4' i P Isr-` vEe .2i,i..0. R - .•/ ,,. y...•: .rla ,w» 2 I. i TIGARD SEE MAP / IS 1 35CD 29 1 ESA Pinnacle Engineering Memorandum DATE: March 15, 2001 TO: City of Tigard FROM: James A. Stormo, P.E. Pinnacle Engineering RE: SW 98th Ave Project-Tigard, Oregon Pre-App Meeting To whom it may concern: I am representing Jeff Conklin and Steve Eck(Applicant) in their efforts to develop the property located at 11735 SW 98th Ave. The applicant would like to partition the property as shown on the attached plan. The partitioned lot would encompass the existing house that is to remain. The existing garage would be removed. The partition map is also showing some street dedication along SW 98th Ave and SW Pihas Court. Are these dedications accurate? Upon recording of the partition map, the Applicant would then like development the remaining area of the site into either single family development under the R12 zoning requirements (3,050 min square foot lots) or into a multi-family development (ie apartment site). The applicant would like to know from the City at what density the site could be developed with the multi- family option. Also, is it possible to have any street improvements along the partitioned lot, that may be a condition of approval for the partition, postponed until the remaining portion of the site is developed? We would also like an explanation of the process for developing the property as a single family development verses a multi-family development. If you have any questions regarding this project, you may give me a call at (503) 282-8386. Thank you. James Stormo, P.E. Pinnacle Engineering 2009 N.E. Edgewater Drive Portland,OR 97211 TEL: (503)283-8386, FAX(503)283-8675 SCALE : ( '' . 3a/ / T \ /T\� S.W. PIHAS COURT S X9'57'52" E — 369.38'- N - - - i w v) D I 101 .64' 8. 1 ' z w , PROPOSED LOT I 1 Q AREA = 7,272 S.F. r 15.0 �n CO � I 4 I I I /4/ of la' PROPOSED LOT LINE a 121 .68' 15.01 § . wed 4r L5.0' i (A EXISTING GARAGE J TO BE REMOVED 1 0 II I . 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N , NN N...... -—.—---- -------- --- ADDITIONAL DOCUMENTS 51A-43.240,—/e AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT T 4 City of Tigard Planning Division 18125 SW Hall Boulevard Tigard, OR 97223 I, \J iKr-Gu ' , do affirm that I am (represent) the party initiating interest in a proposed 14 -Ler SL€ttvtsmi affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) l lS l -_ 0 1135 SW 616 Ah > , and did on the 1 R day of L'L_L , 21t9 C I personally post notice indicating that the site may be proposed for a 1.$—LOT �,. c U.VtS1pl`J application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at -TN roe t!oi- OF ' t'�-"t- sLI ON A T:-_,is 1 L1.) IN) L RJ LIB- :.id OP S(l)q:fl—"' (state location you posted notice on property) . i tt V �JQL it E.__ Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on thealthh day of Ju(U1 , 1/420bI �5��w OFFICIAL SEAL ��d L `�- ANDRIA JOHNSON `MY C NOTARY PUBLIC -OREGON NOTARY PUBLIC OF OREGON COMMISSION N0. 341905 MY COMMISSION EXPIRES JAN. 11, 2005 My Commission Expires: `JQ,/-) 1, 2OCe (Applicant, please complete information below for proper placement with proposed project) rNAME OF PROJECT OR PROPOSED NAME: gdSIt ∎12,1VL scgsolUlS1d") I TYPE OF PROPOSED DEVELOPMENT:��I--S��–t..OT DIU ISION • Name of Applicant/Owner: -S CON�'aL— Slia �.$1:FF 6011V11-1-1/0 t Address or General Location of Subject Property: 11'7 3 Stu gars-- _ LSubject Property Tax Map(s)and Lot#(s): LsL –3SC'p - 1*� I h 1ogintpatty4nasterslaffpost mst AS NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SUBDIVISION CITY OF TIGARD Community Deveropment Shaping Better Community DATE OF NOTICE: September 17, 2001 FILE NUMBERS: SUBDIVISION (SUB) 2001-00006 FILE NAME: KALAMOIIKA ESTATES SUBDIVISION PROPOSAL: The applicant is requesting approval to subdivide a 2.25 acre parcel into a 15-lot subdivision. There is an existing single-family home located on proposed lot#1 that will remain. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 11735 SW 98th Avenue; WCTM 1S135CD, Tax Lot 1400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON OCTOBER 1, 2001. All comments should be directed to Mathew Scheidegger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR OCTOBER 25, 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." � i , 11/ 111/11 �'51/, ■ VICINITY MAP =� �` r� AII !r!!!!! ■� SUB2001-00006 _111111117:4;.14 KALAMOIIMO ESTATES SUBDIVISION 1 �i-- : —, r ,lir V k7kh l_____ �I� ;� 11 Er.an 41.. C ..■ �I. ..„,,.....r. _ .,....,„„.,,,,... ......, ...,,t, ,. . .„,,,.. ...„,,., ,. U �� . %,,,, .,,,,, inil ..,f,Ill ,/ilvi A oe- WrRioV O r ,. 'C1,,.•.∎ 4. 4, �1 \�� Ciry`of,T.t, g ard .....................s........., ,,,, r ..,_ • • .......„, r • 41. NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2001-00006 Au- d l! CITY OF TIOARD ADJUSTMENT (VAR) 2001-00021 CommunityDeve(opment KALAMOIIKA ESTATES SUBDIVISION ShapingBetterCommunity 120 DAYS = 2/11/2002 SECTION I. APPLICATION SUMMARY FILE NAME: KALAMOIIKA ESTATES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2001-00006 Adjustment (VAR) VAR2001-00021 REQUEST: The applicant is requesting approval to subdivide a 2.25 acre parcel into 14 lots. There is an existing single-family home with a detached garage on the property. The home is proposed to remain but the garage will be demolished. An Adjustment is also required to the street side yard setback for proposed Lot #2 from 10 feet to 8.1 feet. APPLICANT: Jeff Conklin OWNER: Koski, Alice M. & Steven J., Trustees 8285 NE Ribbon Ridge Road 11735 SW 98th Avenue Newberg, OR 97132 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-12: Medium-Density Residential District. ZONE: R-12: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 11735 SW 98th Avenue; WCTM 1S135CD, Tax Lot 1400. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (250 per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 8, 2001 AND BECOMES EFFECTIVE ON NOVEMBER 28, 2001 UNLESS AN APPEAL IS FILED. Appeal The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 27, 2001. Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. .. � l RI�.•■l n�,,.o,r.cnnn iIP !1I_ �_`= 111■ 111 .1 \ / �� _ al= VICINITY MAP ��� ��;��:: E= �— SUB2001-00006 4.4- 1 �� i ;�� �m KALAMOIIKA ESTATES � uII�' 1 I J� SUBDIVISION /111111111/1111Pk'''. 11:2111111103111::= 1.1. 13317111111;11111111elliiii ar.- 11/aniniAMIIII■ „....... • szrzip.)412 41m. 0.%W I�' 4.4, /,,I • P141 `Elm Immi ,*.w. 4,4 . A. . . ""-A- N Ao,• /wimp,,N, it,,..liii -44. - lop*** ■ • .=-..z.---:.==== amw y• aovm.M .\ \.... .L.�----4'- -- .1._= N: \.\ ! T\ e ii� 1- .