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SUB2001-00004
SUB2001 -00004 DAFFODIL HILL SUBDIVISION 120 DAYS=11/14/2001 F., CITY OF TIGARD Community Deve(opment Shaping,4 Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER "URBAN SERVICE AREA" Case Number: SUBDIVISION (SUB) 2001-00004 Case Name: APPEAL OF DAFFODIL HILL SUBDIVISION Name of Owner: George Marshall Name of Applicant: Harris-McMonagle Associates, Inc. Attn: Bill McMonagle Address of Applicant: 12555 SW Hall Boulevard, Tigard, OR 97223 Address of Property: 13735 SW Bull Mountain Road Tax Map/Lot No.: WCTM 2S109BA, Tax Lot 01400. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS DENYING AN APPEAL AND UPHOLDING THE DIRECTOR'S DECISION TO APPROVE, SUBJECT TO MODIFIED CONDITIONS, A REQUEST FOR A SUBDIVISION. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON OCTOBER 29, 2001 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Item on Appeal: ➢ On September 14, 2001, the Director issued a decision to approve a request for an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. On September 28, 2001 an appeal was filed pertaining to Condition of Approval No. 9 that calls for an eight-foot-wide public bicycle/pedestrian pathway connection from SW Leah Terrace to SW Bull Mountain Road, to be located along a side lot line of one of the future lots. On October 29, 2001, the Hearings Officer conducted the public hearing to consider the appeal. The Hearings Officer held open the record for one week to allow the applicant to introduce a final argument. At the close of the record, the Hearings Officer concluded that the appeal should be denied, because the applicant failed to persuade the Hearings Officer that topographic conditions preclude the pathway that is the subject of the disputed condition of approval, that the pathway is unsafe, or that the condition of approval imposes a disproportionate burden on the applicant, provided the condition of approval #9 is amended consistent with the Hearings Officer's amendments. COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential District. ZONING DESIGNATION: R-7: Medium-Density Residential District. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.390 and 18.810. Action: ➢ ❑ Approval as Requested ❑ Approval with Conditions © Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator © The Applicants and Owners Final Decision: THIS IS THE FINAL DECISION OF THE CITY AND BECOMES EFFECTIVE ON NOVEMBER 14, 2001. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an appeal of a condition of approval of an ) FINAL ORDER administrative decision approving an application for an ) 18-lot subdivision to be known as Daffodil Hill at ) SUB 2001-00004 13735 SW Bull Mountain Road in the City of Tigard ) (Daffodil Hill-Appeal) A. SUMMARY 1. On September 14, 2001 the City issued a Type II decision conditionally approving a preliminary plan for an 18-lot subdivision of a 3.16-acre parcel at 13735 SW Bull Mountain Road; also known as TL 1400, WCTM 2S 109BA (the "site"). 2. On September 28, 2001 the applicant filed an appeal of condition of approval no. 9 of the administrative decision,which provides as follows: The applicant's construction plans shall show a public bicycle/pedestrian path connection between SW Leah Terrace and SW Bull Mountain Road. This connection shall be a minimum of 8 feet in width, located in an 8-foot wide public easement or a tract conveyed to the City,and can be located between any of the Lots 1 through 6. The pathway shall be constructed of either concrete or asphalt per the City's public improvement design standards. The applicant argued such a pathway is precluded by topographic conditions: a 6- to 12-foot high hillside parallel to and adjoining Bull Mountain Road.. Also it would be unsafe,because people on bicycles,skateboards or skates coming down the path(from north to south) would intersect Bull Mountain Road too quickly to stop or would intentionally enter the roadway at a location where drivers would not expect them,creating a hazard. Therefore it should not be required under City law or Oregon Administrative Rules implementing Statewide Planning Goal 12(Transportation). 3. A City Hearings Officer conducted a duly noticed public hearing to consider the appeal. City staff recommended the hearings officer deny the appeal. The applicant continued to dispute the appealed condition. No one else participated in this appeal. The hearings officer held open the record for one week to allow the applicant to introduce a final argument. The principal issues in this appeal include the following: a. Whether the slope adjoining Bull Mountain Road is a topographic condition that preclude the pathway required by the condition of approval.TDC 18.810.040.B.2; b. Whether such a pathway could or would be unsafe, and, if so, whether that is a basis for not imposing the condition of approval; and c. Whether the City sustained its burden of proof under Dolan v. City of Tigard, 114 S Ct 2309 (1994) and TDC 18.810.020.A that the condition of approval is roughly proportionate in nature and extent to the impact of the proposed development on the need for the pathway required by the condition of approval. 4. Based on the findings and conclusions contained herein and considering the testimony and evidence in the public record,the hearings officer denies the appeal and affirms the administrative decision with minor modifications for the reasons provided herein. B. HEARING AND RECORD 1. Hearings Officer Larry Epstein(the "hearings officer")received testimony at the public hearing about this application on October 29, 2001. All exhibits and records of testimony are filed with the Tigard Department of Community Development. At the beginning of the hearing,the hearings officer made the declaration required by ORS 197.763. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest, other than a site visit, about which he invited questions and replies. The following is a summary by the hearings officer of selected testimony and evidence offered at the hearing. 2. City planner Brad Kilby identified the site,the condition that is the subject of the appeal, and the basis for that condition in Tigard Development Code ("TDC")section 18.810.040.B.2. He testified that stairs could be used if the topography is too steep for a pathway per se. In response to the appeal he acknowledged that the cost of a path or stairway is not certain. But,he argued, the Dolan analysis shows the subdivision will have unmitigated transportation impacts of more than$10,000, substantiating that the condition does not impose a disproportionate exaction. He argued that the safety of Bull Mountain Road is no different than other,similarly classified street. It is common to have a pedestrian pathway through a subdivision to a major collector street from an interior local street. He acknowledged that there is always some risk that people will not be prudent when they use such a pathway,but there is nothing inherently unsafe about it. Reasonably prudent people, even children,can use the pathway safely. In the future a bicycle lane will be established adjoining the travel lanes of Bull Mountain Road,as provided in the City's transportation system plan and public improvement design standards. Therefore a pathway on the subject site will provide a direct connection to a bicycle path in the future. Although he acknowledged the issue of the pathway may not have been raised in the pre-application conference for the subdivision,such a conference is not intended or required to identify every applicable standard; the focus of a conference is more on process. 3. Professional engineer Bill McMonagle and applicant George Marshall testified in support of the appeal. a. Mr. McMonagle argued the grade of the site abutting Bull Mountain Road is too steep to accommodate a safe pathway. Some number of users of the pathway or stairs (i.e., particularly children on bicycles,skateboards,etc.) would be unable to stop before continuing into the street or would intentionally enter the street in mid-block where drivers are not reasonably likely to anticipate or see them before it is too late. He also argued that the pathway would be expensive to build and would interfere with use and privacy of the adjoining yards. He acknowledged that a stairway could climb the hillside using a switch-back design,reducing the potential for a steep pathway to propel users into the street. However such an approach would be even more expensive because of extensive grading and retaining structures that would be needed,and because it would consume much of the abutting lots. He argued$10,000 would not go very far toward building a pair of retaining walls. The applicant would need to fence the pathway to prevent people on adjoining lots from falling into the pathway or stairs. He also argued that walking down Bull Mountain Road is not safe,because of the absence of sidewalks. In closing he argued that the TDC does not anticipate every circumstance in which it must be applied. The code requirements need to be determined on a case-by-case basis. In this case, a pathway is not economically and legally sustainable or safe and should not be required. b. Mr. Marshall argued the disputed condition was a surprise,because it was not raised during pre-application review. He opined that the City will have to accept responsibility for the pathway/stairs once completed and liability for harm if use of the path leads to an accident. Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 2 4. In rebuttal,city development review engineer Brian Rager noted the City has required mid-block pedestrian pathway to SE Gaarde Street west of 121st Avenue where steep slopes required use of a switch-back stairway. He noted City public improvement standards allow a pedestrian pathway to have a 20% slope. If the grades are steeper, a stairway or switch-back pathway or stairs can be used. 5. The hearings officer held the record open until November 7 to allow the applicant to submit a final argument. The record in this case closed at 5:00 p.m., November 7,2001. C. DISCUSSION 1. Nature and scope of the appeal. TDC 18.390.040.G authorizes the hearings officer to hear appeals of Type II decisions,such as the city's decision conditionally approving the subdivision application. a. TDC 18.390.040.G.2.b says the scope of an appeal is limited to the specific issues raised during the written comment period unless the hearings officer provides otherwise. In this case, because the disputed condition was not raised in the pre- application conference or in other preliminary contacts,the hearings officer finds that the applicant can raise issues regarding condition no. 9 that were not raised during the written comment period. The applicant could not reasonably have known the city would impose the disputed condition based on preliminary contacts. Therefore it would be unfair to prevent the applicant from raising the issue now. However the fact that the city did not raise the issue in preliminary contacts in no way estops it from raising the issue in the decision. b. Also, pursuant to ORS 215.416(11)(a),appeals of administrative decisions must be reviewed as a de novo matter. The hearings officer is required to conduct an independent review of the record. He is not bound by the administrative decision and does not defer to that decision in any way. New evidence may be introduced in an appeal. The hearings officer must decide whether the applicant has carried the burden of proof that the application complies with all applicable approval criteria in light of all relevant substantial evidence in the whole record, including any new evidence,and whether the city has carried its burden of proof for disputed conditions of approval. 2. Selected applicable local land use law. a. TDC 18.810.040.B.2 provides as follows: 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. (Emphasis added)' b. TDC 18.810.020.A provides as follows in relevant part: Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. TDC 18.120.020.D says the word"shall"is mandatory. Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 3 c. TDC 18.810.110 provides as follows in relevant part: A. Bikeway extension. 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 rights-of-way,provided such dedication is directly related to and roughly proportional to the impact of the development. B. Cost of construction. Development permits issued for... subdivisions... which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. ... Minimum width for two-way bikeways separated from the road is eight feet. 3. Applicability of TDC 18.810. The hearings officer finds, based on the plain meaning of the words,that the pedestrian pathway requirements in TDC 18.810.040 and 18.810.110 apply to the subdivision in this case,based on the findings at pages 15 to 20 of the administrative decision. a. That is,the proposed subdivision adjoins a proposed bikeway identified on the City's adopted pedestrian/bikeway plan(i.e.,adjoining Bull Mountain Road), incorporated herein by reference. Therefore,if it complies with TDC 18.810.110.B,the applicant is required to dedicate an easement or right of way for such a pathway under TDC 18.810.110.A. Given the pathway will be perpendicular to and separated from the road,the pathway must be at least eight feet wide,based on TDC 18.810.110.C. b. Also the distance between intersections along the north side of Bull Mountain Road in the vicinity of the site is far more than 330 feet; it is more than 1300 feet. Therefore, if it complies with TDC 18.810.020.A,the applicant is required to dedicate an easement or right of way for such a pathway and to build that pathway. 4. Interpretation of TDC 18.810.040.B.2. The hearings officer finds that the TDC does not define nor describe in any greater detail than the words used what topographic conditions do or may preclude the pedestrian pathway or stairway required in this case. a. The hearings officer relies on Webster's NEW WORLD DICTIONARY OF THE AMERICAN LANGUAGE, (College ed., 1966),to define the term"preclude" to mean "prevent or make impossible",because it is consistent with the context of the term(e.g., two sections require the path, suggesting narrow exceptions)and with the dictionary meaning of the term,consistent with TDC 18.120.010. b. The hearings officer further finds that,based on that definition, the grade of the hillside adjoining Bull Mountain Road does not preclude the required pedestrian path, because it is possible to overcome the slope in question. The applicant can steepen the grade of the pathway to as much as 20%,can excavate for the pathway starting further north on the site(to provide a longer and shallower-sloped pathway),can provide a switch-backed route and/or can build a stairway to overcome the grade change at the south edge of the site. All of these designs are feasible as a matter of engineering and available land area. No existing physical or environmental circumstance precludes the granting of an easement for Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 4 the pathway or the improvement of the pathway consistent with city standards or permitted variations to those standards. Therefore: i. If dedicating an easement for the pathway and improving the easement comply with TDC 18.810.020.A and TDC 18.810.110.B,the applicant is required to do so. ii. If dedicating an easement for the pathway and improving the easement comply with TDC 18.810.020.A and TDC 18.810.110.B only if limited in scope, then the applicant is required to do so to the extent of those limitations. iii. If dedicating an easement for the pathway and improving the easement violates TDC 18.810.020.A or TDC 18.810.110.B,then it is impossible to build the pedestrian path or stairway,and the disputed condition should not be imposed. 5. Relationship of TDC 18.810.040.B.2 and 18.810.110.A. TDC 18.810.040.B.2 and 18.810.110.A are inconsistent with each other in that the latter does not include the exception in the former. That is TDC 18.810.110.A does not waive extension of a bikeway due to topographic circumstances that preclude such a path. TDC 18.810.040.B.2 does so. However,because the hearings officer holds that topographic conditions on the site do not preclude such a pathway,the inconsistency is not material. 