�. \ •,\ > \±\, I r\(� �\\ ♦` 1\.. \., \\• L CITY OF TIGARD t SUB2001-0000s grim PLAN N KALAMOIIKA ESTATES SUBDIVISION (Map la not to scale) I I Morgan Tracy- Re: Kalamoiika Estates, rs' '6 2001-00006 Page 1 From: Brian Rager To: Morgan Tracy Date: 10/15/01 10:59AM Subject: Re: Kalamoiika Estates, SUB 2001-00006 How about 9:00 AM Thursday? No preap scheduled for that slot. Works for me. Brian D. Rager Development Review Engineer City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 (503) 639-4171, ext. 318 e-mail: brianr @ci.tigard.or.us >>> Morgan Tracy 10/15/01 10:47AM >>> Well, shiver me timbers! I saw the preapp notes and just assumed it was for a subdivision proposal. I suppose that since they had a preapp for a land division, the call could have gone either way whether they needed to do another one. I think given this issue with lots 1-3, yeah, we probably should have at least held another meeting with them, maybe an informal one. Oh well. On the issue for access to lots 1-3, access to lot 3 (the existing house)can be restricted to SW Pihas court. Access to Lots 1&2 could be provided by an access easement(15'width) between Lots 6&7. This will reduce lot sizes below minimum, but still within permissible limits (through lot size averaging, lots may be as small as 2,440s.f. in this zone). The 15 foot access easement provision for flag lots is usually not an option for subdivisions, as there is a 25 foot street frontage requirement. However, these two lots will have their 25 feet of street frontage, actual access will be provided via an accessway from Koski. While this is all good from a code standpoint, it certainly does not make a nice lot layout design. The applicant will probably come partly unglued. Is there a time this week that we could set up a meeting with them? I'm pretty open. >>> Brian Rager 10/13/01 01:02PM >>> I am currently reviewing the SUB application and have some concerns. I can not remember if I reviewed this one for completeness or not. The application appears to be complete enough to review, but the real issue is that we only did a preap for this site based upon a partition proposal. We did the preap on 3/27/01. The partition proposal was to break off the existing home. This subdivision proposal is something we have never seen. Is that a problem? Does the Code require that a preap be done for the specific proposal they submit? Again, if I did perform a completeness check on this one, I missed the fact that we had not done a preap for a subdivision. I have a specific concern about Lots 1 - 3, which are shown to access SW 98th Avenue. That will not be permitted, because 98th is a minor collector. My preap notes told them specifically that the existing home would not be allowed to access 98th; yet, Jim is still showing. I am just wondering if they are going to have major problems if they have to create easements through the other lots to get access to SW Koski Drive (lot size and density issues). Let me know your thoughts. I will continue to review this and assemble my comments. Thanks. Morgan Tracy- Re: Kalamoiika Estates Page 1 From: Brian Rager To: Morgan Tracy Date: 10/15/01 2:24PM Subject: Re: Kalamoiika Estates • 1) He would have had to apply for an adjustment to the ROW standard to go below 42'. 2) Inadequate or hazardous access is covered in 18.705.030.G.2. We have always taken that to mean that we do not allow any new driveways onto collectors as long as there is a reasonable access attainable from a local residential street. If he can make a good case as to why access to Koski is not reasonable, I would listen. Thanks. Brian D. Rager Development Review Engineer City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 (503) 639-4171, ext. 318 e-mail: brianr @ci.tigard.or.us >>> Morgan Tracy 10/15/01 12:49PM >>> I spoke to Jim Stormo, and alerted him to the ROW width issue and access problems. He had two questions: 1)Why a 42' ROW? With 24' of pavement, 10'of sidewalks, 1 foot of curbs, there is 7' left over. I didn't have a good answer for him. 2)Would a shared access serving lots 1 and 2 from SW 98th be okay? Rationalle- SW 98th is a minor collector and not access prohibited (per code anyway), and secondly there is an existing driveway that would be eliminated. Granted the ADT would double on the shared drive versus the existing drive, but... 10/19/2001 11:21 FAX 5036847297 City of Tigard fj001 • ********************* *** TX REPORT *** ********************* TRANSMISSION OK TX/RX NO 3671 CONNECTION TEL 5032302149 SUBADDRESS CONNECTION ID ST. TIME 10/19 11:20 USAGE T 00'40 PGS. SENT 2 RESULT OK • 13125 SW Hall Boulevard,Tigard,OR 97223 (503)639-4171 4011,91V Fax CITY OF TIGARD To: Bruce Vincent From: Morgan Tracy,Associate Planner Faac (503)230-2149 Pages: 2 Phone: Date: 10/19/01 Re: Kalamoiika Estates CC: ❑ Urgent Cl For Review ❑ Please Comment ❑Please Reply ❑ Please Recycle Letter of completeness for Kalamoiika Estates. Determined complete on 9114101, 120 day rule deadline is 1/12/01. Please keep me posted on your progress with CWS(USA). Thanks! ' I ********** FACSIMILE COVER SHEET ********** TO: Name: ft K6/4 ) gAc Date: 1 O - 022 -6 [ Company: — � �r7 Project: 1� 4 LA H //O ' q Fax Number �O°2 q- S k Comments: k I i I c6) 1( H � • JH4 s FROM: �- t Name: Im Pinnacle Engineering Associates Corporation 2009 N.E. Edgewater Drive Portland, Oregon 97211 Telephone: (503) 283-8386 Fax: (503) 283-8675 WE ARE TRANSMITTING PAGES INCLUDING THIS ONE. If there are any problems in receiving this fax please call us at(503) 283-8386. THANK YOU III k 1 ' I � F ± i ! II ie'd ON I eGEN I JN3 7-DtiNN I d LS:68 ti0az-zz-100 r\J al . S 89°57'52" E 1 369.38' 1 —1 1 tx ajzi )7 u' 1 LOT 3 .t.9 \ I 57'\ I-. -C) HOUSE LOT 2 \, , 3,560 S.F. [ 29.7' . 1 \ 7 ; 8,047 p..F. 1 \ ON <0N7' K.,\ 13.55' ,..\ / 4 C•1 rii I I v i A .4 I •zt- I I , Z • lI-• (30.0 4 ARAcd Et' k , 7.82' 1 L1J LOT 4 ' ' , 4 z 105.60 T rd . Pt. 1 30. z 3,290 S.F. \ Lil , / L1J 4)1'7 r I J Y? o \ \ q)0 I a COCV z 0- LOT 1 \X' LOT 5 . o 7\ • 3,349 S.F. 7,707 S.F. / i co 0\ FP ' 7cP\ -NI in cy) (Y) X 4...:. \ *0 cz? , LOT 6' - - 1 . 1 . 3,346, S.F.3 . . 1 io 2 - 1 .u1N-D k)‹ ? 7CP 1r' 57 \ !2 _,... __ __ _ .izV___ c? \ . N S.F. -'-' — )('-',i) ' \ ' , °o..\ ■,‘, \ 20 d 1t1101 . . ; . ,. • :. . • 1 1 31 . 4 ,A..- 1 1 i / : . . . 0 \ < [ I I re- V. Cl) ___ i 1 , < 0 ,..., SE 1 a J I 1 4 I I 1 / 1 I 1 I .. • 5\5 ' , i 1 . i ; 1 Lb _..0 A R N i 1 ‘,Alk A • i i 1 1 ! 4 I ) i I S . Fo Z I I . , . 20'd 01,112:133NION3 310UNNId 8S:60 TOOZ-ZZ-100 Morgan Tracy- RE: FW: Kalamoiiki Estz' Page 1 From: Lee Walker<WalkerL @CleanWaterServices.org> To: 'Morgan Tracy' <Morgan @ci.tigard.or.us> Date: 10/23/01 9:08AM Subject: RE: FW: Kalamoiiki Estates Morgan The District tries to review a submittal in less than 15 working days. We work on a first come first served basis, so exact time framing is difficult to calculate. Review time varies from 2 to 15 working days depending on what is in the Queue. Lee Original Message From: Morgan Tracy [mailto:Morgan @ci.tigard.or.us] Sent: Monday, October 22, 2001 11:00 AM To: WalkerL @CleanWaterServices.org Subject: RE: FW: Kalamoiiki Estates Hi Lee, Thanks for your response. I like your axiom, words to live by. And timely too. Nothing like being new on the block and stepping on the neighbor kid's foot. I am curious how long a site assesment would take, assuming the applicant provides all the requisite info. Thanks again. Morgan. >>> Lee Walker<WalkerL @CleanWaterServices.org> 10/19/01 02:28PM >>> Morgan The applicant must proceed with and acquire the Site Certification as is required in Heidi's letter to them. I do not know this site, but it is possible that the requirements for Sensitive Area protection may necessitate a change to the submitted site plan. Please do not feel uncomfortable, about missing that, it is really the developer responsibility. I worry if one of my staff goes a long period without a mistake, one of "Lee's Axioms""NEVER TRUST ANYONE WHO DOES NOT MAKE A MISTAKE -THEY ARE EITHER LYING OR NOT DOING ANYTHING WORTHWHILE". As long as my staff makes new mistakes, rather than repeating the old ones, I am happy. Lee Original Message From: Morgan Tracy [mailto:Morgan @ci.tigard.or.us] Sent: Thursday, October 18, 2001 12:31 PM To: WalkerL @CleanWaterServices.org Subject: Re: FW: Kalamoiiki Estates Hi Lee, Morgan Tracy- RE: FW: Kalamoiiki Est?' - Page 2 I've got a bit of a problem. You see, this project was forwarded to me and had already been deemed complete. The applicant had included the"sensitive area pre-screening site assesment"as the service provider letter. The maps we received also indicated a "pre screened tax lot" number(#1369). Now, with me being new, I did not realize the difference and went on my merry way reviewing the project. What is involved in a site certification process? Is it possible to approve the project subject to obtaining a favorable site certification (condition of approval)? Let me know what your thoughts are, and I apologize for not catching this sooner. Morgan Tracy Associate Planner City of Tigard - Community Development 13125 SW Hall Boulevard (503) 639-4171, ext. 407 >>> Lee Walker<WalkerL @CleanWaterServices.org> 10/17/01 07:57AM >>> Original Message From: Lee Walker Sent: Tuesday, October 16, 2001 7:40 AM To: 'mathews @ci.tigard.or.us' Cc: Heidi Berg; Jackie Humphreys Subject: Kalamoiiki Estates Matt. Sorry I have taken so long to respond to this project. I have been waiting on the applicant to provide the required Service Provider Letter. As noted on the Pre-Screen# 1369, dated 8/8/01, a sensitive area or potential sensitive area exists. The applicant was required to proceed through the Site Certification process but has not done so to date. The development should not be accepted for Planning review without the REQUIRED Service Provider Letter. OCT-25-2001 10 46 BEDSAUL VINCENT CONSULTIN 503 230 2149 P.01 BEDSAUL / VINCENT CONSULTING , LLC 825 NE 20TH AVENUE , SUITE 300 PORTLAND , OR 97232 503 . 230 . 2149 ( FAX ) 503 . 230 . 2 ] 1 9 ( OFFICE ) FACSIMILE TRANSMITTAL SHEET TO: FROM: Morgan Tracy BRUCE VINCENT FAX NUMBT R: DATE: 503-684-7297 OCTOBER 25, 2001 COMPANY: TOTAL NC).OF PAGES INC.LUL)INC COVIi?t, City of Tigard 2 PHONE NUMBER: SFNDFR'S REFERENCE NETHER: 503-639-4171 RE: YOUR REFERENCE NUMBER. 30-Day Extension for the Kalamoiika Subdivision SUB 2001-00006 URGENT FOR REVIEW PLEASE COMMENT PLEASE REPLY PLEASE RECYCLE NOTES/COM1 NTS: . 325 NE 20" AVENUE_ SUITE 300 PORTLAND. OR 97232 PHONE: 503.230.2119 FAX: 503.230.2149 OCT-25-2001 10:46 BEDSAUL VINCENT CDNSULTIN 503 230 2149 P.02 BEDSAULJVINCFNT CONSULTING, LLC 825 NE 20TH AVE., SUITE 300 PORTLAND, OR 97232 OFFICE (503) 230-2119 FAX (503)230-2149 October 25th, 2001 Morgan Tracy, Assistant Planner City of Tigard Planning Dept. 13125 SW Hall Blvd. Tigard, OR 97223 Re: 30-Day Extension to the 120-Day Deadline for Processing Application for the Kalamoiika Subdivision. (Case File SUB 2001-00006) Dear Morgan, As per your request during a recent telephone conversation, I am writing this letter to initiate a waiver for a time certain period for the above-mentioned case file. According to you, we are in danger of exceeding the 120-day application processing timeline. As per my 10/25/01 voice- mail message, Clean Water Services will perform a site inspection soon and write and publish a Basic Site Certification report by 11/1/01. We should set a time certain date for the delay of the 120-day processing time_ I talked with Jim Stormo today, and he stated that he has prepared revised development plans for your review_ I assume that you will need a few days to incorporate the Clean Water Services and Mr. Stormo's information into your report and issue your decision. Therefore, I request a waiver to the 120-day processing required by the City of Tigard Zoning Code to a time certain date of 30 days past the current 120 day deadline. Your cooperation in this matter will be greatly appreciated_ Sincerely V w Bruce Vincent, President BedsaulNincent Consulting, LLC CC: Jeff Conklin and Jim Stormo TOTAL P.02 pINN I CLE ENGINEERING ASSOCIATES CORPOR ATION October 25, 2001 RFCFP/Cr) 11r OCr9 ,, / Mr. Morgan Tracy n 2)07 City of Tigard CM' 13125 SW Hall Boulevard ° i Tigard, Oregon 97223 RE: Kalamoiika Estates Subdivision -Tigard, Oregon Revised Site Plan Dear Morgan: I have attached with this letter seven full sized copies of the revised site plan (sheet 3) along with a reduced copy to 8-1/2"x11". If you have any questions please give me a call as soon as possible. Thanks again. Sincerely, Pinnacle Engineering J es A. Stormo, P.E. resident cc Jeff Conklin Steve Koski Steve Eck Bruce Vincent 2009 NE EDGEWATER DRIVE,PORTLAND,OREGON 97211 (503)283-8386 FAX(503)283-8675 �__ r ____ __ ________� i ,�______ r, - ii _IJACO,B- f COU�2T I I W \ I , I c 1 I 1 6 I 5 1 4 I 3 I 2 I 12.0' STREET DEDICATION ^ ` OFF-STREET PARKING R \ -- AREA FOR LOT 2 ---_ //•EXISTING CURB I ` \ L--,---- I _-- -V--- I4 \` `` 00 S.W. PI HAS COURT 40-0. i NOTE: 30.29' T S 69'57 52•E 369.38' I v . EXISTING HOUSE IS TO REMAIN. HOWEVER. 1` ♦ < . " " +— THE EXISTING GARAGE IS TO BE REMOVED • \ TRAC 8 $1 /►� 35.67' I 131.x4' B.t' '1," I I ►►/"���"--"YII o a\: 1.208 S.F. g., 7r LOT 3 %,∎6--'15.01 ,.- 1- . . i , �g , -, R=36.o' Or I HOUSE LOT 2 E 3,442 S.F. /`^.h 29.7' A N �,O �__�_ Ss �'L/ 8.229 .F 7.i n W I , Nit mow ,1 25.70 2)40 `J 4)..71.1% 1,..,„f r•-5+clp^... �..[ .:1 v 1 1101 1 �R\`V 1. \ LOT 4 r• \ 106.37" 7._82'14 �. �# 3224 SF ' I �-- \,....4,183 S.F. °• .e , 11::: TO SERVE LOT 1 i I ; V . ♦ / 1,;`. EXISTING GARAGE I1 . \ ‘1'..* '0 \ 6i." ♦ \ \ ,, LOT 5 TO BE REMOVED �' X I !1 \` `v/ LOT 13"� ♦x 3,340 SF. LOT 1 I I 2 I \ \ \t \�%. 699/'' T,,9;:, 7,763 S.F. I I, i I 3,170 S.F. �b0 ,� II \ `y`' *0 \ �', LOT 6 °' •I �� I; ( --—- — \ \< LOT 12 '1.'- ` .0 3,346 S�, \`\ 3152 S.F. ). ,, $ jt I- I ( V 1 w6 6,.,�♦ LOT 7 >, �• 4'' 1 15.0'STREET DEDICATION r_, \ , : 3,282 S.F../ I 1 1 W LOT 1 �.d Aso 1�9 `;v a F' U • \ s� 3.132 S.F.F. 6 LOT 8 1 II _ ------ ---- y(n , 6 \ y /ppo4 I. b I 1 �I I y �Nl w PRIVATE B'RAW 21 0' 21.0' RAW 8' \ T 3� 'LOT 9 '� J E U m PRIVATE / 7 I SQ �"' I W w UTILITY �1 UTILITY 0 3.154 S.F. ��QD' �"4 . 3 EASEMENT EASEMENT \ ♦,fop. 41i' fog• # x-1 ; 1 2�oON < 5 i O O Z ) ® ♦ TRACT "A" ( -- ) a �S -K BY BUILDER .,;,..„:...;•:.•;•.';',.•;?.';'...:.::..::::,:. : .:.:::; SIDEWALK ♦ 6,532 S.F. -- --� /$, /-c a" _ �.-IV �s CONSTRUCT STANDARD PRIVATE J CURB& GUTTER •' ♦ o I I \.. I• UTILITIES \BAD i S.W. LONDON COURT - TYPICAL STREET SECTION S.W. KOSKI DR. \�. �' l (� SCALE: NTS 1 \ N -0t 38 �C�I I I 35 LEGEND \ �; �o�'O I ' -- PROPOSED LOT LINE \`` \\ ' _ • `, J 1 PROJECT NO. . 4 EXISTING PROPERTY LINE \,` END CU9B0S.�1 ♦`` \\ l'V)0� 36~ ECK 001 EXISTING CURB \ ASPHALT '\ \ DATE 1 10/25/01 NORTH - TAPER �♦ EXISTING CENTER LINE `.. \\ ♦ , NO. \ / DRAWN 1 J. STORMO 0 20 40 60 80 �` ' / DESIGNED 1 J. STORMO SCALE 1'"10' ----- PROPOSED CENTER UNE \ . \ C \` CHECKED J. STORMO PROPOSED CURB LINE `.