6. Applicability of Statewide Planning Goal 12. The administrative rules for Statewide Planning Goal 12 (Transportation)describe when local land use regulations are and are not required to provide streets and accessways.2 2 For instance OAR 660-12-045(3)provides the following: (3) Local governments shall adopt land use or subdivision regulations for urban areas and rural communities as set forth below.The purposes of this section are to provide for safe and convenient pedestrian,bicycle and vehicular circulation consistent with access management standards and the function of affected streets,to ensure that new development provides on-site streets and accessways that provide reasonably direct routes for pedestrian and bicycle travel in areas where pedestrian and bicycle travel is likely if connections are provided,and which avoids wherever possible levels of automobile traffic which might interfere with or discourage pedestrian or bicycle travel... (b) On-site facilities shall be provided which accommodate safe and convenient pedestrian and bicycle access from within new subdivisions...to neighborhood activity centers within one- half mile of the development... (E) Streets and accessways need not be required where one or more of the following conditions exist: (i) Physical or topographic conditions make a street or accessway connection impracticable.Such conditions include but are not limited to freeways,railroads, steep slopes,wetlands or other bodies of water where a connection could not reasonably be provided; (d) For purposes of subsection(b)"safe and convenient"means bicycle and pedestrian routes, facilities and improvements which: (A) Are reasonably free from hazards,particularly types or levels of automobile traffic which would interfere with or discourage pedestrian or cycle travel for short trips; (B) Provide a reasonably direct route of travel between destinations such as between a transit stop and a store;and Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 5 a. However those rules do not apply to this application,because the city comprehensive plan and land use regulations have been acknowledged to comply with Statewide Planning Goal 12 since it was last significantly amended. b. Even if they did apply,the disputed condition of approval does not violate the OARs for Goal 12. i. The operative words in OAR 660-12-045(3)(b)(E)(i)are whether the connection could"reasonably be provided." The hearings officer finds a connection can be reasonably provided based on finding C.4.b above. The is nothing inherently hazardous about the required pathway. It will not be steeper than permitted by city standards. If a staircase is built instead of a pathway, as the applicant argued, it will not encourage imprudent behavior by design or purpose. That people can use a public improvement for an imprudent purpose is not a basis for waiving that public improvement when otherwise required for a legitimate public purpose,particularly in the absence of express authority in the law for so doing. ii. Of course, adolescents and teens may feel challenged by a staircase or may feel that it amounts to an invitation to engage in imprudent behavior. But nothing about a staircase compels or is reasonably likely to lead to imprudent behavior. The city is not at fault if people of any age behave stupidly,and no amount of public infrastructure investment can prevent people from being stupid. It would be stupid to launch oneself down a staircase toward a major collector street. Perhaps it can be argued the staircase provides the opportunity to be stupid, but the same argument could be made for every street and pathway ever built. Drivers can be just as stupid as pedestrians,cyclists and skateboarders, but that is not a reason to stop building streets. Neither is it a reason not to build the pathway or staircase required in the disputed condition.' c. The hearings officer concludes the required pathway is safe and convenient,because it is reasonably free from hazards if used prudently,it provides a direct connection between destinations on and off the site,and it significantly reduces the distance between homes on the site and possible destinations along Bull Mountain Road including transit access,compared to the situation without such a connection. d. The sidewalk along the frontage of the applicant's site will connect to the sidewalk west of the site and will be separated by only one lot from a sidewalk developed as part of the adjoining subdivision to the east. Other sidewalks are built abutting Bull Mountain Road and others streets in and abutting more recent subdivisions. Therefore it is safe to direct people to the sidewalk along Bull Mountain Road abutting the site by means of the required pathway,particularly over time as other properties in the area are developed and/or road projects complete sections of Bull Mountain Road that lack sidewalk. There will be a significant destination about one-half mile east of the site when the school district builds a new elementary school on a parcel it owns and has identified for that purpose. The required pathway will significantly shorten the walking/biking distance to the school for residents of the site and homes northeast. (C) Meet travel needs of cyclists and pedestrians considering destination and length of trip;and considering that the optimum trip length of pedestrians is generally 1/4 to 1/2 mile. 3 Of course,public and private streets must meet certain standards so they do not pose an inherent hazard. The design standards for a pathway are not as well refined as for streets. But that is proportionate with the role of pathways in the transportation network(i.e.,given the relatively low volume and the relatively light loads of travel by foot and personal-powered devices such as skates,boards and bicycles). Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 6 7. Safety. Although safety is one of the purposes of the TDC in general and one of the purposes of public improvement standards, the hearings officer finds it is not an approval standard for the application in this case. When used in the code, the term safety is general. It is not identified as an approval standard. Even if it is an approval standard, the hearings officer finds the pathway will be reasonably safe if used prudently based on finding 6.b above. 8. Dolan. Under Dolan and implementing provisions of the TDC quoted in finding C.2 above,conditions of approval can be imposed only if reasonably related to the impacts of the conditioned use and only if proportionate in nature and extent to the impact of a proposed development on the need for the condition. The city bears the burden of proof under this standard. a. As it relates to the disputed condition of approval,the administrative decision is a little light on rationale.' The October 9, 2001 Memorandum from Brad Kilby to the hearings officer contains additional rationale for the disputed condition of approval, and the hearings officer adopts the findings in that Memorandum as his own except as inconsistent with this final order. b. Based on the administrative decision,the Memorandum and this final order,the disputed condition of approval is designed to address a public problem resulting from the absence of vehicular and non-vehicular connectivity north of Bull Mountain Road in the vicinity of and including the site. Unless the subdivision is approved subject to the disputed condition of approval,it will make that problem worse by adding more vehicular and non-vehicular traffic to area streets without facilitating the interconnection of those streets in a manner that disperses traffic and reduces congestion and contributes to community interaction. The site is the last piece of undeveloped property on the north side of Bull Mountain Road between SW Benchview Terrace and 133rd Avenue,a distance of more than 1300 feet, and it is nearly centrally located along that frontage. Therefore there is an essential nexus between the proposed subdivision and the connectivity provided by the disputed condition of approval, and providing the pathway on this site will best reduce the lack of connectivity at least for non-vehicular traffic (travel by foot and personal-powered devices such as skates, boards and bicycles)as a result of the subdivision. c. The city addressed its burden of proof on proportionality principally at page 9 in the administrative decision,where it presents a mathematical analysis of the proportionate impact of the subdivision on the transportation system,based on the Washington County Traffic Impact Fee Ordinance and Tigard Resolution 95-61,and computes an unmitigated impact of$10,331.92.5 The City computed the value of the easement for the disputed pathway and its improvement to the satisfaction of the city engineer to be$4480. Thus, the city argues, as long as the value of the easement for the ° The analysis supporting the disputed condition of approval consists of the following paragraph: In the previous section,Staff recommended against a public street connection. However,it is appropriate to require a bicycle/pedestrian connection in accordance with 18.180.040.B.2. A feasible connection could be found between Lots 1 through 6. 5 This unmitigated impact is reasonable given the applicant is not required to complete a grid of streets extending south or east of the site,(i.e.,Leah Terrace does not extend to the east edge of the site;the north- south street does not extend south of Leah Terrace to Bull Mountain Road),as would be likely to be required in the absence of existing development. Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 7 disputed pathway and its improvement to the satisfaction of the city engineer is less than the computed value for the path plus the value of the unmitigated traffic impact(i.e.,$4480+ $10,332=$14,812), the city has sustained its burden of proof that the disputed condition of approval does not require the applicant to bear those costs,which,in fairness and justice, should be borne by the public as a whole. d. The hearings officer finds the computation by the city of the subdivision's traffic impact shows that a condition of approval requiring the applicant to dedicate and improve a public pathway or alternative design such as a staircase is roughly proportional to the traffic impact of the subdivision in general and is specifically suited to remedy the public harm to which the subdivision contributes due to its lack of connectivity in the absence of such a pathway. The city has undertaken an individualized determination based on a generalized protocol that the hearings officer finds meets the requirements of Dolan, and the hearings officer adopts that protocol as applied in this case. e. By meeting its burden of persuasion, the city shifts the burden of coming forward to the applicant to show that the it failed to meet its burden of proof. Now the applicant is a little light in its rationale. Mr.McMonagle, who is known to the hearings officer and the city as an eminently competent engineer,testified the cost of a staircase would exceed$10,332.6 However he did not provide substantial evidence to support his statement. Neither did Mr.Hultberg,counsel for the applicant,although he also argued a staircase or other alternative would be excessively costly. f. In the absence of sufficient substantial evidence to support their testimony, the hearings officer is not persuaded by the arguments of Mr. McMonagle and Mr. Hultberg that the cost of the pathway or alternative would exceed$14,812. g. However the city has not sustained a burden of proof that the cost of the pathway is roughly proportional to the traffic impacts of the subdivision if that cost exceeds about$14,812. As it stands now,the disputed condition is open-ended; there is no limit to the cost of a pathway or alternative that would be acceptable to the city engineer. Therefore the condition of approval should be amended so that the cost to the applicant of the pathway or alternative,including associated earthworks,does not exceed about$14,812. i. If actual costs exceed about that amount,the city could contribute the public's proportionate share to complete the improvement or could accept the easement and retain the funds earmarked exclusively for use to improve that easement. ii. The applicant should be required to consult with the city engineer before designing improvements to the easement(i.e.,before determining how much improvements will cost) in an effort to match the cost of improvements to the resources available to improve it and the physical conditions on the site. For instance,by placing the pathway nearer the west end of the frontage, where the hillside is somewhat shorter and the distance between Leah Terrace and Bull Mountain Road is least,cost savings could be realized. Although the path would have to be longer at the east end of the site's frontage, the grade difference there also is less than elsewhere on the frontage,and it would be more centrally located between 133rd Avenue and SW Benchview Terrace. 6 Mr.McMonagle did not note the additional$4480 the city had allocated toward the pathway. His testimony was not specific enough for the hearings officer to determine whether the$4480 difference would make a difference to the applicant's analysis. Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 8 9. Incorporation of administrative decision. The hearings officer incorporates the findings in the administrative decision as his own except as inconsistent with the findings in this final order. D. CONCLUSIONS Based on the findings adopted and incorporated herein,the hearings officer concludes that the appeal should be denied,because the applicant failed to persuade the hearings officer that topographic conditions preclude the pathway that is the subject of the disputed condition of approval,that the pathway is unsafe,or that the condition of approval imposes a disproportionate burden on the applicant,provided the condition of approval is amended consistent with the discussion herein. E. DECISION In recognition of the findings and conclusions contained and incorporated herein, the hearings officer hereby denies the appeal of the administrative decision in the matter of SUB 2001-0004(Daffodil Hill)and affirms that decision with the following amendment: Condition of approval 9 is hereby amended to read as follows: 9. Before the city approves a final plat for the subdivision, the applicant shall: A. Meet with the city engineer to discuss the location,nature and cost of an easement and its improvements for a pedestrian pathway or equivalent non-motor-vehicle connection from SW Leah Terrace to Bull Mountain Road. The applicant shall provide information to evaluate alternative locations for the easement and different approaches to its improvement,including locations and improvements that minimize or reduce the cost of the connection. Unless the applicant agrees to accept costs in excess of$14,812,the city engineer may do one or both of the following to reduce costs: (1) Require the easement to be situated at a location between lots on the site; and/or (2) Require certain improvements within the easement, consistent with the city road standards and variations thereto permitted by law. B. Provide construction plans for review and approval showing a public pedestrian pathway or equivalent non-motor-vehicle connection from SW Leah Terrace to Bull Mountain Road consistent with the results of compliance with condition 19.A; Provided, if the value of the easement required in condition 19.0 plus the cost of improvements to the easement exceeds roughly $14,812, and the applicant does not volunteer to accept those costs, then the following apply: (1) The city engineer may require the applicant to make approved improvements to the easement, provided the cost Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 9 of those improvement plus the value of the easement does not exceed roughly$14,812; provided further, (2) The city engineer may enter into an agreement with the applicant in a form approved by the city attorney to accept a contribution equal to or greater than the difference between $14,812 and the value of the easement, less improvements required pursuant to condition 19.B(1). The city shall hold such funds in an account created for that purpose and earmarked exclusively for improvement of the easement. C. Grant to the city a minimum 8-foot wide public easement for a pedestrian pathway or equivalent non-motor-vehicle connection from SW Leah Terrace to Bull Mountain Road consistent with the results of the contact required in condition 19.A and the plans required in condition 19.B. 2 D TED this 13th day e ovember,2001. (if.1 J Larry Epstei , • C' City of Tig. • ei-gs Officer Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 10 NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" , 4-' p� •yt, ,r, �!Mt}• CRT OF TIGARD _t a �., DAFFODIL HILL SUBDIVISION CommunityDeveiopment � SUBDIVISION (SUB) 2001-00004 Shaping A Better Community 120 DAYS =11/14/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: DAFFODIL HILL SUBDIVISION CASE NO.: Subdivision (SUB) Type II SUB2001-00004 REQUEST: Approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. APPLICANT: Bill McMonagle 12555 SW Hall Boulevard Tigard, OR 97223 OWNER: George Marshall PO Box 91249 Portland, OR 97291 COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. ZONING DESIGNATION: The subject property is within the R-7 Medium-Density Residential zoning district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720 18.725, 18.730, 18.745, 18.765, 18.775, 18.795, 18.790 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SUB2001-00004—DAFFODIL HILL SUBDIVISION PAGE 1 OF 26 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR ;. TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING ' r • 3 GRADING,EXCAVATION.; ND/O R FILL ACTIVI,=ES u m o e ngmeermg Department (Bri r a� R-ager, 639-4171, ext. 8) for review and approval: 1. Prior to commencing onsite improvements, a public improvement permit and compliance agreement is required for this project to cover all onsite infrastructure improvements, the half-street in SW Bull Mountain Road, 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). 