\ '�, SHEET EXISTING EDGE OF PAVEMENT `\ ./ �'N s•��,� 3 of 6 ■ I Morgan Tracy - Re: Kalamoiika Estates, '" 'B 2001-00006 Page 1 From: Dick Bewersdorff To: Rager, Brian Date: 10/30/01 9:28AM Subject: Re: Kalamoiika Estates, SUB 2001-00006 Before it is deemed complete they ought to come in for a pre-app or it may mean that it will have problems causing a denial. The reason for the pre-app would be to straighten out the application problems so we can go into it with approval in mind. Dick Bewersdorff dick©ci.tigard >>> Brian Rager 10/13/01 01:02PM >>> I am currently reviewing the SUB application and have some concerns. I can not remember if I reviewed this one for completeness or not. The application appears to be complete enough to review, but the real issue is that we only did a preap for this site based upon a partition proposal. We did the preap on 3/27/01. The partition proposal was to break off the existing home. This subdivision proposal is something we have never seen. Is that a problem? Does the Code require that a preap be done for the specific proposal they submit? Again, if I did perform a completeness check on this one, I missed the fact that we had not done a preap for a subdivision. I have a specific concern about Lots 1 - 3, which are shown to access SW 98th Avenue. That will not be permitted, because 98th is a minor collector. My preap notes told them specifically that the existing home would not be allowed to access 98th; yet, Jim is still showing. I am just wondering if they are going to have major problems if they have to create easements through the other lots to get access to SW Koski Drive (lot size and density issues). Let me know your thoughts. I will continue to review this and assemble my comments. Thanks. Brian D. Rager Development Review Engineer City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 (503) 639-4171, ext. 318 e-mail: brianr(a ci.tigard.or.us NOV-01-2001 14 07 BEDSAUL VINCENT CONSULTIN 503 230 2149 P.01 BEDSAUL / VINCENT CONSULTING , LLC 825 NE 20TH AVENUE , SUITE 300 PORTLAND , OR 97232 503 . 230 . 2149 ( FAX ) 503 . 230 . 2 1 19 ( OFFICE ) FACSIMILE TRANSMITTAL SHEET TO: FROM Morgan Tracy BRUCE VINCENT FAX NUMBER: DATE: 503-684-7297 NOVEMBER 1, 2001 COMPANY: '01-Al.-NO.OF PAOER INCLUDING COVER: City of Tigard 2 PHONE NUMBER. S'ENDlK'S REFERENCE NUMIihR. 503-639-4171 RE: YOUR REFERENCE NUM1II?R• Clean Water Services Response Letter for Kalamoiilca Subdivision SUB 2001-00006 URGENT FOR REVIEW PLEASE COMMENT PLEASE REPLY PLEASE RECYCLE NOTES/COMMENTS: Morgan: Enclosed please find the CWS response. It is my belief that you have all the additional materials and information required to complete and issue your staff'wort.Please let me know when you anticipate issuing your report, • 825 TAE 20r" AVENUE,, SUITE 300 PORTLAND. OR 97232 PHONE: 503.230.2119 FAX: 503.230.2149 NOV-01-2001 14 07 BEDSAUL VINCENT CONSULTIN 503 230 2149 P.02 CleanWater Services Our commitment i, dc:+i. November 1, 2001 Bruce Vincent SedsaulNincent Consulting 825 NE 20th Avenue, Suite 300 Portland, OR 97232 Re: 15-Lot Subdivision located at 11735 SW 98th Ave., Tigard, OR CWS File 1369 (Tax map 1S135CD, Tax lot 01400) Clean Water Services (formerly USA) has reviewed yciur propo gal for the above referenced site. Staff has conducted a pre-screen review, and concluded that the sensitive area near this site would only require a 15' buffer. Since your property is beyond the 15' maximum buffer, you do not need a :.:Eervice Provider letter as required by Resolution and Order 00-7, Sect:xn 3.02.1. Prior to construction, a Stormwater Connection Permit from Clean Wat•:;r Services or its designee may be required pursuant to Ordinance 27, Section 4.3. 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 503-84,3-3613. Sincerely, 7 - - — post-it.Fax Nate 7671 ()al' 1/-t-Ot Heidi Berg �l A.. ;n , Frc ir L'�� .. a,• w Site Assessment Coordinator ccuoept co pt+on.• r 5e-3 8Y6- - 3*.icY Fax" o '2 - . er Fa) F:olvdopmen(S•cs\SP 00-7\Cuncemrnce Letters\1S135C')01s00-Beyond nun buffo-doe 155 N First Avenue.Suite 270•Hillsboro,Oregon 97724 Phone:(5a3)8468621 •Fax:(503)846-3525•www.cleanwaterfervices_org TOTPL F.E=12 Morgan Tracy- RE: Kalamoiika estates Page 1 From: Lee Walker<WalkerL @CleanWaterServices.org> To: 'Morgan Tracy' <Morgan @ci.tigard.or.us> Date: 11/2/01 2:04PM Subject: RE: Kalamoiika estates I do not see any fatal flaws, sanitary sewer and storm sewer to each lot, water quality and water quantity provided. City will approve the calculations and send me a set of final plans for CWS"Official Sign off' authorizing storm water connection permit issuance.. Original Message From: Morgan Tracy [mailto:Morgan @ci.tigard.or.us] Sent: Friday, November 02, 2001 10:11 AM To: WalkerL @CleanWaterServices.org Subject: RE: Kalamoiika estates Sure, sorry about that. The CWS File number is 1369, and it is for tax map 1S135 CD,Tax Lot 01400. The subdivision number,just in case, is SUB 2001-00006. >>> Lee Walker<WalkerL @CleanWaterServices.org> 11/02/01 10:04AM >>> Morgan Can you give me the Concurrance Letter#, I do not have a file for Kalamoiika? Thanks Lee Original Message From: Morgan Tracy [mailto:Morgan @ci.tigard.or.us] Sent: Friday, November 02, 2001 9:27 AM To: WalkerL @CleanWaterServices.org Subject: Kalamoiika estates Well, hats off to you guys, you really got through the site assesment process very quickly. I received Heidi Berg's concurrance letter yesterday. I wanted to check back with you to see if you had any additional comments (now that the application is truly complete). Thanks. -Morgan. Morgan Tracy- Re: Kalamoiika Page 1 From: Brian Rager To: Morgan Tracy Date: 11/5/01 6:08AM Subject: Re: Kalamoiika No sweat. Brian D. Rager Development Review Engineer City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 (503)639-4171, ext. 318 e-mail: brianr @ci.tigard.or.us >>> Morgan Tracy 11/02/01 08:46AM >>> Hey Brian, I received the service provider letter from CWS yesterday. there is an intermittent stream on the western (railroad) property, but the buffer requirements do not encroach onto the project. Therefore there is no impact to the site layout. So if your comments are ready, I welcome them. I still need to get comments from Lee Walker(CWS). I am expecting to issue the decision by the end of next week(if that works for you). -Morgan ..f,5trt v *. RECEIVED Alma,OR 97002 NOV 18 2002 "(Wax %)3,676-171N3 CITY VI- I IGARD PLANNING/ENGINEERING t.iL�x�tkir':7�Cerl November 18,2002 ..INS Concrete do Edc Construction PO Box 1563 Sherwood.OR 91140-1583 RE: Replenishment of Evergreen Trees for Kalamoiika Estates Sub-Division Dear Mr.Conklin, Please be advised that Grover's Landscape has installed 50, 3.5'caliper evergreen trees at the above mentioned sub-division. This totals a re 'shment of 175°towards the required 217'. (gi-nce—ry, _ ) ' p �— avid P.Grover Grover'Landscape Services,Inc. President cc:Steve Eck,Eck Construction O 'd 9611 8L9 £©S 3dtiOSQNli7Sa3AO;90 Wie t O: i i NOW ©-@T -AON RECEIVED PLANNING Set Aside Letter for Loan Proceeds 2 ; 2002 Loan Number: CITY GP TI( 08_002 Amount $5,250.00 Date November 21, 2002 Reason for Set Aside Tree mitigation Customer J & S Concrete, Inc. Beneficiary City of Tigard Expiration Date. July 2, 2003 Ladies and Gentlemen: Columbia Community Bank ("Bank") hereby issues its Set Aside Letter in favor of CITY OF TIGARD for the account of the above-named Customer("Customer Account") in the amount of$5,250.00. Any disbursement submitted by Beneficiary shall be accompanied by a statement, signed by an authorized officer of Beneficiary, certifying that the Customer has failed to fully perform some aspect of Customer's requirements and obligations set forth in the Construction Assurance Agreement/Set Aside between Customer and Beneficiary, that Customer is in default under the terms of the Construction Assurance Agreement, and that Beneficiary is requesting funds from Customer's Loan to pay the cost of performing Customer's requirements and obligations. We hereby agree with the drawer, endorsers and bona fide holders of disbursements drawn under and in compliance with the terms of this Set Asidc that such disbursements will be duly honored upon presentation and delivery to us of the specified statement, if drawn and presented for negotiation on or before the Expiration Date stated above, at which time this Set Aside expires. All disbursements drawn on this Set Aside must be marked: "Drawn Under Columbia Community Bank, loan number 2408-002, dated June 28, 2002 for the loan of Kalamoiika subdivision." Multiple, partial drawings are permitted. Each month, as Customer successfully completes construction obligations under the Construction Assurance Agreement/Set Aside, Beneficiary shall present to Bank a signed authorization to release funds from the Customer's loan, payable to the Customer ("Authorized Release"). Upon presentment of an Authorized Release, the Bank shall release to Customer from the Customer's loan, the authorized sum. Provided however, in no event shall the balance remaining on the Customers Loan be less than the sum required to complete construction of the subdivision improvements as stated on each Authorized Release submitted by Beneficiary. No sums shall be released by Bank to Customer without the Beneficiary's Authorized Release. Sincerely, James S. Arganbright, VP Columbia Community Bank P.O. Box 725 Hillsboro, Oregon 97123 By. AUTHORIZED RELEASE LETTER RE: Set Aside Letter for Loan Proceeds, under Loan Number 2808-002 Customer: J & S Concrete, Inc. Beneficiary. City of Tigard Dear Columbia Community Bank: Pursuant to the terms of the above mentioned Loan Proceed Set Aside Letter issued by you and naming the City of Tigard ("City/County") as beneficiary the City/County hereby authorizes you to release up to $ from Customer's loan, payable to Customer and to reduce the amount of the Set Aside Letter by the same amount. In releasing funds from Customer's Loan, do no allow Customer Loan Set Aside drop below $ . Should you have any questions, about this, please contact the Engineer for Kalamoiika subdivision . Thank you. KALAMOIIKA SUBDIVISION TREE MITIGATION By: Title: �3 SUB2001 00006 OII ESTATES SUBDIVISION . \ �'` _ ......._ __ _ _- - - --- -- - -- --- - - is -_ _- i x , \ II ..A.5.,J A C 0 BI C O U R T f ki 6 I 5 4 3 I 2 I4 $; ` ` �' I I I -12.0' STREET DEDICATION 12( _ . 4 s 1 II , \ ,\ \ OFF-STREET PARKING f ( T AREA FOR LOT 2 EXISTING-CURB f 14$`= I r, \ it' ., — — — — — — :,-ZI:1-,.,:::.s. .4.-e.:1114,-,,':.-0.:.it.,:•:-N Q �t - o S.W. PIHAS COURT 0 0' ! ..,,,,,,,,:f:,:=:,::-.=,.,, ,,,,,,,,,,,,,.� mr �d �� 0+ 0 4 I NOTE: . x ; 30.29 S 89'57'52" E 369.38 I . 'gig~ ^� , r EXISTING HOUSE IS TO REMAIN. HOWEVER, .<.° E R�43 , - - I { -- I THE EXISTING GARAGE IS TO REMOVED ` : p u � E p E R E D - Q ,.,ti _- e `fr. ! t -ice: ' \ _ t N _ I » >: o— '� 3. 5.67 131.44 8.1 I s �, A, • _ TRACT B i � 1 _ ti I I 47 C. j777tm1l h 1 208 ! _ �,♦O mfr r R=36;0 k I HOUSE : .w (a 3 442 S.F. LOT 2 29.7 1 sv,. 2> ���. ��� �\ 15.00' �t1i cv I I :„ik \ __I ‘.,%•-••'''... .. ------ - 25.7 �� � .� I i I ! "I j 9,” f,� — I w! — =r o• LOT 1 3,224 S.F. 30.4 i ' \ \ i. 15' ACCESS EASEMENT sue' \- 411a3s.F. O. '�cp OO ♦ TO SERVE LOT 1 I 1 I\O,, \ V. oo. EXISTING GARAGE I 1 ! , �. LOT T 5 TO �E REMOVED !' Z \ ,....1 so\ �k o ' LOT 1 i 00 I \ '\% LOT. 1 �► . �• 3,340 S.F. �� I I Cn I I : g Yr , 7 8,, \ •p o�• cP ♦ o' l 3,170 S.F. ;4. ♦ O, O \�Q lti I I`s` �p �' �� o j�, d- II I �I �_ _. \f goo �;�� 1' LOT 6 , f s\ o l N' \ . ,x0 S 3,346 S.F., �i ♦ �� Vii. LOT 12 �- i o \ - Q ■a>, 6prL mod' IN I ,, , _ , ,� 3 . I: � ` LOT '' I 15.0 STREET DEDICATION �' �-' O- 6 `so♦ 3 282 5.1=�. ♦ f Lit PICal ./ � � Q �p I�• LOT 11 ' � '�, II 6 I - ) Q ,r� 3,132 S.F. T I -.- --- -- _ : I , G .. \/\: \\< ' 3L: TS8F. I w I\ � p, o I I 1�' LOT 10 �'• �� , �- II o O:. : r 11g 3 I 4 311 1 SF N w -,cizi-il To - I:4 ,i-; - $' R/W 21.0' ; .j 21.0' •R/W 8, ,n °s- - LOT 9 �` _ P` . PRIVATE - 1 - PRIVATE \\\ Q :-', .. 1�0.3,154 S.F. O(�. 2 5 EASEMENT EASEMENT Dc A� �'°'� o I O� a Z 3.5 5.5 I , 12 T 12 5.5 3,5 �`�s �� `� Opp •99, I _ �� �Q. C) ,,,,:e.:j I I k 2 .4:1 29, 6 4;1 '9j . g I 4:1 4: \ <:,<N �' TRACT "A" :: , SIDEWALK BY BUILDER .-•..v.; ':�• i • * '� :'s .6•A SIDEWALK ``�� - w,•• ••• �• .:!:•':~.-:•:AP, .� ,' ♦ 6,532 S.F. 0o j•�� < ,''�,j CONSTRUCT STANDARD o I I �� -�- ___ CURB Sc GUTTER \ • I PRIVATE \ `_' — — ! UTILITIES �� Np. •, S.W. LONDON COURT - ' ‘1'"uiP : :- ''' - : - ' TYPICAL STREET SECTION S.W. KOSKI DR. _ _ I . \ SCALE: NTS �, _, it -fit 38 a .I - I , . 35 , , I:-..--. I I 1 LEGEND , \-°• : , \ / ' Q I PROJECT NO. I', --- PROPOSED LET LINE \. f ' & END CURB //54()-\ 1\..................__ - - E; K X01 EXISTING PROPERTY LINE 9,05 �� 4 37 _. 36 _ : .----.., —... �-�-�- -�- EXISTING CURB \ ASPHALT \ \ \ DATE I y /2%1 NORTH TAPER ‘' '� S Q R WN J, Sf RMQ """""' EXISTING CENTER LINE \\ Q - - 0 20 40 60 80 ` •: , .. DE IGI�IED. S QR O SCALE 1»= - PROPOSED CENTER _ IN ,/ c CALE 40 D . LINE E U r �. ,. CH E f 1 J \7`C. RMO • PROPOSED CURB LINE E N. SHEET EXISTING EDGE OF PAVEMENT M v T , f ... .T . . . . ,. _ 3- -. ... , _ „ .. _ , _. , .:._\: , . _. .,, . . . ,.. , . . ,,, _..„. „,, .., _. , , , O A_ .. , ,:_:,-_..._=„, , ,_: . ,N, _ .. ___ :,. .....:. . . . . . , „ .., , , ._ , .„ . , , ______ _., . _ ..,. ,,,,: ,, ,,:___ _. , i___ . , _ : : . z t --,,, ,,..^ . .. . ,, . .. : , :,,..-,.....„ , ..- _, _ „-_,,,-,;:., . -_:, ,,_.. . _ . __ - - - - - - s _ .. _, ... ..,. „ . ■ . , Nowswassacasenemastanno -- - - - saracconsor ANK, _ : .....-0 x 1.14 c...,iiT ,, ,,, .... ..., ....,.:„...,...,..,..,... ,, ...... KALAA4 0 IIKA ESTATES . 0 TENTATIVE PLAN • 11735 S .W. 98th AVENUE .'-':-..Yeali-CIT'l-f:f:.--- -..,..*-:•'::::,-, v-,',..--------, c5 CITY OF TIGARD, OREGON .„..4.4...,...,....„.„:„.„.-...... .-...:..-............:...-.........-.., . -:::.,::14:::::::,-&:::::,6, ,,..,-..?„.::,,,fv.f.m. „.....„.... . _c.), 6 i 1,,=:%,;:i .i, ::----H-----, w ..-- •.7.,..-, .44" --,-,:f.i.t:.- o' ...1: :,. , .,.. ., ... . .. . - . - . . , - 8-1_0 .,-...:::::::,,...-.:-.111:... _ ' Nr4 Note " S/lid ?Ptak, APPLICANT itloatrleJ 4:7y \ \ _ ------ appitc.<4415 letitiot J & S CONCRETE INC . \ % --T— -T- J A--C-0-4.