2. 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. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to ark on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a major collector street from curb to centerline equal to 22 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; 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; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the Engineering Department. 5. 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 intenor subdivision streets. Improvements shall be designed and constructed to local street standards. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 2 OF 26 6. A profile of SW Bull Mountain Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 7. The minimum paved widths of the local residential street extensions shall be 32 feet. 8. The applicant's construction plans shall show that the eyebrow corner at SW Leah Terrace and the north/south segment will meet the Washington County detail No. M-405.5. 9. The applicant's construction plans shall show a public bicycle/pedestrian path connection between SW Leah Terrace and SW Bull Mountain Road. This connection shall be a minimum of 8 feet in width, located within an 8-foot wide public easement or a tract conveyed to the City, and can be located between any of Lots 1 through 6. The pathway shall be constructed of either concrete or asphalt, per the City's public improvement design standards. 10. The applicant's construction plans shall provide specific detail for the proposed stormwater detention pipe system. The applicant's engineer shall coordinate with the City Engineer and Public Works Director in developing a plan that will ensure ease of maintenance and accessibility for City staff. 11. 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. 12. 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 (unless the facility is constructed within Jack Park, as proposed). As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 13. If the applicant's proposal for the Jack Park water quality facility is not approved, then they shall provide a facility onsite. 14. 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." 15. 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. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 3 OF 26 16. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL_F LAT Submit to the Engineering Department (Brian Rager, 639-417'1, ext. 318) for review and approval: 17. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $540.00. (STAFF CONTACT: Kit Church, Engineering). 18. The final plat shall show a minimum 44-foot ROW width for the new internal street extensions. 19. The final plat shall show a separate landscape easement for the street trees. The landscape easement shall be in addition to the standard 8-foot public utility easement. 20. The final plat shall contain a restriction whereby Lots 1 through 6 shall not be permitted to access directly onto SW Bull Mountain Road. 21. Prior to approval of the final plat, the applicant shall demonstrate that they will form and incorporate a homeowners association. They shall also develop CC&R's for this project that clearly indicate the association will be responsible for the perpetual maintenance of the planter strip along the frontage of SW Bull Mountain Road. 22. The north/south local street segment must be given a different name. The preference would be to designate it with a number. However, if a number can not be assigned that fits well with the City's address grid system, then the applicant shall propose a name to be approved by the City Engineer. 23. 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. 24. 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. 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. C. The right-of-way dedication for SW Bull Mountain Road shall be made on the final plat. D. 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's signature. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 4 OF 26 Submit to the Planning Division (Brad Kilby, 639-4171, ext. 388) for review and approval: 25. Prior to final plat approval, the applicant shall submit a tree mitigation plan which provides information showing a reasonable similarity between the species of trees to be removed and the species to be planted. In addition to providing the required species information, the plan shall also indicate the caliper size for the proposed trees to be planted, as well as indicate the location of the proposed plantings. The applicant shall provide information showing that the proposed spacing and location of the trees in relation to each other, existing trees, and proposed structures will allow the trees to thrive. Prior to the issuance of final occupancy permits of dwellings on the lots, the proposed mitigation trees shall be planted. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE 9j BUILDING PERMITS: Submit to the Engineering Department(Brian gager, 639-4171, ext. 318) for review and approval: 26. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 27. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 28. Prior to issuance of building permits within the subdivision, the 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). Submit to the Planning Division (Brad Kilby, 639-4171, ext. 388) for review and approval: 29. At the time of building permit review, plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with lot coverage, landscaping, and building height requirements, per Table 18.510.2. 30. At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 31. At the time of application for building permits for individual homes, each applicant shall demonstrate that each site will be landscaped to the required 20% minimum. 32. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. 33. Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Leah Terrace and Alpine View for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 5 OF 26 34. Prior to the issuance of building permits for any lot, the applicant shall submit financial surety in the form of an irrevocable letter of credit or pay a fee in-lieu of planting for proposed on-site tree mitigation for 100% of the caliper inches to be removed (110.70 Inches). 35. The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Submit to the Building Division (Bob Poskins, 639-4171, ext. 392) for review and approval: 36. The developer shall submit a geo-technical report for soil stability and liquefaction potential to the City of Tigard Building Division. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 6 OF 26 and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface- mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS VI- < FROM THE EFFECTIVE DATE OF THIS DECISION _ . Lew .�� .�ii. NOTICE OF TYPE H DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 7 OF 26 • SECTION III. BACKGROUND INFORMATION Vicinity Information: The site is located north of SW Bull Mountain Road and south of SW Alpine View. The site is the surrounded by subdivisions that were developed for single-family housing and are situated on lots that are much larger than those proposed in Daffodil Hill. There is an existing single-family home and a large barn located on the property. Both structures will be removed to accommodate the layout of the new proposed subdivision. Site Information and Proposal Description: The site is described as tax lot 1400 in Washington County Tax Map 2S109BA. The proposal is an 18-lot subdivision on 3.16 acres of land. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing to construct 18 new single-family dwellings on Tax Lot 1400. Detached single-family dwellings are permitted outright in the R-7 zoning district. Decision Making Procedures: Chapter 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice, and appeals are heard by the Hearing's Officer. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal and be given the opportunity to provide written comments prior to a decision being made. Seven letters were received from surrounding property owners and two homeowner's associations. Their concerns were generally tied to four main issues. The issues are: • Traffic, including the extension of Leah Terrace to Alpine View and the potential for additional accidents as a result of more traffic. • The size of the lots in relation to the surrounding neighborhoods and the potential for loss of value on existing developed parcels. • The lack of covenants that would enforce design restrictions that would be compatible with construction types of the existing neighborhoods. • Drainage and the transport of excess stormwater to a collection system. The traffic, density, drainage, and covenants and restrictions will be addressed in discussion of the application and how it addresses the standards and criteria set forth in the Tigard Development Code and Comprehensive Plan. As for the loss of value, the City of Tigard is charged with providing a variety of housing opportunities for all levels of income as long as the development adheres to the relevant code sections. The developer and the market dictate the type of construction and costs of development. There is nothing in the code that allows the city to require construction of homes that are "compatible" with the neighborhood. "Compatible" construction is subjective and would not be an appropriate standard. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 8 OF 26 SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Rough Proportionality Analysis Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $226. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $226 divided by .32 equals $725. ($226 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a single-family residential unit generates 10 average weekday trips per dwelling unit, per day. As there are eighteen dwelling units proposed, 180 trips are generated per day for this site. Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 375.04 feet of the projects frontage on Bull Mountain Road. At an approximate cost of$200 per linear foot, this is valued at approximately$75,000.08. The applicant is also required to build a bicycle pedestrian access through one (1) of the lots that backs Bull Mountain Road (between Lots 1-6). The longest distance would be 140 feet. The shortest distance would be 113 feet. At an approximate cost of$32.00 a linear foot and going with the longer route, the improvement would be valued at $4,480.00. Estimate of unmitigated impacts Full Impact is equal to 180 daily trips x $725 = $130,500 Less TIF Assessment 180 daily trips x $226 = $ 40,680 Less Mitigated costs = $79,488.08 Equals the unmitigated Impact of$10,331.92 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore , the conditions are roughly proportionate to the impacts sustained and thereby justified. LAND DIVISIONS - SUBDIVISONS: CHAPTER 18.430 Subdivision Approval Criteria (Preliminary Plat): 18.430.040 The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations The proposal, as conditioned, will comply with the applicable zoning ordinance and all other applicable regulations. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 9 OF 26 The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided materials demonstrating that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. This criterion is met. 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. The applicant has proposed to extend SW Leah Terrace to SW Alpine View. The City Engineer, in his discussion of this proposal finds that there are no other potential street connections to be considered in this area. This criterion has been met. 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, or will be conditioned in this decision to meet, the preliminary plat approval standards for subdivisions. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-7 Medium Residential zoning district is desicned to accommodate detached single-family units at a minimum lot size of 5,000 square feet. 1 its proposal fits this criteria and is discussed in the following section of this decision. Development Standards_ Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-7 Medium-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES Minimum Lot Size - Detached unit 30,000 sq.ft. 20,000 sq.ft. 10,000 sq.ft. 7,500 sq.ft. 5,000 sq.ft. - Duplexes 10,000 sq.ft. 10,000 sq.ft. -Attached unit[1] 5,000 sq ft. Average Minimum Lot Width - Detached unit lots 100 ft. 100 ft. 65 ft. 50 ft. 50 ft. - Duplex lots 90 ft. 90 ft. 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage - - - - 80% [2] Minimum Setbacks - Front yard 30 ft. 30 ft. 20 ft. 20 ft. 15 ft. - Side facing street on corner & through lots 20 ft. 20 ft. 20 ft. 15 ft. 10 ft. -Side yard 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. - Rear yard 25 ft. 25 ft. 15 ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. 30 ft. 35 ft. Minimum Landscape Requirement _ - - - - 20% NOTICE OF TYPE II DECISION SUB2001-00004—DAFFODIL HILL SUBDIVISION PAGE 10 OF 26 [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. Since the proposed development is a subdivision, in which lots will be developed individually at a later time, it is not possible to demonstrate compliance with lot coverage, building height, and landscaping requirements at this time. The proposal is to create 18 lots that vary in size from 5,464 square feet to 9,152 square feet. The proposed lot widths range from 55 to 64 feet. FINDING: The proposed project complies with all development standards in residential zones, with the exception of lot coverage, landscaping, and building height regulations, which cannot be evaluated at this time. To ensure that all code requirements are satisfied, the following condition shall apply: CONDITION:At the time of building permit review, plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with lot coverage, landscaping, and building height requirements, per Table 18.510.2. ACCESS, EGRESS, AND CIRCULATION: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE 6 OR FEWER UNITS_ `um•or Dwelling Minimum Number Minimum Access - Minimum Pavement Unit/Lots of Driveways Width Width Required 1 or 2 1 15 feet 10 feet 3-6 1 20 feet 20 feet FINDING: All proposed lots will have more than the required 15 feet of access frontage required for single-family dwellings. To ensure that the minimum width pavement requirement is met at the time of development of each parcel, the following condition shall apply: CONDITION:At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. This is a proposal for a single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drives once the property is developed and sold. Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 11 OF 26 a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. 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;. c. The maximum cross slope of a required turnaround is 5%. No access drives in this proposal will exceed 150 feet in length, therefore, this criterion does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. There are no proposed driveways in this development that exceed 200 feet in length, therefore, this criterion does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard does not apply to this proposal. FINDING: As conditioned, the proposed development will comply with all applicable access, egress, and circulation requirements of Chapter 18.705. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 135,137 square feet Street dedication 20,804 square feet NET DEVELOPABLE AREA 114,333 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-7 zone 114,333/5,000 = 22.86 dwelling units NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 12 OF 26 FINDING: The proposed eighteen dwelling units do not exceed maximum density of twenty two, therefore, this standard is met. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 22.86 X 0.80 = 18.28 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 Requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: As this is a typical detached single-family project, which is a permitted use in the R-7 zone, none of the environmental conditions that have been listed above will be compromised beyond allowable levels. The above performance standards are met. These standards would be subject to code enforcement investigation if for some reason the above standards were in question. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-7 zoning district requires that each lot maintain a minimum of 20% landscaping independent of required plantings for tree mitigation and street trees. This proposal calls for the division of 3.16 acres into 18 building sites. FINDING: There is no proposed landscaping for this project. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 13 OF 26 CONDITION: At the time of application for building permits for individual homes, each applicant shall demonstrate that each site will be landscaped to the required 20% minimum. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has not provided a street tree plan for the development, but has indicated in the project narrative that subdivision improvements will include the planting of street trees in conformance with the Tigard Development Code standards. CONDITIONS: • Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Leah Terrace and Alpine View for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Buffering and Screening: Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The subject site is surrounded by single-family developments, therefore, there is no requirement for buffering and screening for this project. FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 18 lots for single-family dwellings. Submittal of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. To ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION:At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 14 OF 26 TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant, in his proposal has indicated that all trees will more than likely be removed to accommodate the development. As this is the case, the applicant will be required to mitigate for 100% of those trees that are to be removed. According to the Arborist's report, there are seven trees over twelve inches. The applicant will be required to mitigate a total of 110.70 caliper inches. CONDITIONS: • Prior to final plat approval, the applicant shall submit a tree mitigation plan which provides information showing a reasonable similarity between the species of trees to be removed and the species to be planted. In addition to providing the required species information, the plan shall also indicate the caliper size for the proposed trees to be planted, as well as indicating the location of the proposed plantings. The applicant shall provide information showing that the proposed spacing and location of the trees in relation to each other, existing trees, and proposed structures will allow the trees to thrive. • Prior to the issuance of building permits for any lot, the applicant shall submit financial surety in the form of an irrevocable letter of credit or pay a fee in-lieu of planting for proposed on-site tree mitigation for 100% of the caliper inches to be removed (110.70 inches). Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. This standard is met. Street And Utility Improvements Standards: Section 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 15 OF 26 Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 24 to 32-foot paved section. A major collector roadway should have a right-of-way width of 60 to 80 feet and a paved width of 44 feet. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW Bull Mountain Road This site lies adjacent to SW Bull Mountain Road, which is classified as a major collector on the City of Tigard Transportation Plan Map. At present, there is approximately 35 feet of ROW north of the centerline, according to the most recent tax assessor's map. No further ROW dedications are needed on this roadway adjacent to this site. SW Bull Mountain Road is currently paved, but not fully improved to meet City standards. In order to mitigate the impact from this development, the applicant should complete a half-street improvement across the frontage of this site. The applicant s plans indicate they will provide this improvement as a part of the development. The Public Works Department raised a valid concern with regard to the future maintenance of the planter strip that will reside between the back of the new sidewalk and the property lines of Lots 1 through 6. The zone of ROW that includes the curb, sidewalk and planter strip is to be maintained by the adjacent property owner(s) in accordance with TDC 18.810.070.D. On collector and arterial streets, where subdivision lots back up against the roadway, this zone of ROW is often neglected by property owners for various reasons. For instance, back yard fences without gates would preclude easy access to the planter strip and sidewalk area. Often, property owners are not aware that this zone of ROW is theirs to maintain. Planter strips that are not maintained become a nuisance that requires City action by its Code Compliance Officer. The follow-up time involved with each violation exacts a significant amount of City resources. To prevent this from occurring in this development, Staff recommends the applicant be required to form a homeowners association and develop CC&R's that specifically address the routine maintenance of the sidewalk and planter strip on SW Bull Mountain Road. The formation of the homeowners association and adoption of CC&R's must be completed prior to recordation of the final plat. New Local Street Connections This development will include the extension of SW Leah Terrace into the development, and a north/south segment that will connect into SW Alpine View. SW Alpine View was fully improved as a part of the Hillshire Summit development. The existing paved widths of both SW Leah Terrace and SW Alpine View is 32 feet curb-to-curb. The new roadway segments must also be constructed to have a paved width of 32 feet. The applicant is proposing a 44-foot ROW width for the new roadway segments, while still providing the 32-foot paved width. This would necessitate placing the future street trees outside of the ROW. This concept is acceptable, provided the applicant dedicate a separate landscape easement behind the ROW, in addition to the standard 8-foot public utility easement (PUE). With a landscape easement in place, the 44-foot ROW width will function well. The new north/south local street segment must have a different name than SW Leah Terrace. Since it is a north/south segment, a number should be assigned. If a suitable number can not be assigned due to address grid limitations determined by the City, then the applicant will need to choose a name that can be approved by the City Engineer. The proposed "eyebrow" corner at SW Leah Terrace and the north/south segment does not appear to meet Washington County road design standards. The City has allowed these eyebrow corners within subdivisions, provided they meet the County design standards (County Detail #M-405.5). Prior to construction, the applicant shall submit a revised plan that shows the eyebrow in compliance with the County standard. Staff finds that it is feasible for the applicant to meet this standard, based upon the lot sizes and layout. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 16 OF 26 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. A street stub is not required to the east due to the fact that there is one parcel that could be served (Tax Lot 1300, 2S1 09BA). This parcel has one large single-family dwelling situated in the middle, approximately 45 feet back from the edge of SW Bull Mountain Road. The home is currently accessed from an existing driveway onto SW Bull Mountain Road, and there is a turnaround area that allows cars to exit face-forward onto the roadway. It appears very unlikely that the arcel would be partitioned in the future, due to the location of the existing house. Even if two additional lots could be partitioned, a full-width public street stub would preclude effective development of the parcel. It would be more feasible and practical to allow a joint private access onto SW Bull Mountain Road in the future, should this parcel be divided. As stated previously, the existing home sits back far enough from the roadway that a vehicular turnaround area can be provided such that cars will not be required to back out into the roadway. 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. One of the comments received from the neighborhood suggest terminating SW Leah Terrace in a cul-de-sac. This comment will be addressed later in the decision. 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. The applicant's plan properly shows the extension of SW Leah Terrace into the development, and provides for a local street extension to SW Alpine View. This criterion is met. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten lpercent on arterials, 12% on collector streets, or 12% on any other street (except that ocal 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 NOTICE OF TYPE H DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 17 OF 26 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The steepest grade along the new local street extension is just over 7%. 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. The applicant's plan shows that all lots will be served from the local residential street network. No direct access to SW Bull Mountain Road is proposed. Therefore, this criterion is met. 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. No private streets are proposed. Therefore, this criterion does not apply. 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 block formed by SW Alpine View-SW134th Avenue-SW133rd Avenue-SW Bull Mountain Road-SW Benchview Terrace measures approximately 3,800 lineal feet. This block perimeter clearly exceeds the standard, but since the block abuts a major collector, it could be found acceptable. Staff considered whether or not another street connection would be feasible, and found that the only feasible connection would be a street connection to SW Bull Mountain Road. A connection to the east is not feasible due to the presence of existing homes. A street connection to SW Bull Mountain Road, however, would yield at least two lots with street frontage on three sides due to the location of SW Leah Terrace. Double-frontage lots are to be avoided, according to 18.810.060.C, except where essential to provide separation between residential development and larger streets. All double-frontage lots are required to have front yard setbacks on each street. A triple-frontage lot would be even more cumbersome and undesirable. For this reason, Staff recommends against a public street connection. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 18 OF 26 The block formed by SW Leah Terrace-SW Alpine View-SW Benchview Terrace measures approximately 1,520 lineal feet, which meets the standard. 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. In the previous section, Staff recommended against a public street connection. However, it is appropriate to require a bicycle/pedestrian connection in accordance with 18.180.040.B.2. A feasible connection could be found between Lots 1 through 6. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from beinj more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. All proposed lots have lot depths which are less than 2.5 times their average lot widths. Consequently, the above criterion is met. 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. Lot frontage varies from 26 feet to 64 feet on the proposed lots. All proposed lots have more than the required 25 feet of frontage on a public street. This criterion is met. 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 sidewalks along all local residential street extensions and SW Bull Mountain Road, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There are existing 8-inch main lines located in SW Alpine View and SW Leah Terrace. The applicant intends to extend new 8-inch main lines from each of these existing lines to serve the lots within this development. The preliminary plan meets this criterion. 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). NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 19 OF 26 This parcel is located at the top of the local drainage basin. There are no upstream flows that must be accommodated. 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 is proposing to detain the onsite stormwater in a large pipe with a flow control structure. Such a system is acceptable, provided the applicant meet specific detailed design criteria by the City, pertaining to accessibility for maintenance. Prior to construction, the details of the detention pipe system shall be reviewed and approved by the City Engineer. The applicant also proposes to extend an existing public storm line from SW 134th Avenue to this site in SW Alpine View. This concept is acceptable to Staff. 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. The applicant is required to do half-street improvements on Bull Mountain Road. These improvements will bring the road to a width that can adequately accommodate the bike lane that is planned for Bull Mountain Road. This criterion has been met. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The bike lane will be essentially constructed as part of this subdivision, the only remaining costs will be directly tied to the costs of striping. There is no known estimate for the costs associated with striping, so this criteria cannot be applied as worded. In this case a partial improvement is not feasible due to the inability to achieve proper design standards throughout the length of the proposed lane. Bull Mountain Road has not been striped and in many cases the necessary right of way has not yet been acquired to construct the improvement completely. Minimum Width: Section 18.810.11O.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. As was stated previously, a bicycle/pedestrian connection will be required between SW Leah Terrace and SW Bull Mountain Road, somewhere between Lots 1 through 6. The width of this connection shall be eight feet, per Section 18.810.110.C. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 20 OF 26 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Bull Mountain Road. However, if the new lots will be served from existing underground utilities in either SW Leah Terrace or SW Alpine View, the applicant would not need to address this section. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Neighborhood Comments: Neighbors in the vicinity of this proposed development submitted several letters. Below is a summary of comments pertaining to public facilities, with Staff responses: • SW Alpine View is a cut-through now, with speeding problems. Motorists are cutting through between SW Bull Mountain Road and SW Benchview Terrace, to avoid the speed humps on SW Benchview Terrace. The development will make this condition worse. Staff Response: The City Engineer is not aware of a significant cut-through problem on this street. Nor is he aware of a significant speeding problem. Staff personally visited the site during the PM peak period on September 4, 2001, and the AM peak period on September 5, 2001. in a 30 minute period during the AM peak perio5i, Staff counted four vehicles traveling eastbound on SW Alpine View, turning south on SW 134 Avenue, and two vehicles traveling northbound on SW 134 Avenue, turning west on SW Alpine View. It is possible that these seven vehicles cut through, but this number of vehicles would not be considered a significant problem given the capacity of the street. During a 45-minute session during the AM peak period, Staff counted vehicles at both the intersection of SW 134 Avenue/SW Alpine View and at SW Alpine View/SW Benchview Terrace. Staff counted a total of three vehicles that traveled northbound on SW 134 Avenue, west on SW Alpine View, then north on SW Mistletoe Drive. Staff assumed these three vehicles drove on to SW Benchview Terrace, and further assumed that they originated from SW Bull Mountain Road attempting to avoid the speed humps as suggested by the neighbors. Staff also NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 21 OF 26 counted 78 vehicles traveling northbound on SW Benchview Terrace, passing by the intersection at SW Alpine View. Based upon these numbers with the assumptions made, only 3.8% of motorists might use SW 133' Avenue-SW 134' Avenue-SW Alpine View as a cut-through. Staff finds this is not a significant issue given the street capacity. In 1999, the Engineering Department was asked to investigate a potential cglt-through problem on SW 134' Avenue. The thought was that vehicles were using SW 134 Avenue and SW Alpine View as a cut-through. The neighbors were also complaining about speed. The City conducted their inKestigation during the first week in September 1999, after school began. They found that the 85 percentile speed was 23.5 MPH northbound, and 24.6 MPH southbound; clearly not a speeding problem. The City also found that the total volume on SW 134 Avenue (south of SW Alpine View) was 271 vehicles per day. Given that the average single family residence generates approximately 10 vehicle trips per day, and given that there are at least 27 homes in the area of SW 134 Avenue, SW Mountain Ridge Court and SW Alpine View, that volume makes sense. Therefore, the City confirmed that there was not a cut-through problem. In addition, since a local residential street is designed to carry up to 1,500 vehicles per day, Staff finds that there is not a capacity issue here either. Staff also finds that this development will not create a cut-through, nor will it make any cut-through problem worse, as trips generated by this development will be either leaving or entering the site. • There is a safety problem at the intersection of SW Alpine View/SW 134th Avenue. Vehicles are driving over the bumps placed by the City. Staff Response: The City instglled small yellow bumps down the centerline of SW Alpine View at the intersection with SW 134 Avenue, to assist in marking the two travel lanes. Motorists turning left from SW 134th Avenue tend to cut the corner. Staff witnessed a small percentage of vehicles cutting the corner during a site visit. It is not apparent that there is a significant safety issue at that intersection. However, if such a condition were to develop there, the City Engineer could review other options at that time. Staff is not convinced this development will create a safety problem at the intersection. • SW Leah Terrace will become a cut-through, if connected. This street should be terminated with a cul-de-sac. Staff Response: Staff does not agree that SW Leah Terrace would become a cut-through. The number of turns a vehicle would have to make would most certainly require more time than would be required to use SW Benchview Terrace from SW Bull Mountain Road. SW Leah Terrace will likely see 50% of the new site-generated trips using that roadway. The site should generate an average of 180 trips per day. Therefore, there may be an increase of approximately 90 vehicle trips on SW Leah Terrace, due to this development. That is not a significant increase. In addition, the volumes on SW Leah Terrace will be well under the maximum capacity of 1,500 vehicles per day. The length of SW Leah Terrace, from SW Bull Mountain Road, is presently 430 feet. This roadway could not be terminated with a cul-de-sac due to the maximum cul-de-sac length standard of 200 feet, required by Section 18.81O.O3O.K. • Make sure this development does not create a downstream stormwater problem. Staff Response: As was stated previously in the report, the developer will provide onsite detention via a large pipe. The preliminary calculations for the detention pipe show that there will be plenty of capacity to handle the flows from this development. • Where will construction vehicles park? NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 22 OF 26 Staff Response: The applicant will be required to provide onsite parking for construction vehicles. This condition will also apply throughout the home construction phase. Construction vehicles will not be permitted to park on existing local residential streets. Enforcement of the condition during the public improvement phase could include a Stop Work Order. Enforcement during the home construction phase could include withholding of inspections, withholding issuance of further permits or fines levied by the Code Compliance Officer. Public Water System: This site will be served from the City's public water system. There are existing 8-inch water lines located in SW Leah Terrace and SW Alpine View. The Public Works Department commented that the applicant will need to pay for the removal of the existing water service from SW Bull Mountain Road. The applicant will be retquired to either cut in or live tap the public line in SW Alpine View. The City will tap the line in SW Alpine View for water services for Lots 11 through 14. All other water services must be installed by the applicant's contractor. 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. The applicant has proposed to construct a vegetated swale offsite in Jack Park, which is a City park located downstream of this development, north of SW Walnut Street, and east of SW 128 Avenue. The applicant, CWS and the City have met to discuss this proposal, and Staff believes it is a feasible solution. A two-stage approach has been suggested where the applicant would construct a vegetated swale of a size that would equate to what is needed to treat the stormwater from this development. They would remove the existing blackberry growth along the riparian area adjacent to the main stream channel and enhance the stream buffer, as a part of the project. Stage 2 would include the conceptual design of a larger regional facility(ies) that could be developed within the City-owned park and greenspaces downstream. The City would be able to use the conceptual plan to develop additional facilities or expand the one to be constructed by the applicant. Staff is in support of this concept and recommends the City continue to work with the applicant and CWS. If the Jack Park concept is not approved, the applicant will need to provide an onsite water quality facility. The applicant's plan does not show how an onsite facility could be accommodated, but Staff believes it is feasible for the applicant to accommodate such a facility. It may require the applicant to lose one lot (perhaps Lot 10). Prior to the City accepting the applicant's water quality facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The facility shall be located 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. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 23 OF 26 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. This site is less than five acres, so a NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $540.00 (18 lots X $30/address = $540.00). 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 gnd 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. SECTION VII. OTHER STAFF COMMENTS City of Tigard Police Department offered no comments on the proposal. City of Tigard Property Manager/ Operations Department has reviewed this application and offered the following comments: According to the code, the property owners would be responsible for maintaining the sidewalk and vegetation management within the right-of-way. How will this be ensured? City of Tigard Building Official has reviewed the application and has offered the following comments: TVFR approval for access and hydrant location. Geo-technical report for soil stability and liquefaction potential. The City of Tigard Operations Department has reviewed this application and offered the following comments: Developer to be invoiced for removal of existing water service off of Bull NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 24 OF 26 Mountain Road. Double up all lots with water services, install air release at high point. Attach all details and construction notes. Adhere to water line offset from curbs. Tigard to tap services for lots 11-14 only. Contractor to dig and string services after taps provided by Tigard. (Contact Rich Sattler for items related to public services. Contact Eric Hand for items related to stormwater disposal and sanitary sewer). The City of Tigard Urban Forester has reviewed this application and offered comments regarding tree species selection and planting which are incorporated into this decision under Chapter 18.790. SECTION VIII. AGENCY COMMENTS Clean Water Services indicated that the applicant shall contact clean water services about sewer/water services unless they intend to annex into the city. Tualatin Valley Fire and Rescue staff provided the following comments: • 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) • 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) • 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) Tri-Met, PGE, NW Natural Gas, Verizon, and TCI Cable were notified but no comments were provided. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 14, 2001, AND BECOMES EFFECTIVE ON SEPTEMBER 29, 2001 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 25 OF 26 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-4) + . �, 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. September 14, 2001 PR PARED BY: Brad 1ilby DATE Associate Planner <<�1• September 14, 2001 APPROVED BY: Richard Bewer DATE Planning Man er NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 26 OF 26 7- ,� ,-vr, � .,`-- ,;tom -lv vifiT,�ry .- ', CITY of TIGARD �.•.�����,, '' . �� ' o. OlOOiA�MIC IMrOiM ATIOM iViT[M ` , �'. '4011,1' VICINITY MAP a ' .Ili i*.ity A-- # 4-, • liff till "URBAN SERVICE AREA" MA wisp ■■■■ S •♦� � ' SUB2001 -00004 WaaI1iiHtth .11111 Iu / ■ 1111M DAFFODIL HILL • mil imima 4 •simistv : ��1 F. 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BULL MOUNTAIN _ __ __ „ \ S.W. — - - - ---- ,\`` W � — '� � r __ – -- - - - --- � `. —\ 1— wr 1 34 1 ,vi o i ■ N I , i !►: CITY OF TiGARD SUB2001.00004 CRY ornomto SITE PLAN N DAFFODIL HILL SUBDIVISION (Map is not to scale) NTn f . Lei "URBAN VI o' , a nw1n DAFFODIL Hitt '1 1 E 31 commun ,. velopment SUBDIVISION SUB 100i-00q04 Shaping A Er Community 120 DAYS =11/14/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: DAFFODIL HILL SUBDIVISION CASE NO.: Subdivision (SUB) Type II SUB2001-00004 REQUEST: Approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. APPLICANT: Bill McMonagle 12555 SW Ffall Boulevard Tigard, OR 97223 OWNER: George Marshall PO Box 91249 Portland, OR 97291 COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. ZONING DESIGNATION: The subject property is within the R-7 Medium-Density Residential zoning district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720 18.725, 18.730, 18.745, 18.765, 18.775, 18.795, 18.790 and 18.810. SECTION II. DECISION 1iotice is given that the �1 E , `� ee k E subject to y i * bbn s a� �e , i n a ,��,r '4 ,; 3a1 •ings usions on which the dei n is ased are `#;"'m -ctiol NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 1 OF 26 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 1. Prior to commencing onsite improvements, a public improvement permit and compliance agreement is required for this project to cover all onsite infrastructure improvements, the half-street in SW Bull Mountain Road, and any other work in the public right-of-way. Eight (8) sets of detailed public improvement plans shall be submitted for review to he 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). 2. 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. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to ark on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a major collector street from curb to centerline equal to 22 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; 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 Bull Mountain Road in a safe manner, as approved by the Engineering Department. 5. 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. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 2 OF 26 • 6. A profile of SW Bull Mountain Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 7. The minimum paved widths of the local residential street extensions shall be 32 feet. 8. The applicant's construction plans shall show that the eyebrow corner at SW Leah Terrace and the north/south segment will meet the Washington County detail No. M-405.5. 9. The applicant's construction plans shall show a public bicycle/pedestrian path connection between SW Leah Terrace and SW Bull Mountain Road. This connection shall be a minimum of 8 feet in width, located within an 8-foot wide public easement or a tract conveyed to the City, and can be located between any of Lots 1 through 6. The pathway shall be constructed of either concrete or asphalt, per the City's public improvement design standards. 10. The applicant's construction plans shall provide specific detail for the proposed stormwater detention pipe system. The applicant's engineer shall coordinate with the City Engineer and Public Works Director in developing a plan that will ensure ease of maintenance and accessibility for City staff. 11. 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. 12. 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 (unless the facility is constructed within Jack Park, as proposed). As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 13. If the applicant's proposal for the Jack Park water quality facility is not approved, then they shall provide a facility onsite. 14. 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." 15. 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. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 3 OF 26 16. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: to the Engineering Department (Brian Rager, 619-4171, ext. 318) for review and approval: 17. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $540.00. (STAFF CONTACT: Kit Church, Engineering). 18. The final plat shall show a minimum 44-foot ROW width for the new internal street extensions. 19. The final plat shall show a separate landscape easement for the street trees. The landscape easement shall be in addition to the standard 8-foot public utility easement. 20. The final plat shall contain a restriction whereby Lots 1 through 6 shall not be permitted to access directly onto SW Bull Mountain Road. 21. Prior to approval of the final plat, the applicant shall demonstrate that they will form and incorporate a homeowners association. They shall also develop CC&R's for this project that clearly indicate the association will be responsible for the perpetual maintenance of the planter strip along the frontage of SW Bull Mountain Road. 22. The north/south local street segment must be given a different name. The preference would be to designate it with a number. However, if a number can not be assigned that fits well with the City's address grid system, then the applicant shall propose a name to be approved by the City Engineer. 23. 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. 24. 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. 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. C. The right-of-way dedication for SW Bull Mountain Road shall be made on the final plat. D. 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's signature. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 4 OF 26 Submit to the Planning Division (Brad Kilby, 639-4171, ext. 388) for review and approval: 25. Prior to final plat approval, the applicant shall submit a tree mitigation plan which provides information showing a reasonable similarity between the species of trees to be removed and the species to be planted. In addition to providing the required species information, the plan shall also indicate the caliper size for the proposed trees to be planted, as well as indicate the location of the proposed plantings. The applicant shall provide information showing that the p roposed spacing and location of the trees in relation to each other, existing trees, and proposed structures will allow the trees to thrive. Prior to the issuance of final occupancy permits of dwellings on the lots, the proposed mitigation trees shall be planted. 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. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 27. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 28. Prior to issuance of building permits within the subdivision, the 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). Submit to the Planning Division (Brad Kilby, 639-4171, ext. 388) for review and approval: 29. At the time of building permit review, plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with lot coverage, landscaping, and building height requirements, per Table 18.510.2. 30. At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 31. At the time of application for building permits for individual homes, each applicant shall demonstrate that each site will be landscaped to the required 20% minimum. 32. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. 33. Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Leah Terrace and Alpine View for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 5 OF 26 34. Prior to the issuance of building permits for any lot, the applicant shall submit financial surety in the form of an irrevocable letter of credit or pay a fee in-lieu of planting for proposed on-site tree mitigation for 100% of the caliper inches to be removed (110.70 inches). 35. The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Submit to the Building Division (Bob Poskins, 639-4171, ext. 392) for review and approval: 36. The developer shall submit a geo-technical report for soil stability and liquefaction potential to the City of Tigard Building Division. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 6 OF 26 and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface- mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 7 OF 26 SECTION III. BACKGROUND INFORMATION Vicinity Information: The site is located north of SW Bull Mountain Road and south of SW Alpine View. The site is the surrounded by subdivisions that were developed for single-family housing and are situated on lots that are much larger than those proposed in Daffodil Hill. There is an existing single-family home and a large barn located on the property. Both structures will be removed to accommodate the layout of the new proposed subdivision. Site Information and Proposal Description: The site is described as tax lot 1400 in Washington County Tax Map 2S109BA. The proposal is an 18-lot subdivision on 3.16 acres of land. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing to construct 18 new single-family dwellings on Tax Lot 1400. Detached single-family dwellings are permitted outright in the R-7 zoning district. Decision Making Procedures: Chapter 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice, and appeals are heard by the Hearing's Officer. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal and be given the opportunity to provide written comments prior to a decision being made. Seven letters were received from surrounding property owners and two homeowner's associations. Their concerns were generally tied to four main issues. The issues are: • Traffic, including the extension of Leah Terrace to Alpine View and the potential for additional accidents as a result of more traffic. • The size of the lots in relation to the surrounding neighborhoods and the potential for loss of value on existing developed parcels. • The lack of covenants that would enforce design restrictions that would be compatible with construction types of the existing neighborhoods. • Drainage and the transport of excess stormwater to a collection system. The traffic, density, drainage, and covenants and restrictions will be addressed in discussion of the application and how it addresses the standards and criteria set forth in the Tigard Development Code and Comprehensive Plan. As for the loss of value, the City of Tigard is charged with providing a variety of housing opportunities for all levels of income as long as the development adheres to the relevant code sections. The developer and the market dictate the type of construction and costs of development. There is nothing in the code that allows the city to require construction of homes that are "compatible" with the neighborhood. "Compatible" construction is subjective and would not be an appropriate standard. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 8 OF 26 SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private roperty users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Rough Proportionality Analysis Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $226. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $226 divided by .32 equals $725. ($226 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a single-family residential unit generates 10 average weekday trips per dwelling unit, per day. As there are eighteen dwelling units proposed, 180 trips are generated per day for this site. Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 375.04 feet of the projects frontage on Bull Mountain Road. At an approximate cost of$200 per linear foot, this is valued at approximately $75,000.08. The applicant is also required to build a bicycle pedestrian access through one (1) of the lots that backs Bull Mountain Road (between Lots 1-6). The longest distance would be 140 feet. The shortest distance would be 113 feet. At an approximate cost of$32.00 a linear foot and going with the longer route, the improvement would be valued at $4,480.00. Estimate of unmitigated impacts Full Impact is equal to 180 daily trips x $725 = $130,500 Less TIF Assessment 180 daily trips x $226 = $ 40,680 Less Mitigated costs = $79,488.08 Equals the unmitigated Impact of$10,331.92 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore , the conditions are roughly proportionate to the impacts sustained and thereby justified. LAND DIVISIONS - SUBDIVISONS: CHAPTER 18.430 Subdivision Approval Criteria (Preliminary Plat): 18.430.040 The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations The proposal, as conditioned, will comply with the applicable zoning ordinance and all other applicable regulations. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 9 OF 26 The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided materials demonstrating that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. This criterion is met. 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. The applicant has proposed to extend SW Leah Terrace to SW Alpine View. The City Engineer, in his discussion of this proposal finds that there are no other potential street connections to be considered in this area. This criterion has been met. 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, or will be conditioned in this decision to meet, the preliminary plat approval standards for subdivisions. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-7 Medium Residential zoning district is desicned to accommodate detached single-family units at a minimum lot size of 5,000 square feet. - lis proposal fits this criteria and is discussed in the following section of this decision. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-7 Medium-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-2 R-3.5 R-4.5 R-7 Minimum Lot Size - Detached unit 30,000 sq.ft. 20,000 sq.ft. 10,000 sq.ft. 7,500 sq.ft. 5,000 sq. ft. - Duplexes 10,000 sq.ft. 10,000 sq.ft. -Attached unit [1] 5,000 sq.ft. Average Minimum Lot Width - Detached unit lots 100 ft. 100 ft. 65 ft. 50 ft. 50 ft. - Duplex lots 90 ft. 90 ft. 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage - - - - 80% [2] Minimum Setbacks - Front yard 30 ft. 30 ft. 20 ft. 20 ft. 15 ft. - Side facing street on corner& through lots 20 ft. 20 ft. 20 ft. 15 ft. 10 ft. - Side yard 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. - Rear yard 25 ft. 25 ft. 15 ft. 15 ft. 15 ft. - Side or rear yard abutting more restrictive zoning district 30 ft. - Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. 30 ft. 35 ft. Minimum Landscape Requirement - - - - 20% NOTICE OF TYPE II DECISION SUB2001-00004—DAFFODIL HILL SUBDIVISION PAGE 10 OF 26 • [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. Since the proposed development is a subdivision, in which lots will be developed individually at a later time, it is not possible to demonstrate compliance with lot coverage, building height, and landscaping requirements at this time. The proposal is to create 18 lots that vary in size from 5,464 square feet to 9,152 square feet. The proposed lot widths range from 55 to 64 feet. FINDING: The proposed project complies with all development standards in residential zones, with the exception of lot coverage, landscaping, and building height regulations, which cannot be evaluated at this time. To ensure that all code requirements are satisfied, the following condition shall apply: CONDITION:At the time of building permit review, plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with lot coverage, landscaping, and building height requirements, per Table 18.510.2. ACCESS, EGRESS, AND CIRCULATION: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE 6 OR FEWER UNITS; Number Dwelling Minimum Number MinimuMACtess Minimum Pavement Unit/Lots of Driveways Width Width teq i� 1 or 2 1 15 feet 10 feet 3-6 1 20 feet 20 feet FINDING: All proposed lots will have more than the required 15 feet of access frontage required for single-family dwellings. To ensure that the minimum width pavement requirement is met at the time of development of each parcel, the following condition shall apply: CONDITION:At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. This is a proposal for a single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drives once the property is developed and sold. Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 11 OF 26 a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. 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;. c. The maximum cross slope of a required turnaround is 5%. No access drives in this proposal will exceed 150 feet in length, therefore, this criterion does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. There are no proposed driveways in this development that exceed 200 feet in length, therefore, this criterion does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard does not apply to this proposal. FINDING: As conditioned, the proposed development will comply with all applicable access, egress, and circulation requirements of Chapter 18.705. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 135,137 square feet Street dedication 20,804 square feet NET DEVELOPABLE AREA 114,333 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-7 zone 114,333/5,000 = 22.86 dwelling units NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 12 OF 26 FINDING: The proposed eighteen dwelling units do not exceed maximum density of twenty two, therefore, this standard is met. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 22.86 X 0.80 = 18.28 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 Requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: As this is a typical detached single-family project, which is a permitted use in the R-7 zone, none of the environmental conditions that have been listed above will be compromised beyond allowable levels. The above performance standards are met. These standards would be subject to code enforcement investigation if for some reason the above standards were in question. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-7 zoning district requires that each lot maintain a minimum of 20% landscaping independent of required plantings for tree mitigation and street trees. This proposal calls for the division of 3.16 acres into 18 building sites. FINDING: There is no proposed landscaping for this project. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 13 OF 26 • CONDITION: At the time of application for building permits for individual homes, each applicant shall demonstrate that each site will be landscaped to the required 20% minimum. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has not provided a street tree plan for the development, but has indicated in the project narrative that subdivision improvements will include the planting of street trees in conformance with the Tigard Development Code standards. CONDITIONS: • Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Leah Terrace and Alpine View for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. • The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Buffering and Screening: Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The subject site is surrounded by single-family developments, therefore, there is no requirement for buffering and screening for this project. FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 18 lots for single-family dwellings. Submittal of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. To ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION: At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 14 OF 26 TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant, in his proposal has indicated that all trees will more than likely be removed to accommodate the development. As this is the case, the applicant will be required to mitigate for 100% of those trees that are to be removed. According to the Arborist's report, there are seven trees over twelve inches. The applicant will be required to mitigate a total of 110.70 caliper inches. CONDITIONS: Prior to final plat approval, the applicant shall submit a tree mitigation plan which provides information showing a reasonable similarity between the species of trees to be removed and the species to be planted. In addition to providing the required species information, the plan shall also indicate the caliper size for the proposed trees to be planted, as well as indicating the location of the proposed plantings. The applicant shall provide information showing that the proposed spacing and location of the trees in relation to each other, existing trees, and proposed structures will allow the trees to thrive. Prior to the issuance of building permits for any lot, the applicant shall submit financial surety in the form of an irrevocable letter of credit or pay a fee in-lieu of planting for proposed on-site tree mitigation for 100% of the caliper inches to be removed (110.70 inches). Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all property adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. This standard is met. Street And Utility Improvements Standards: Section 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 15 OF 26 Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 24 to 32-foot paved section. A major collector roadway should have a right-of-way width of 60 to 80 feet and a paved width of 44 feet. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW Bull Mountain Road This site lies adjacent to SW Bull Mountain Road, which is classified as a major collector on the City of Tigard Transportation Plan Map. At present, there is approximately 35 feet of ROW north of the centerline, according to the most recent tax assessor's map. No further ROW dedications are needed on this roadway adjacent to this site. SW Bull Mountain Road is currently paved, but not fully improved to meet City standards. In order to mitigate the impact from this development, the applicant should complete a half-street improvement across the frontage of this site. The applicant s plans indicate they will provide this improvement as a part of the development. The Public Works Department raised a valid concern with regard to the future maintenance of the planter strip that will reside between the back of the new sidewalk and the property lines of Lots 1 through 6. The zone of ROW that includes the curb, sidewalk and planter strip is to be maintained by the adjacent property owner(s) in accordance with TDC 18.810.070.D. On collector and arterial streets, where subdivision lots back up against the roadway, this zone of ROW is often neglected by property owners for various reasons. For instance, back yard fences without gates would preclude easy access to the planter strip and sidewalk area. Often, property owners are not aware that this zone of ROW is theirs to maintain. Planter strips that are not maintained become a nuisance that requires City action by its Code Compliance Officer. The follow-up time involved with each violation exacts a significant amount of City resources. To prevent this from occurring in this development, Staff recommends the applicant be required to form a homeowners association and develop CC&R's that specifically address the routine maintenance of the sidewalk and planter strip on SW Bull Mountain Road. The formation of the homeowners association and adoption of CC&R's must be completed prior to recordation of the final plat. New Local Street Connections This development will include the extension of SW Leah Terrace into the development, and a north/south segment that will connect into SW Alpine View. SW Alpine View was fully improved as a part of the Hillshire Summit development. The existing paved widths of both SW Leah Terrace and SW Alpine View is 32 feet curb-to-curb. The new roadway segments must also be constructed to have a paved width of 32 feet. The applicant is proposing a 44-foot ROW width for the new roadway segments, while still providing the 32-foot paved width. This would necessitate placing the future street trees outside of the ROW. This concept is acceptable, provided the applicant dedicate a separate landscape easement behind the ROW, in addition to the standard 8-foot public utility easement (PUE). With a landscape easement in place, the 44-foot ROW width will function well. The new north/south local street segment must have a different name than SW Leah Terrace. Since it is a north/south segment, a number should be assigned. If a suitable number can not be assigned due to address grid limitations determined by the City, then the applicant will need to choose a name that can be approved by the City Engineer. The proposed "eyebrow" corner at SW Leah Terrace and the north/south segment does not appear to meet Washington County road design standards. The City has allowed these eyebrow corners within subdivisions, provided they meet the County design standards (County Detail #M-405.5). Prior to construction, the applicant shall submit a revised plan that shows the eyebrow in compliance with the County standard. Staff finds that it is feasible for the applicant to meet this standard, based upon the lot sizes and layout. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 16 OF 26 • 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. A street stub is not required to the east due to the fact that there is one parcel that could be served (Tax Lot 1300, 2S1 09BA). This parcel has one large single-family dwelling situated in the middle, approximately 45 feet back from the edge of SW Bull Mountain Road. The home is currently accessed from an existing driveway onto SW Bull Mountain Road, and there is a turnaround area that allows cars to exit face-forward onto the roadway. It appears very unlikely that the arcel would be partitioned in the future, due to the location of the existing house. Even if two additional lots could be partitioned, a full-width public street stub would preclude effective development of the parcel. It would be more feasible and practical to allow a joint private access onto SW Bull Mountain Road in the future, should this parcel be divided. As stated previously, the existing home sits back far enough from the roadway that a vehicular turnaround area can be provided such that cars will not be required to back out into the roadway. 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. One of the comments received from the neighborhood suggest terminating SW Leah Terrace in a cul-de-sac. This comment will be addressed later in the decision. 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. The applicant's plan properly shows the extension of SW Leah Terrace into the development, and provides for a local street extension to SW Alpine View. This criterion is met. 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 NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 17 OF 26 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The steepest grade along the new local street extension is just over 7%. 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. The applicant's plan shows that all lots will be served from the local residential street network. No direct access to SW Bull Mountain Road is proposed. Therefore, this criterion is met. 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. No private streets are proposed. Therefore, this criterion does not apply. 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 block formed by SW Alpine View-SW134th Avenue-SW133rd Avenue-SW Bull Mountain Road-SW Benchview Terrace measures approximately 3,800 lineal feet. This block perimeter clearly exceeds the standard, but since the block abuts a major collector, it could be found acceptable. Staff considered whether or not another street connection would be feasible, and found that the only feasible connection would be a street connection to SW Bull Mountain Road. A connection to the east is not feasible due to the presence of existing homes. A street connection to SW Bull Mountain Road, however, would yield at least two lots with street frontage on three sides due to the location of SW Leah Terrace. Double-frontage lots are to be avoided, according to 18.810.060.C, except where essential to provide separation between residential development and larger streets. All double-frontage lots are required to have front yard setbacks on each street. A triple-frontage lot would be even more cumbersome and undesirable. For this reason, Staff recommends against a public street connection. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 18 OF 26 • The block formed by SW Leah Terrace-SW Alpine View-SW Benchview Terrace measures approximately 1,520 lineal feet, which meets the standard. 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. In the previous section, Staff recommended against a public street connection. However, it is appropriate to require a bicycle/pedestrian connection in accordance with 18.180.040.B.2. A feasible connection could be found between Lots 1 through 6. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. All proposed lots have lot depths which are less than 2.5 times their average lot widths. Consequently, the above criterion is met. 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. Lot frontage varies from 26 feet to 64 feet on the proposed lots. All proposed lots have more than the required 25 feet of frontage on a public street. This criterion is met. 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 sidewalks along all local residential street extensions and SW Bull Mountain Road, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There are existing 8-inch main lines located in SW Alpine View and SW Leah Terrace. The applicant intends to extend new 8-inch main lines from each of these existing lines to serve the lots within this development. The preliminary plan meets this criterion. 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). NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 19 OF 26 This parcel is located at the top of the local drainage basin. There are no upstream flows that must be accommodated. 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 is proposing to detain the onsite stormwater in a large pipe with a flow control structure. Such a system is acceptable, provided the applicant meet specific detailed design criteria by the City, pertaining to accessibility for maintenance. Prior to construction, the details of the detention pipe system shall be reviewed and approved by the City Engineer. The applicant also proposes to extend an existing public storm line from SW 134th Avenue to this site in SW Alpine View. This concept is acceptable to Staff. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.81O.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. The applicant is required to do half-street improvements on Bull Mountain Road. These improvements will bring the road to a width that can adequately accommodate the bike lane that is planned for Bull Mountain Road. This criterion has been met. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The bike lane will be essentially constructed as part of this subdivision, the only remaining costs will be directly tied to the costs of striping. There is no known estimate for the costs associated with striping, so this criteria cannot be applied as worded. In this case a partial improvement is not feasible due to the inability to achieve proper design standards throughout the length of the proposed lane. Bull Mountain Road has not been striped and in many cases the necessary right of way has not yet been acquired to construct the improvement completely. Minimum Width: Section 18.810.11O.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. As was stated previously, a bicycle/pedestrian connection will be required between SW Leah Terrace and SW Bull Mountain Road, somewhere between Lots 1 through 6. The width of this connection shall be eight feet, per Section 18.81O.11O.C. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 20 OF 26 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Bull Mountain Road. However, if the new lots will be served from existing underground utilities in either SW Leah Terrace or SW Alpine View, the applicant would not need to address this section. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Neighborhood Comments: Neighbors in the vicinity of this proposed development submitted several letters. Below is a summary of comments pertaining to public facilities, with Staff responses: • SW Alpine View is a cut-through now, with speeding problems. Motorists are cutting through between SW Bull Mountain Road and SW Benchview Terrace, to avoid the speed humps on SW Benchview Terrace. The development will make this condition worse. Staff Response: The City Engineer is not aware of a significant cut-through problem on this street. Nor is he aware of a significant speeding problem. Staff personally visited the site during the PM peak period on September 4, 2001, and the AM peak period on September 5, 2001. In a 30 minute period during the AM peak perio4, Staff counted four vehicles traveling eastbound on SW AlpinQ View, turning south on SW 134 Avenue, and two vehicles traveling northbound on SW 1 34 Avenue, turning west on SW Alpine View. It is possible that these seven vehicles cut through, but this number of vehicles would not be considered a significant problem given the capacity of the street. During a 45-minute session during the AM peak period, Staff counted vehicles at both the intersection of SW 1341 Avenue/SW Alpine View and at SW Alpine View/SW Bkenchview Terrace. Staff counted a total of three vehicles that traveled northbound on SW 134 Avenue, west on SW Alpine View, then north on SW Mistletoe Drive. Staff assumed these three vehicles drove on to SW Benchview Terrace, and further assumed that they originated from SW Bull Mountain Road attempting to avoid the speed humps as suggested by the neighbors. Staff also NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 21 OF 26 counted 78 vehicles traveling northbound on SW Benchview Terrace, passing by the intersection at SW Alpine View. Based upon these numbers with the assumptions made, only 3.8% of motorists might use SW 133 Avenue-SW 134th Avenue-SW Alpine View as a cut-through. Staff finds this is not a significant issue given the street capacity. In 1999, the Engineering Department was asked to investigate a potential cidt-through problem on SW 134th Avenue. The thought was that vehicles were using SW 134 Avenue and SW Alpine View as a cut-through. The neighbors were also complaining about speed. The City conducted their investigation during the first week in September 1999, after school began. They found that the 85 percentile speed was 23.5 MPH northbound, and 24.6 MPH southbound; clearly not a speeding problem. The City also found that the total volume on SW 134 Avenue (south of SW Alpine View) was 271 vehicles per day. Given that the average single family residence generates approximately 10 vehicle trips per day, and given that there are at least 27 homes in the area of SW 134 Avenue, SW Mountain Ridge Court and SW Alpine View, that volume makes sense. Therefore, the City confirmed that there was not a cut-through problem. In addition, since a local residential street is designed to carry up to 1,500 vehicles per day, Staff finds that there is not a capacity issue here either. Staff also finds that this development will not create a cut-through, nor will it make any cut-through problem worse, as trips generated by this development will be either leaving or entering the site. • There is a safety problem at the intersection of SW Alpine View/SW 134th Avenue. Vehicles are driving over the bumps placed by the City. Staff Response: The City installed small yellow bumps down the centerline of SW Alpine View at the intersection with SW 134 Avenue, to assist in marking the two travel lanes. Motorists turning left from SW 134th Avenue tend to cut the corner. Staff witnessed a small percentage of vehicles cutting the corner during a site visit. It is not apparent that there is a significant safety issue at that intersection. However, if such a condition were to develop there, the City Engineer could review other options at that time. Staff is not convinced this development will create a safety problem at the intersection. • SW Leah Terrace will become a cut-through, if connected. This street should be terminated with a cul-de-sac. Staff Response: Staff does not agree that SW Leah Terrace would become a cut-through. The number of turns a vehicle would have to make would most certainly require more time than would be required to use SW Benchview Terrace from SW Bull Mountain Road. SW Leah Terrace will likely see 50% of the new site-generated trips using that roadway. The site should generate an average of 180 trips per day. Therefore, there may be an increase of approximately 90 vehicle trips on SW Leah Terrace, due to this development. That is not a significant increase. In addition, the volumes on SW Leah Terrace will be well under the maximum capacity of 1,500 vehicles per day. The length of SW Leah Terrace, from SW Bull Mountain Road, is presently 430 feet. This roadway could not be terminated with a cul-de-sac due to the maximum cul-de-sac length standard of 200 feet, required by Section 18.810.030.K. • Make sure this development does not create a downstream stormwater problem. Staff Response: As was stated previously in the report, the developer will provide onsite detention via a large pipe. The preliminary calculations for the detention pipe show that there will be plenty of capacity to handle the flows from this development. • Where will construction vehicles park? NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 22 OF 26 Staff Response: The applicant will be required to provide onsite parking for construction vehicles. This condition will also apply throughout the home construction phase. Construction vehicles will not be permitted to park on existing local residential streets. Enforcement of the condition during the public improvement phase could include a Stop Work Order. Enforcement during the home construction phase could include withholding of inspections, withholding issuance of further permits or fines levied by the Code Compliance Officer. Public Water System: This site will be served from the City's public water system. There are existing 8-inch water lines located in SW Leah Terrace and SW Alpine View. The Public Works Department commented that the applicant will need to pay for the removal of the existing water service from SW Bull Mountain Road. The applicant will be required to either cut in or live tap the public line in SW Alpine View. The City will tap the line in SW Alpine View for water services for Lots 11 through 14. All other water services must be installed by the applicant's contractor. 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. The applicant has proposed to construct a vegetated swale offsite in Jack Park, which is a City park located downstream of this development, north of SW Walnut Street, and east of SW 128 Avenue. The applicant, CWS and the City have met to discuss this proposal, and Staff believes it is a feasible solution. A two-stage approach has been suggested where the applicant would construct a vegetated swale of a size that would equate to what is needed to treat the stormwater from this development. They would remove the existing blackberry growth along the riparian area adjacent to the main stream channel and enhance the stream buffer, as a part of the project. Stage 2 would include the conceptual design of a larger regional facility(ies) that could be developed within the City-owned park and greenspaces downstream. The City would be able to use the conceptual plan to develop additional facilities or expand the one to be constructed by the applicant. Staff is in support of this concept and recommends the City continue to work with the applicant and CWS. If the Jack Park concept is not approved, the applicant will need to provide an onsite water quality facility. The applicant's plan does not show how an onsite facility could be accommodated, but Staff believes it is feasible for the applicant to accommodate such a facility. It may require the applicant to lose one lot (perhaps Lot 10). Prior to the City accepting the applicant's water quality facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The facility shall be located 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. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 23 OF 26 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. This site is less than five acres, so a NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $540.00 (18 lots X $30/address = $540.00). 