-—T—c 0-u-F----- 6 1 5 : 4 1 3 1 2 1 1 • \ (JEFF CONKLIN, STEVE KOSKI) , \ \ S.E. PIHAS COURT - 18285 N.E . RIBBON RIDGE \ TRACT\ 'Er \ .. ' NEWBERG, OREGEON 97132 CL-0 T 4.A 3 \ \ , . TELEPHONE (503 ) 538 -8615 , 41“1110 01•■•••■•■••••Ai \\/LOT LOT -2-1 z LOT 15 . \ \ %SI \ ,,' IJJ : ' FAX ( 503) 538- 1460 , , --- N • N • \\r LOT 6)\ > < \ LOT 1 4,\* ,f, \ , \ LO-T-11 _c \ \te, • , % N,_\</LOT 7). oo \ \ '?•e_ LOT 1 3)\-Y • c) \ --'t• - , PLANNER ,1(),&■%\ LOT s>. .. , \ \I • _... N. #43 LOT 1,2)\ t<'• % (1) _______T_________I --- - BEDSAUL/VINCENT CONSULTING \ \--vo , LOT 9 ' I , .., \ / LOT 1 1 3 1 g■ ,.. - ' BRUCE VINCENT \ \ 0 ,i. _j i------ ---1 — OD , \ -13 • (.., Pzi ' ca„,) \ <' LOT 10 , 2,00- 5.('T 5 825 N.E. 20th AVENUE , SUITE 300 \ , \'Po • I___A = __J E-4 z 0 _ • : \-5, I 1 ' 6 1 EI'l I ' ' PORTLAND , OREGON 97232 . .. , \ . TRACT "A" L. _ 1° 1%, ,.6 j ... o Of) W 44 ct , TELEPHONE (503 ) 230-2119 , \ \ s.w. -L-ONDO-N 'COURT , \ \ I V------I I 1 FAX ( 503 ) 230-2149 38 cp*Ii 1 35 1 % , vat‘ 1 I I W raI.1 t Li \ \ \ ) 1 U) C7.4 'Ai . (....) 0 , . \ . ' NI4.7/ 36 I ENGINEER . \ .. \ 004, 4 0 z \ . . 0 . \ „, 4,%N.. , 1.4 1.4 (..) 00 PINNACLE ENGINEERING \ N i, NORTH 0 E.4 -12m . . , i .•. \ \ , N ( ‘N IIIMMINIIMMIIIIIIIII IMMINIMININMA 11364S4 H JAMES STORMO 50 100 150 200 ee tr) 2009 N.E . EDGEWATER DRIVE . , l• SCALE 1"=1 00' <=ii co C\I 00 PORTLAND , OREGON 97211 SITE PLAN ' 1...., TELEPHONE (503 ) 283 - 8386 , FAX ( 503 ) 283 - 8675 V . V V , - , \ , . , - SHEET INDEX .., LEGAL DESCRIPTION V . . 1 . V TITLE SHEET PROJECT NO. SECTION 35CD 1S 1E TAX LOT 01400 2. EXISTING , CONDITIONS MAP ECK 001 ,.. , ,...._, _ DATE I -7/23/0 r • ADDRESS: ' 11735 S.W. 98th AVENUE 3 . LOT LAYOUT / SITE DIMENSION PLAN -\ .__,.._ - TIGARD, OREGEON ' 4. STORM DRAINAGE & GRADING PLAN 'RECEIVED PLA .,al „1 i adAWN t J. STORMO DESIGNED 1 J. STORM() - . , 5. PRELIMINARY SANITARY & WATER PLAN AUG 16 200 CHECKED i J. STORM() , EE T• 6 . TREE REMOVAL PLAN , . -,.. CITY (*.:) TAG/ - Pr , - 1 0 1 6 . . 37 I v4 in BENCHMARK: _ __ --_ __ -_ ._�. .._ _ _ 1 7,:".::;,-;:.:1-.1.'7' C\1 tO JACOB I I _ 4 el CITY OF TIGARD BENCHMARK NO. 226 (DATE. 4/28/95) C U R T _ I o �' R F THE I t I t -BRASS DISC IN THE CURB AT THE N.E. CORNS 0 8 6 1 5 4 3 2 1 A S.W. LONDON COURT I I I I INTERSECTION OF S.W. 98TH AVENUE AND S 0 � 1 1 FEET \ lig 6 ti: --- — ei vr. .._ t 9k h COT ELEVATION 73 8 c0 Q 0 9- �d .... ..,:...i.l.z,i........1........,...:...,,:.,:.::........ ...., . ...i._..,,.. f I _ Go c� \ a� I I COURT it S.W..W. PI HA5 CO RT _ OF LOT R � LO � A PORTION -f - I 0 C� x T-1, i r ht 4r: 6 W - s W :�.; m s s W . f ,� �\ — � � - � - � .�.�. � - GREENBURG i�EICHTS AGDITION -- \ \ S 89%7! E 369..3 "..r +ter' !^ w� I - s SW I• E VV 1 4 LOCATED H O ..� LO TE T :. A :I \l'%\\\ 1 t \ \ o�: I +� ao \ R. 1 WM SECTION 35, 1 . ` '� emu-. 1 \ \ ! s ! 2 4.\• I c.�T-TT?- rrrrr�- \ ��> \c j 184 _ �i `1 �' I �\‘‘\1, w, CITY OF TIGARD, `` W F STORM DRAINAGE NOTES �i ` c> =- \ �, 11735 S.W. 98TH AV w�' �' ^~ ' \ ��� \� WN COUNTY, OREGON wti , ��%\. \ �: .�� �,� ; I WASHINGTON CO NT , ORE w� 1,1 I STORM MANHOLE 1146 - 1\ \\ © `` - \ -' \ I' t I:- z° RIM L. — 178.51' \� '�■ _ �- '' N. % I FIELD SURVEYED: MARCH 5, 2001 to \ ,..IE OUT SE 174.86 (12 PVC) \ \\\ - _, \ \ ' s 1 o• IE IN NORTH -- 174.96' (12" PVC) ���� � � \� . ' "` `� \ GARAGE' \ �,� I i I 1-21 STORM MANHOLE 1178 \\ \ RIM EL. . 191.47 \ \ ,‘ .-- -,... ,\CP 0 ° r- , : I Lij lE OUT SOUTH - 188.27 (1+2 PVC) , # \�\\\\1 / \ ,- ..\ \ - ' i I 11 1 I IE IN NORTH 188.37 (12 PVC) \\\;���\ �-- _ �\ � / 1 1 `� - __ r .;� 11-\ W . 1-31 STORM MANHOLE 1364 • \ .`�1 \ / \ -� .� \. _ _ ._ 1 `�: . \ it \\� I \ -- __.r -- 1 1 Q RIM EL. - 183.06 \ � r 1 `_ _ ` -, 1 SUMP EL. - 180.56' \ �\\\ / `- -- -- -- �_ _ I - ' ! . t 1 4 CATCH BASIN 1130 \,\4\ ♦` i ~ �` - f �I 1 I I �, R 4 . IM EL. - 172.02' ..00, \�` \\' - _ C7h `�,�\ SITE ROUND -w__ - �~ IE OUT WEST - 168.92' 12" CONC.) `\\ -- w ti _I 5 CATCH BASIN 1137 ,,.� \ \� ` -. 0 -�.- rr I • I \ :\�\ \ -. __ go. �- 1 NORTH RIM EL. — 172.58 ���\ V — --- 11 \ (12" \ \\\\ , - --- __ -. -- 1 I . _ P.4 • 1E OUT WEST — 170.08 {12 CONC.} �� \��\`�, \�. `` . , ,I I �.�.,.... ............. CO .<4 161 CATCH BASIN 1144 ,�i \�\ .�..__ \ f 0 20 40 60 80 _ \�\\: < \ 0. EXISTING EDGE OF BRUSH --- -- -- i', I ,. :, , raltal RIM EL. 177.71 \\`\,,�, `6p 0_6'g _ _ __ _ - __ °' y- 0 # I �•• SCALE 1"=40' • , 1E OUT SOUTH — 174.16' (12" CONC.) \\ - IE IN NORTH - 174.26' (12" CONC.) \ I Elmi (.....) ( ) ' ' \\ \\,\ CATCH BASIN 1366 \ \�,\\ 1 -- 1. T +! 171 - ' ' `\ \`\\ S ` - I 1 -- - - - - ` RIM EL. 182.33 \\ \ d I Q - _- _ -_ IE OUT WEST - 180.68' (12" CONC.) \ G ,� \ \\�\\ 0y 8 IE OUT SW - 171.53' (12" PVC) \\\\\\\ o \ - -.- — 177 ---- -- -- ` - -( II .1 ,.' t i Z <`` / \ k\\\\ \ 4' I t o IE OUT SOUTH - 167.97' (12" PVC) \ -p- \ \\\\\\ N . I ,, E.4 0 \ \`� \ A 3 4 r \\\ \\ _ ohs t N �� SANITARY SEWER NOTES: \ \\\ �C'�''' - f _ _ _ _ . II 1 0• ..Iv 00 •. .__ CI SANITARY MANHOLE 1129 \� \ A. sr•� �'''.' �' I ! w • RIM EL. - 170.72 TOPOGRAPHIC FEATURES .NOTES: /� %\ Jam, ` Ca 5922' 8" CONC ) / 175 I) . *.. - -'' -�- 1 ` _ 2 5 1 �'' ) • 2 SANITARY MANHOLE 1136 ' \ \ I Q .< ! Q C.,b _ 2 EXISTING BROKEN FENCE (4.0 WIRE) ti\\\ \ç ),/ Q�_. _ _ \.\ 1 t CO • IE OUT SOUTH 161.93 (8" CONC.) .� \\\\ IE IN NORTH - 162.03' (8" CONC.) 03 GAS VALVE P.,..„ \\ \ ! t .4e'4 1E46°4 : 1E IN EAST - 164.05' 8" CONC.) \ / \\\\\\ -- I ,' . 6( ) \ •, `\,\ _ \ I 1 STANDPIPE (GAS) 'AP ,, \ \\1\ - \' aV . CD SANITARY MANHOLE 1148 .9 \ \ ,,R 41114 ' riexu:4 IM EL. - 181.96' MAILBOX \ `\\\IE OUT SOUTH -- 168.26' (g" CONC.) 5 �i \�5k'-- , p 1E IN NORTH -- 161.93 (8 CONC.) \\\\\ y - _ 173 -� �16,-.--- t O POWER RISER SANITARYMNHO 1 \ ® �\ � �` ' 1 :.D MANHOLE 1 88 � �, \\�\ � \ I �}��I.�.�. RIM EL. - 193.22' 07 NO PARKING SIGN \ \��� !► • 1E OUT SOUTH - 180.25' (8" CONC.) \\\\ E .--- - - _ _ IE IN NORTH - 180.37' (8" CONC.) LEGEND �'\ �'�� 1E IN WEST - 180.37' (8" CONC.) O STOP SIGN \� \. -,♦ u MPH SIGN ,=�\ \ 38 35 9 25MHS \\ 1 O SS EXISTING SANITARY SEWER LINE �► \\ _ 1 j Q ! I ---- W - EXISTING WATER LINE \\�\\ \" __ "'; I \ I \� UTILITY INFORMATION: 10 TELEPHONE RISER � �\\ X11 �- SD EXISTING STORM LINE ,� \�` \ �, PROJECT NO. THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM LOCATE EXISTING SANITARY MANHOLE \\ \\\�\ / • �+ NI, `� IN '� . / ---------.. PAINT MARKINGS TIED IN THE FIELD SURVEY AND AS BUILT DRAWINGS. ,� \ iir , �� \y ECK 0 THIS SURVEY MAKES NO GUARANTEES THAT THE UNDERGROUND UTILITIES \ EXISTING STORM MANHOLE \ \ , \ / P SHOWN COMPRISE ALL OF SUCH UTIUTIES IN THE AREA. THE UNDERGROUND \\� / N.V. C)0-\• UTIUTIES MAY NOT BE IN THE EXACT LOCATION AS NOTED ON THIS SURVEY, (J EXISTING WATER VALVE \\ ' \N\ ■ 1 4 37 36 DATE 1 7/23/01 j , BUT ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATION •f\ \\\\\ \_ �— '�, o \ DRAWN J. STORMO AVAILABLE. - EXISTING FIRE HYDRANT \ 1 ALL EXISTING UTIUTIES NEED TO BE FIELD VERIFIED PRIOR TO • CONSTRUCTION. r� \ •' 9\,,:\\ ;\'\° > •\\s CO DESIGNED J. STORMO N EXISTING TREE \ \ \ \ 9 �� `�._ �� �� 1 THE OREGON UTILITIES NOTIFICATION CENTER WAS CONTACTED ON 2-28-01 \\ \ N / CHECKED J. STORMO UNDER TICKET NO. 32977 AND THE FOLLOWING UTIUTIES WERE SO NOTIFIED: _ _ _ 170__ -- - EXISTING CONTOUR LINE �\ \\ \ �C / I NW NATURAL GAS METROMEDIA FIBRE `� �\ \ \�. �� " SHEET PORTLAND GENERAL ELECTRIC TCI CABLE - EXISTING EDGE OF PAVEMENT \ �J, V R AT&T MCI ZON CITY OF TIGARD UTIUTIES - , -_ EXISTING CONCRETE CURB \ ,� t of ELECTRIC UGHTWAVE PORTLAND WESTERN RAILROAD /f �� , \mi. N. • lik‘S .. . --`• - . „ . .y . •! } T 04 ii) �� wry w� .. - 8.1°. - . t J A C I . 0B 00UFT t \ , .4000,, \ • .1 I' 1 I :te 6 I 5 4 3 2 1.. t :_ 0 e� 12.0 STREET DEDICATION: - - ,3: .:• CUR .....:...... [EXISTiNG . [\ 1 S: e t� /_'/ ••'••.::•:�:�:�+'`gip-~•^ / _ :•.•••.1° 11'11. ' l • 1111'. . �u - s • _ - - ..1111 111 1-1111-. ".... - - • .. - - - - - 11 T - S R A C �111i # . 0+00 .- _ 40.4 � .�.:�.:• x :cr..• I S 2 E 3fi I .29 89 5 5 9 3$ 30 _ . - 1111 .'. .. .. _ -_._ . - - _ _. .,. .:.. - r• _ .� � -- - ... „„„.00. r ..[ . _ EXISTING HOUSE IS TO REMAIN. HOWEVER, • • 11:1,1• �.:. •• . ..; ..•d:^.. •: ,«:4111;..•..... •. - .., .;..' ..•:j-.:w'•°�. •4.4•' �_____.__—�__._______._ _1_111_____.—___—._____.__ R, , • ,, r - - _ t THE.- EXISTING GARAGE IS TO BE REMOVED ���;�- :a.� � �,, �, •r. k-: 3 0 II , v. 0 3.91 3 t'. cz i 40.52 3 1 s T -T R C R . m t t i 1 20 S.F, o �t' r . 1r r1"llJr�i Q ._O �4 LOT 4 c/}/�� ,r, M y R=36 0 HUE tI j t a - T L .6 .F.5 S - 0- t9J le-fry 1 � 00. ,\ 4 ♦ ., •, � ,,,«,„, .• tit 4- - ' - - -, J •F. ( : _ �' �' cis ,<, - •�,� - A 1555 :4)1.''Clit' 1 - I (o�''• 25.70 •� X)1 cP L t :A • RAG'' � 2 LOT 5 — — _ j� ,g s .ice - - - - e - - t, a .`�- \'^:'*�'°'�"'� ' - ,#' - ” s 4,'= 114#1/ej } ♦ LOT 15o,o' =` - • ■ •,� \,,3,290 S.F. - ;� ►�� = . - - ,S _LEI • "'AR.. 't'� -3 ,�'' --1 4,183 S.F. U Q �, :3`��p - I t cp \ „ ,cA { - 3;744 :S.F. ,: 1 I r z { 0 t ..--. i\b: - 7. \ ..., - -`, ‘,...• , ...-••• •••P 1 , ' A' ♦♦ 6r,/ \ o i LOT -- :._, \ •k : S;3 t'LOT 14 , - • _.‘ \\S/r :, LOT r •11%101. 3,170 S.F. •O O♦ I I ♦s Q . \• d � O 4,32?;`S.F. }E ,t —- �o �?. 'f- LOT 7 to t �� of 6 s0 Q '`� , f tN I I LOT 13 .�, x0 \ 3,346 S,F., !. g o, t I 1 i` 3,152 S.F. k �, �% t T♦c) , t� - LO o ; 15.0 STREET DEDICATION 6 v_ ` 44 �. x j ,282 S ,: � t � t L I 1 0 � ./; �,, o �, ,,.� K,\ 1 3 2 S.F. � ��, -� \\ \\)- I ' I \ COQ b�i� cSO 0 - 499 S.F. i w' I I'"i,,..,„,. . I I Cif) Z , LOT 11 °�, ,�- ti 3 1 �, \ 3111sF. _� 3 I 4 1 - U-.9 Pial _ Liadi Ai -... i 1 , .41 . .0, , it,„ ,„ ♦Qom, ro �. 42�,:,�' i ------� RW ► R/W /A\ `'' ss• L- T 10 1 w 6' / 20.0 20.4 6' , �} A`g` PRIVATE -. ... �. --�4 _ PRIVATE �Op� 3 Ei-4-' - c,,....)t Li.i ,154: S.F. �.. 0 2 0 1.,..4 . - _, ,I.,,, . ' UTILITY UTILITY \ �::... 5 EASEMENT ► ► EASEMENT 0' 3, •'Lt`t 1 ; .� I , r O 5,5 14 14 5.5, �s r 09 1 Q 1 o% Q1 4.14. \\ 'A ,ice 26 .j c:. + t 4. 1 6" 4:1 -Q/ :. t - _____2.00% v2.40Z, ____� 'p ,�� » :: rU . 6 I ;', - .TRACT A • ,,. ♦nf �� �� \� �� i It • 1� I� Ii • '' ... , S , : PO IDEWALK BY BUILDER ;-.... ;._.......:.:....4./1.1.•:..•:.+x:., SIDEWALK O " 1� F 0 1101.,....---.-.44.4,-.../• , �� .~• •'��'�I•��`' - - : ,/ - - _ • . .'' - 'a y , - - - -'...r - «.+ - 1111+:�...e - 00 /4. I- !'••N CONSTRUCT STANDARD I •=r ' CURB & GUTTER • I 1 PRIVATE T,. __ I 7 r . UTILITIES �� .W. LONDON' COURT TYPICAL. STREET SECTION S.W. KOSKI DR . - n SCALE; NTS �' s. II L---------\\_....01., 8 0 11 1 35 t z o sal.LEGEND \ %. j t \- _ • • ' �� � PROJECT N0,\ j !"-^;— •—— PROPOSED LOT LINE % END 4 CURB \ /, p� \_� Q� ECK 0a �.EXISTING PROPERTY LINE 37 36 ASPHALT �, 1 _ ` — EXISTING CURB \ DATE /.23 O TAPER . NORTH f \ \ DRAWN 1 J. STORMO=. • 441=1o"_'_""- =114_°"1 EXISTING CENTER LINE �� �` , 0 20 40 60 80 ` �i DESIGNED I J. S70RM0 . SCALE 1"=40' -- PROPOSED CENTER LINE 0�� CHEERED J. STORMO - PROPOSED CURB LINE -9( SHEET • - EXISTING EDGE OF PAVEMENT ` // - - - -'f - - - - - - - - - . - -- - _ - `• u_ . , , . _ .. , _ ___ ,,_ r,4 ,A I ... , _. . - - ' - . ' %- ' ' - - ' " - - �. EXIST N -% ,\\ ' ....,..._.... ._ ff,. .- v _ ,..,.. 7 '' '' I ' I STORM MANHOLE 1146 I fi■ _ JACOB C0URY i _ q RIM EL, 178.51 ��: r (12" t; • ao.ridor. 1E OUT SE -- 174,86 12 PVC . i IE IN NORTH 174.96 12 PVC) 1 i (12" } 6 5 4 2 - r _ 4,0' ' '.„.• • :: r - ' --2 STORM MANHOLE 1178 �' O "� ' - RIM EL, -- 191,47 : ' . 6 t 11 = w IE OUT SOUTH 188.27 (12" PVC) \ B 1E IN NORTH 188.37' r �,. ,�' --'-- '��. � t �,:-',4- -:,.. ,w ' - r.-_ � - ,. .. - � II - -- - - l�`'•. fir:^.k.. .•. i e ST RM MANHOLE 1364 , � - � �•°�-�-�•��--•�- - 8 I S.W. .PC IAS CO . � _ .[3J , 1 3.06. `• --. - - --� _ -j RIM EL 8 _ �, f r l { .. 1 80.56 SUMP' EL. , i `� \ NORTH'11 0 \ �~ 111 CATCH BASIN 3 �. ,� -�„ - Q , �, �' - :.: _ - 172.0 _ � / _ � .. � ..:...:-= RIM EL. 2 (12" � _ 186 .: , _ --- _ . : 1 .92 12 CONC. \ \ \ � 4,-�,. - � - - �.�••;T; BS137 \ SCALE 1 40 �••�. 172.58 \ \\�\ ■ _.4 \ .�T� c� IE OUT WEST - 170.08' (12" CONC,) % \\\\ \\\\� \ \k\,\\ ♦ j t '�. -� _ I•OUT UTH 174.16 (12 CONC.) (u' - \ I I 1' O IE IN NORTH - 174.26' (12 CONC.) . \\\\\ \ \ .l �\�\�\ LOT 1 \ 4. . g ,� FYI CATCH BASIN 1366 \ 1 _ \ _ i--.,. = I �•� �\\ \ .,� - �.. - .- \ � , � � __ `,�.. 185 t .1 ':.- I : . 17;1;1. 1:0.1''-'4:'-'-';', ' - RIM EL. - 182.33 \\\\ l �, �: �� 1 IE OUT WEST 180.68' (12" CONC. %\\ \\ \\ ' r --,( ) \\ _♦ _ i. \ f 1:•181 IE OUT SW - 171.53' (12" PVC) �,\ \ . . . Z ,. _ V 141--..' IE OUT SOUTH - 167.97 (12 PVC) \\' \ - �. :z: Ti!: ,, LEGEN1) , \\ , %.„,, \\.,‘„,,,,,, \ , ,., . , \_\\\ \ f ........ ........ ............„ II . i , , . - 7 0 - ` EXISTING CONTOUR LINE .� \ \�\\\\ l `♦ �8 '�r�-/..- �$� a A I 700 PROPOSED CONTOUR LINE \,�, \\ , \\ :� i-. 1 ClI - Z" " ': SD EXISTING STORM LINE \ \\ \\ ♦ , _ i ' SD PROPOSED STORM LINE \ \\\\�\\\ - ,-- \\,..;---. ' :1 I t. ' \\\\\\�- 9 ♦ t is s (1) - EXISTING STORM MANHOLE '�;` \\\�\\ z - -, : <4 r-i, PROPOSED STORM MANHOLE --... \ \\\\• '[ 6 i \\ .. . '' '''''I PROPOSED INLET STRUCTURE \\ y 1 _. : ! ! ti Cn X. ' ' fr..,--;'* I-, -.. i• .-; -..--, ,s ,:. 1 . _ ,‘ , i :, I ...:; -;44, .. p4. Ei....4:;:,;:,.. () • : PROPOSED CATCH BASIN % 2<"\ ;SOT= t,. .- . 17� _ tom , \ • . -- iii=„. OVERW SURFACE ELEVATION •ELEV %.1 \\ \\ ,.�!T �.a. s j. , - ?R4POSED \,�\ \\� a H BASIN �'' . . c3' C T S-3 ;�`,:,.: . OARD G ELEVATION ELEV 173.0 \ •\\\\�- TREATMENT SURFACE EL � - _ - t4 O Q I i _ _ A FI ,., -:.cio/s , 4" ADS SCREW I i i . d , 35.8 LF ' • 6 /%� ,� ,. • \\\\4\ c�j s I GLEANQU T _ 1 N .7• 4 ADS 1/);o ' \ o - . \\\ a - 1 .60 • • 1 ; f ► POND N BOTTOM ELEV = 169.0 \ .�' - .-�. .113 ::,s\-,%\.-..„.. ,,_ , ,. . = .ip ic :. - . . IN:.ii. 0 D 80 OM \\ i....,.Qoa ° ° • Apo°° �. 1 1' ST RA .�. \\ v% , _ _'p o 0 0 0 00 1 SEDIMEN 0 GE \, \ .� - `' - f pp O�O °p� - � \\ ` \��\ ,:.,. f '6`.,°c ,. , "a"' - I j C� . p, I O s o �. ELEV 168,0 -. \ ,i r =�_ . \ -� -�- 1 ", ' k �` \ � ',Al'.d \ .i S.W. ► •. 1 2 CU.YD: 1 f ,, 4 1 '; STORM± LINE OUT •N a �... .;. _ w 3/4" DRAIN ROCK ' `, - fE 68.so 6 (s) 1 . 1- I , , ; 5 .:2_,.. . . . _ - - Cfel.; : -f."'• ; ' _ r: 1 i -. - - ()...,........I....■. A _ -, '';',.. / .,,, O: .- -- 1 : -. • : .... ...:i• „ .,.. . 4 - - ., - , - -r,.. . et - ...,i, - 4- Nr . ORIFICE DIA. 0,0397_FT ,4d "j- \ `� 1 k .mss s € , t HE . 4 INCHES) ,� jjj, I �! L ) NTUR-. �. ': AREA C0 ALUM � � - � C O R SDI H - . , ^ 18 . - D V "iy 8.60 Y. r IE 16 A s: \.. . ELEVATION SQUARE. FEET) I FEET) -- \ , . � ( . ) CU�3 C EET > � RIItiI. �71,4t� P#�C1����: NCB a . U :ate IE1 8•. , 3 Q :CONSTRUCT'CNsRG 4 0 U � 1 , D I i d - T C U� E, N S• = I U R i LET. R - , __ . , 1 = 1 - 65 6 10fi. \:. ELEV 0 a L 1 5 16 .00" 6 .6 8 � Q ELEV , 4 L .\- SEE DETAIL 0N. '\ ,- • -• 1-;495.0{ - `'t _ .. , Q THIS SHEET ......s -169.00 88 :OQ `� 36. . T �'•z - , � 2 2 349.0 , 0 �• , f 170.00 2 814.00 �- C�R�1. f��• J. �'t� M� fr 1,601.5Q. ` _ 171.00 3 899.00 < Q { SIND ..STaRhf1 - 2Q.0 l r. [E 17 0 5 14�.00. . CH CK JTC?� l1 NOTE; -..:•f �.o N 6 42 17 �fl 5 , - f ,r u SHEET HAVE A 4 - _ CT SH LL AV _ `� - TRA A A E _ N�rt�uG� NHa E FENCE INSTALLED . Q L CYCLONE ENCE A G - •i I IUU T� xAIN I� C R 0 N�� .M M - _ RA © A N co'CONT T T ' SIR S STORM VR TNG 7 :� - Q E I Q , 15 0 E,}(1 TOTAL VOLUM 8 THE PERIMETER OF L E � 0 AROUND M E N ;N D , -SLOPE 0 ' . d PO T D hOP 4 R A '-' --' ' ' 0 ' ' .-: T U�G U T fN _ E T ro +^i ' F �.}� 3 . P" Y3- 4(• -fie - - - -• R=' -. t. t . . T } , \ ' . , .,,,,, ,,, ., _. ., 1., 0:-' ,- ' . : ' . ' :,, ' .....: ' :::::,i?:::: :,..:1-;17:I.:: ', 1,ft'i \„ •■••■.o. - JACOB COURT .:�: _ ■ sl.%°'..00...,\ \ I, ,sgt4 8 6 I 5 I 4 I 3 I 2 I 1 : •R: .---------Fj. ---- -,_ , \ .‘, \ _ -: ..:,•:--:•'":::'*ti-.''''.:;,..:::'i.i'";::;::::&,....7.;: '.....,;:::::-.1,-,....i.,...;':.-71- -!<).:. ict'':-- -- 4 , -- I 1 S.W• PEAS CC RT �x 4 0.1011.1111.111 1.1.11111111111111111111111111.NMI ' '-'" '' , \ - \\ \\\\---.--- --- I \ / . ..,.._ -.~...- ....----.: .-.'-'s...,---'. ....-- : .:. ,• 7--- -....,- \ \ \ \ \ \ NORTH©RTH *•••it:1:;::::::::ZS,:%::::::.::::*11: ':*:'.....:.:'.' ''':.:: '..1-"" § \\ i OT 4 _ :i:'It\ — ,_,_ _. \\ �\\'� s ♦ ,173 AV 1~ :�� \ 0 20 4o so 8o yt:....:..: \ \ \ . -r SS MH #3 \ 5LGT9 :n_ : `� \� ♦ �. ;; r'. . - SCALE 1"=.40' ` �... w c�7• \ \\\� � - a" RIM: 1$1.24 �\ r � � , 1 - �` �:`::°"'. =,.•. •6 „ i \ \\\\\ (\ wi£�t7Z.28 - �� ,, - r \ 1 I zo 1 - 3 ` , ‘,/ \ \X‘,\*\\ \ 4 \\ f% :„_,,, ....._ •.41110,„.40 . \ , -„, ,..:- 4, O /' \A ,,. , t . . , \_ _/-'/- __:-: ' \\\ !&\ k \LOTS' 6 ..,c___.......„..,..--.„ ...........„..........._....... �.. •-_ -. � a ■III s111� '1,' „ \ S<\ ,...00,_v .,_. _ . _. k 1-; , ..,, • . sir‘\ - . 44 ..--- ' . „,,e• „ \ - . V,,, . • ---. • ;_:,-_ ,,,- _ --.. o, LOT , . , .. 1, . „,_, sr . . . _ : , . .4,, ,\\\\\\\\'` ‘Z 1 : ' \\� LOT 12 ` —-. - _ . ...': ' ..- '' ' ,''.'-'-" ' ' .',.'1 rissIC4''''' ''''.-'::11'''''10: ., '11.'-'.'-:'-' '''.t":.';':' '' ___ ,, : , E. : . . LI .�'� \ .\\\� o LOT ~ <C • ; �/ \\\ / • IT. • - \ \ \\\ • I � .,\ ,<\, • \ "i" ,'"Nk` .\\. . . , \ Iv \ \\ \ \ • ..., ... , . = ._• ,,Rimt-=:176.70 , . , ,-.; ,. ‘\ ‘k \‘\ /. ‘ \<//.. . . \ \\\\ + ' :10.- .,,I E-';10.33-7- \ \ \\ =� stn _;:;_.- -''''','":::,::::-.''..• . ..I re. . ,- \ DI. . • \ / \\\\\\ '. 41 ' 0 ' . • qq . . \ \\k'k P.....1 .'' \\\�\\ S$ MH2 _ _ I I/ \\�\. \ RIM, '17$,1t�. .� -tea 3''''' <,/ _ ›,„„4 : , . \\\� \ � IE 1.67.0 '' ::JT- -H 1, \ a � \ _ . 7 , \ .\ _,, , _ ,�\ \\ - a . -.� - - - - I F \ \ \\\ -,, i .__, S.W. LONDO COURT. \ � \\f _- , f -� . 1 LEGEND ` . llTARY SEWER NOTES \� "" \ „ p.. r tr SS PROPOSED SANITARY SEWER 0 SANITARY MANHOLE 1129 � I 35 - - .\��� 38 I I 5 - RIM EL. 170.72 f \ `� _ 1 .I , N -- 1 1 SS EXISTING SANITARY LINE IE OUT SE 159.2Z' 12» CONO. / \ \\ -''JAI"` / 4 1E IN NORTH - 159.37 12 CONC.) \ \\ '-' / I . PROPERTY LINE \ \�`�-- 1 .-� 2 SANITARY MANHOLE 1136 ■ �. ,- W EXISTING, WATER LINE - RIM EL.._ 173.28'2 �• \�; `�• cn': » \ ,1 : �, .; PROJECT NO: IE OUT SOUTH — 161.93 12 CONC. \ ,\, •\ (4'' .. � /\ CON C. _ \ _ 162.03' �• . 1 ! — 12 - N N RTH 0 \ IE �° - iN. PROPOSED'.PUBLIC WATER LINE .a E IE IN T 164.05 12 CONC. EAR } . e. a -\ -cam: - ..r. T \: BY I Y T R B G W PROPOSED WA E - _ 3 T SAN HO I LE 1148 ARY MAN \` �2 \Y f 1,9 \\- RIM- EL. 8 6 - ` % .\- � �- - 37 36 : .=.. AT '7/23/01 1 U 0 168. 6 ONC. I \" A. ' ' E` EOTSUTH 2 12. 0 ) \ / C.) - ' '' EXISTING SANITARY MANHOLE C _ \. IE IN NORTH 161.93 12 CONC.) \ \� '� �" / \ .. \ f1'OR1 Q I '`: ' , 4' :SAN TARP- MANHOLE 1`188 - `� . MANHOLE _ r PROPOSED SANITARY A HOL _ W . P OP S D A►I E � �,. _ RIM EL. 19 ,22 \.\ S` -. `�` C S' © D INS �f�RM�. . . S J• IE OUT SOUTH 1$ .25. 3 2 GONG. . , - _ FF 1 CONC.) '�f DQ;�- LW 0 1 c - R P B 0 i IN NORTH 80. 7� �. PROPOSED: N 3 2 . - - 0 0 D• _ NO *, S E• R I » ~\y _ :".' H K C� d 1 7 � -Co c. , , -- , : IE IN WEST 80.3 2 N E *� ,A f \ , f P RO P OS ED FIRE HYDRANT A NT 3 - T P R Q P O S ED METER , - a e., ak T r{ - T ' , _ . _ , • - . ... ... ,,-mo . , _. n ,i _, >s n nth_w , . AS`s n 3 s h Y.. L•' �y s'l , - y x w - '5 y '4 . - \ „ , . \ a$ as - • Q°ao 2 J A C O B .i.::::::::::1\-j:lit.;• :':::-1.,•••••.::::'.....:: • g 01 C O U R T I I I I 1 I :r: ; i- 6 I 5 4 3 2 c� a \ \\ \\\\ I I I I igaii......./.. L.) ....„...,....:..::::::::::..,:::,:::„..„..: _. ...... \ \ , �- I to_._................_„...} ....* \\ S.W. PIHAS COURT A 1 _ _y - 1 - NORTH -. : 6 s i •, \ . - . ,� 10 10 14 6 .....;0 . .4(_. .../tIt z ----iir 111VAIIF 0 0 20 40 60 80 A.....:'1....1:::::::::::-.:-.. -.-.. .. ... . ...-. � i I , \ N.*, 12 1 SCALE 1"=40' a' ,, 8 (LOT �.r,T��,Trrrrrr�/ �. 1� 11 W c�6 400, 4 ♦ �8 T--; 2 1 I °"x 12 6 • \----� � LOT � 3 - \\ TRACT \B 5 . t 0 . 1 , "../Ve\\ .,,.../ '. .• \ i ♦ �4 1 W i .1 �� 6 i \ r , 14" I n is) op,% 8 \ LOT 5 4 1 .. \ 12 6 6 o 111 i ♦ I QI • L0 1 + , i1 LOT 15 30 ,, ! II \ \ \ � _ . t . . ,_ •� LOT 6 �-.-----. --—— = . I � � I 1 .� 1 i \\ LOT 1 I 1 11 Nik 6 LOT 14 p, . \ ., , OT 7 4iP 12 L 3 , °\ • •_ : , , \ .• \` �0 I I (!� 1 I rin LOT 13 �' if? ♦ ' ' I ,01 �. - LOT s .� z _,., , ., ,-. - \ ,�• ♦ I4 15 II LOT 12 1 1 Ci).. ` 10 I - LOT 9 4-1 )14 ' C"Tari . ♦ I I h .. , - 4414. '.- EI.C;4"4.' : - -'' '' , .. .. o (i I 3 1 4 tr- _, - , ., ' \ LOT 11 s- __.. i .. _. % . m --..,:.= ,-- _ • \ / 0 _.. i i I I —... i \y — 1 6 ! I _r ,"_I . Z 1 . - . \ON': 0 • � � , . \ OL T I _. -Th 4). 1 - . . 10 \ 6 ', . 0 6 . - i ' . \ It' * _i 2 5 ___...4 PC..1 �`o 1 "14111141 - PLI Q 8 0 . / .. ___ . , _10 ! r—J E*"14 _ 11 12 i 6 rte' i 1 1 ~ I 1 6 . 12 - ),.ii 1 !. ♦ TRACT + A» -44' 1 ` -- .. _.. LEGEND ,. 6 , I I 14 EXISTING TREE TO REMAIN 6 8 -, S.W. LONDON COURT 14 EXISTING TREE TO BE REMOVED 1 t �� i ! PROJECT N - r a .. .. 1 . I . 1 „ 1 , , 1Z 001 . , _ . - NOTE: THERE ARE A TOTAL OF 20 TREES WITHIN THE SITE THAT ARE EQUAL / 10 TO OR GREATER THAN 12" IN DIAMETER. \ \:`.-, I., \.. - , \ �, \ DATE-. 7/23/01,2 . 8 ::::- *"*. -7, - 446 '• - -_-' . -.., - -: ' •- I ' -p,41Ikc.: • . ...." 4 ,,- - ' • 's - ' THERE ARE A TOTAL OF 17 TREES TO BE REMOVED THAT ARE :_ 'DRAWN f J. STORMQ EQUAL TO OR - GREATER THAN 12 IN DIAMETER. THE TOTAL CALIPER . '` INCHES REMOVED (FOR TREES EQUAL TO OR GREATER THAN 12—INCHES) j C� 37 36 DESIGNED J. ' TORMO\, • i -IS 247 INCHES. :.; j : CHECKED J. TORMO THE TOTAL NUMBER OF TREES WITHIN THE SITE THAT ARE TO REMAIN AND • . / \,,_ a SHEET THAT ARE EQUAL TO OR GREATER THAN 12—INCHES IN DIAMETER IS 3, •-,_:,? -., t ,. . �r FOR A TOTAL OF 84 CALIPER INCHES. \\\ ._ „: . „ .. , , . : f 6 . .._ , . __.. - - ''.\ ---' ' '-' - ' ' $*e' ' \ ' '. - -'', :' - ' . 1 ' 0 t - r]r r „