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. SECTION VII. OTHER STAFF COMMENTS City of Tigard Police Department offered no comments on the proposal. City of Tigard Property Manager/ Operations Department has reviewed this application and offered the following comments: According to the code, the property owners would be responsible for maintaining the sidewalk and vegetation management within the right-of-way. How will this be ensured? City of Tigard Building Official has reviewed the application and has offered the following comments: TVFR approval for access and hydrant location. Geo-technical report for soil stability and liquefaction potential. The City of Tigard Operations Department has reviewed this application and offered the following comments: Developer to be invoiced for removal of existing water service off of Bull NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 24 OF 26 • Mountain Road. Double up all lots with water services, install air release at high point. Attach all details and construction notes. Adhere to water line offset from curbs. Tigard to tap services for lots 11-14 only. Contractor to dig and string services after taps provided by Tigard. (Contact Rich Sattler for items related to public services. Contact Eric Hand for items related to stormwater disposal and sanitary sewer). The City of Tigard Urban Forester has reviewed this application and offered comments regarding tree species selection and planting which are incorporated into this decision under Chapter 18.790. SECTION VIII. AGENCY COMMENTS Clean Water Services indicated that the applicant shall contact clean water services about sewer/water services unless they intend to annex into the city. Tualatin Valley Fire and Rescue staff provided the following comments: • 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) • 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) • 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) Tri-Met, PGE, NW Natural Gas, Verizon, and TCI Cable were notified but no comments were provided. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 14, 2001, AND BECOMES EFFECTIVE ON SEPTEMBER 29, 2001 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 25 OF 26 Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON SEPTEMBER 28, 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. ..62// September 14, 2001 PR PARED BY: Brad V(ilby DATE Associate Planner <<�i•• �/ e, t September 14, 2001 APPROVED BY: Richard Bewer •. 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I Min lipir44, !Ara% -• 1111111 --"*Avol ‘Niiti.iqAul• - 1,_...t IN IL• I ,♦ ■I ■■■■�1 Ibi4':MI lam ��� "II 0.4.-arm rpm��J+,r`t,, 1 meal ItAtesillEs so IN. .S WAN o 4w coo Feel � _. , •. . 1'.501 feet ppv ■mirl 4 wilmaw„,raiso . .vi • City of 4.'lii..._ Tigard C , ii_- _■ Information on this map is for general location ony and ' ♦ ti♦ should be verified vAth the Development Services Division. ■ Aft,'�• ��F. 13125 SW Hat Blvd Amat�■ ■■ '• Tigard,OR 97223 ■ • ...•� -- http:/fwW.v.ci.tipard.or.us Community Development Plot date:Jul 18,2001;C:lmagicWIAGIC03.APR / 1 r•••••••` r • . \ / \ ( \ i f LOT / I I / / // // / \`\ �\ 25 // LOT T I LOT I LOT 1 / / / \♦ ■\ / I 23 I 22 LOT I I / /—`T "1'------f // // \\ � �\``NILLSH � RE S UMA� I T NO . 2 I ` 1 �/ / ?� // LOT `c,b♦ `` _ALPINE w6r6etorc_ _ _.- - ���' 11 ♦ p "R. / / I �.` / 48 - 1•57�5 n"'J...*' !6' r�.+ r\ I 1 / V\� I LOT ` R-t 9' 11' 11'• 4-40: 1 I r 1 \ .�/ �,. , /♦ ■ L 51 i 1 4 4 13 g 1 2 g - s.900 s c W 1 ` \ `� / \ / `\�/�/ LOT N 6,M9 OF 7.961 5.r, 5,�8/Sf. 8,l18 5.(. oo' I LOT IIr �'�'/`� / ■ \ I / 3•,_ \ 50 55' 55' 55' 63' I a 9 i$ H 10 \ I \%fit/ I o taco sr. y La! 1(,):7, c.) 1 / `�` \ ------? _ loo' 11 11 z / 3 ~\ �'� \��/ �� — �, 15 16 a 17 - 18 $ g I$ Q L_ �, / / \\ ( / LOT ` e./s/sr. 3973 s.F. 8,806 sr u 6,486 S.F. 6,000 Sr. •I 1 / / �.` �` eti s °° t a z —/ / / \\ ` ` — L.9' L.10' 16' 55' 17' P. I 1 / /, T_— RAC a � R.166' G. a,, ,,. I I / ' (_, LY iRt L.51' 18' 10' 51' l'18' fs• W TAX LOT III L` / // // // — —_— L.lo' L.3/ cc 1300 I '` ' / / LOT = 1 2 3 Y "51 sr. J i 6,871 S.F. 0497 Sr�'•(�' . / / 58 = zn5 sr 7,n s.r. • zo9i s(. L. I _/ I 10' I 5'6-;7:09-- --"..---.----1._ MOUNTAIN 55 ROAD \ BULL ---- — — S.W. - - - - - \ w \ I °Tr•)Z I �\ _cL >� .....\♦ 34 1 IN n o I i �' I I a_ I A CITYS !Pi1JGARD N N DAFFODIL HILL SUBDIVISION (Map is not to scale) NOTE TO THE FILE DATE: November 14, 2001 FROM: Brad Kilby, Associate Planner RE: Hearings officer final order/incorrect condition # reference FILE REF.: SUB2001-00004/Daffodil Hill Subdivision Appeal HISTORY: The Hearings Officer's final order dated the 13th day of November, 2001 has incorrect reference to a condition number. In reference to Section E. DECISION, the Hearings Officer amends Condition of Approval #9. However, in the amended condition, 9.B, 9.B.2, and 9.C. reference the incorrect condition number of#19 instead of#9. THEREFORE, ALL REFERENCE TO THE HEARINGS OFFICER'S AMENDED CONDITION SHOULD READ #9, NOT #19. (see attached for reference) h:\patty\masters\noteto.mst 9. Incorporation of administrative decision. The hearings officer incorporates the findings in the administrative decision as his own except as inconsistent with the findings in this final order. D. CONCLUSIONS Based on the findings adopted and incorporated herein,the hearings officer concludes that the appeal should be denied, because the applicant failed to persuade the hearings officer that topographic conditions preclude the pathway that is the subject of the disputed condition of approval, that the pathway is unsafe,or that the condition of approval imposes a disproportionate burden on the applicant,provided the condition of approval is amended consistent with the discussion herein. E. DECISION In recognition of the findings and conclusions contained and incorporated herein, the hearings officer hereby denies the appeal of the administrative decision in the matter of SUB 2001-0004 (Daffodil Hill)and affirms that decision with the following amendment: Condition of approval 9 is hereby amended to read as follows: 9. Before the city approves a final plat for the subdivision,the applicant shall: A. Meet with the city engineer to discuss the location, nature and cost of an easement and its improvements for a pedestrian pathway or equivalent non-motor-vehicle connection from SW Leah Terrace to Bull Mountain Road. The applicant shall provide information to evaluate alternative locations for the easement and different approaches to its improvement, including locations and improvements that minimize or reduce the cost of the connection. Unless the applicant agrees to accept costs in excess of$14,812, the city engineer may do one or both of the following to reduce costs: (1) Require the easement to be situated at a location between lots on the site; and/or (2) Require certain improvements within the easement, consistent with the city road standards and variations thereto permitted by law. B. Provide construction plans for review and approval showing a public pedestrian pathway or equivalent non-motor-vehicle connection from SW Leah Terrace to Bull Mountain Road consistent with the results of compliance with condition 19.A; Provided,if the value of the easement required in condition 19.0 plus the cost of improvements to the easement exceeds roughly $14,812, and the applicant does not volunteer to accept those costs,then the following apply: (1) The city engineer may require the applicant to make approved improvements to the easement,provided the cost Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 9 of those improvement plus the value of the easement does not exceed roughly$14,812; provided further, (2) The city engineer may enter into an agreement with the applicant in a form approved by the city attorney to accept a contribution equal to or greater than the difference between $14,812 and the value of the easement, less improvements required pursuant to condition 19.B(1). The city shall hold such funds in an account created for that purpose and earmarked exclusively for improvement of the easement. C. Grant to the city a minimum 8-foot wide public easement for a pedestrian pathway or equivalent non-motor-vehicle connection from SW Leah Terrace to Bull Mountain Road consistent with the results of the contact required in condition 19.A and the plans required in condition 19.B. D TED this 13th day . ovember, 2001. � d Larry Epstei , 1 C' City of Tig. e gs Officer Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 10 11/07/2001 16:47 FAX 5036847297 City of Tigard fj 001 ********************* *** TX REPORT *** ********************* TRANSMISSION OK TX/RX NO 3764 CONNECTION TEL 5032747782 SUBADDRESS CONNECTION ID ST. TIME 11/07 16:45 USAGE T 01'19 PGS. SENT 5 RESULT OK • OD IL N;�� SETTING THE STANDARD FOR SERVICE EXCELLENCE A --W Facsimile • To: l_A 12-121.3�1•• • Company: Ti c.,AR p_k R'1)la 5 GW,c-ce _ Phone: Fax: 543 a`l y - rrog 2 — From: Ao ; Company: City of Tigard Phone: (503) 639-4171 Fax: (503)684-7297 Date: /G1 Pages including this page: 5 COMMENTS: • klAki SETTING THE STANDARD FOR SERVICE EXCELLENCE Facsimile To: LA Ry E4,,S4-6►,N Company: -7-i C_fl«t7 Eive_o-\GS G , Phone: Fax: 503 Dr-14 - '1'-}� From: Company: City of Tigard . Phone: (503)639-4171 Fax: (503)684-7297 Date: Oi Pages including this page: S COMMENTS: City of Tigard, 13125 SW Hall Blvd.,Tigard,OR 97223 ** PLEASE DELIVER THIS FAX IMMEDIATELY ** NOV 87 2001 15 28 FR PERKINS COIE LLP 503 727 2222 TO 95036847297 P.81/84 L CONFIDENTIAL [� PRIVILEGED PERKINS COLE LLP- PORTLAND FAX NUMBER: (503) 727-2222 SWITCHBOARD: (50 ) 727-2000 IF THERE ARE PROBLEMS WITH THIS TRANSMISSION, PLEASE CALL: (503) 727-2000 Addressee: City of Tigard Plannint7 Department FAX NO. 503-684-7297 (COMPANY) Brad Kilby, Associate Planner Direct Dial 503-639-4171 (INDIVIDUAL) From: Andrew H. Solomon Date November 7, 2001 Cover Sheet& 3 page(s) Client Number 14630-0001 Return to Pat Almenara / 2119 / 1548c NAME EXT. OFFICE LOCATION Original document(s) will be: sent to you ❑ held in our files MESSAGE: As we discussed, attached is the memo we would like included in the record. It is my understanding that you will forward a copy to Mr. Epstein. Thank you. Sent By ❑ Call Addressee to confirm they received this fax. This Fax contains confidential, privileged information intended only for the intended addressee. Do not read, copy or disseminate it unless you are the intended addressee. If you have received this Fax in error,please email it back to the sender at perkinscoie.com and delete it from your system or call us (collect) immediately at (503) 727-2000, and mail the original Fax to Perkins Coie LLP,1211 S.W. Fifth Avenue,Suite 1500,Portland,Oregon 97204-3715. [FAXCOV&R.o 1I NOU 07 2001 15:28 FR PERKINS COIE LLP 503 727 2222 TO 95036847297 P.02/04 PERKINS COIE LLP November 7, 2001 TO: Larry Epstein City of Tigard Hearings Officer , FROM: Steven Hultberg , /r ,— RE: Daffodil Hill (SUB2001-00004) Appeal Introduction We represent George Marshall. Mr. Marshall has appealed Condition #9 on the Daffodil Hill Subdivision Approval. A public hearing was held on October 29, 2001 and the record was held open until November 7, 2001 for additional written argument. We are submitting this memorandum for inclusion in the record as additional written argument. Staff Cannot Condition Approval on Dedication of the Path Because the Path is "Precluded by Topographical Constraints" Condition #9 requires that an 8-foot wide public easement or tract be conveyed to the City of Tigard for a public bicycle/pedestrian path. Staff claims that authority for such a condition exists under Tigard Development Code §18.810.040.B.2. This subsection provides that "bicycle and pedestrian connections on public easements or rights-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." (emphasis added). Under this subsection, the City cannot require a connection where precluded by topographical constraints. Connection of S.W. Leah Terrace to Bull Mountain Road is precluded by a topographical constraint. As our client's project engineer stated, there is a 45 to 50 degree slope between Leah Terrace and Bull Mountain Road. This topographic constraint makes it infeasible to construct a path at this location. At the hearing, the project engineer described the constraints and costs associated with trying to construct a pathway on such a steep slope. Construction of switchbacks is simply not feasible because they would take too much land and would [14530.0001/PA013110.039J 1117/02 NOV 07 2001 15:28 FR PERKINS COIE LLP 503 727 2222 TO 95036847297 P.03/04 be excessively costly, as would starting the path further up the slope and grading down into the hillside to make the path slope more gentle. It is doubtful that the City would be able to support such an expenditure under Dolan. Moreover, there is no evidence in the record which would support adequate Dolan findings. Staff Cannot Condition Approval on Dedication of the Path Because the Path will be Unsafe The bicycle/pedestrian path would be unsafe and, therefore, contrary to the Tigard Development Code. Any bicycle/pedestrian path between Leah Terrace and Bull Mountain Road would be unsafe because of the steep slope leading down to Bull Mountain Road. As the project engineer indicated, any bicyclist, skateboarder, or in- line-skater using the path could potentially approach Bull Mountain Road at a high rate of speed and at a right angle. Given the amount of traffic on Bull Mountain Road., this would create a very dangerous situation. Tigard Development Code §18.810.040.A requires that blocks "shall be designed with due regard ...to control and safety of street traffic and the limitations and opportunities of topography." (emphasis added). Staffs requirement that the Daffodil Hill block include a bicycle/pedestrian path that will shoot bicyclists into Bull Mountain Road at a high rate of speed is contrary to §18.810.040.A. Therefore, it is also contrary to §18.810.040.B.2, which states that bicycle and pedestrian access spacing "shall be no more than 330 feet, except where precluded by ...strict adherence to other standards in the code." Here, the "safety" element of§18.810.040.A is the "other standard in the code" and Condition#9 is contrary to that requirement. In addition, §18.110.020(8) provides that one of the purposes of Title 18 is to "provide for and encourage a safe, convenient, and economic transportation within the city." (emphasis added). The Path is Contrary to Goal 12 and Will Not Advance Goal 12's Purpose Because it is unsafe, the bicycle/pedestrian path is also contrary to Goal 12's requirement that local governments adopt transportation plans which, "provide and encourage a safe, convenient and economic transportation system." (Emphasis added) The purpose of requiring a bicycle/pedestrian easement is to facilitate alternative forms of transportation. Although some pedestrians might use such steep path, the slope is too great to permit bicycle travel. Therefore, the condition will not advance the purpose of Goal 12. Conclusion The only evidence in the record support's the appellant's position that a bicycle/pedestrian path would be dangerous. The Tigard Development Code does not [14530-0001/PA013110.0391 -2- l l/7/01 NOV 07 2001 15:28 FR PERKINS COIE LLP 503 727 2222 TO 95036847297 P.04/04 mandate pedestrian connections in this instance and, in fact, specifically provides that such connections are not required due to topographical constraints. Here safety and topographical constraints preclude the proposed connection. Consequently, because the only evidence in the record supports the appellant's position that the connection would be unsafe, the Hearings Officer should uphold the appeal and delete Condition #9 from the approval. AHS:ahs [14530-0001/PA0131 10.039[ -3- 1 inrol ** TOTAL PAGE.04 . , G R U Geotechnical & Environmental Consultants 9725 SW Beaverton Hillsdale Hwy, Ste 140 Portland, Oregon 97005-3364 PHONE 503/641/3478 FAX 503/644/8034 RECEIVED PLANNING June 22, 2001 3500 PRELIM GEOTECH EVALUATION JUN 2 2 2001 LLC PO Box 91249 CITY OF TIGARD PO Box Portland, OR 97291 Attention: George Marshall SUBJECT: Geotechnical Consultation Daffodil Hill Residential Development 13735 SW Bull Mountain Road Tigard, Oregon At your request, GRI is conducting a geotechnical investigation for the above-referenced development in Tigard, Oregon. We anticipate the report on the investigation will be available in 2 to 3 weeks. The purpose of this letter is to provide our opinion regarding the overall suitability of the site for the planned development from a geotechnical standpoint. As a part of this evaluation, we reviewed the project plans prepared by the project civil engineer, Harris- McMonagle Associates, Inc. (HMAI), entitled, "Daffodil Hill, Development Review Plans," dated June 20, 2001. In addition, we recently completed an phase I environmental site assessment (ESA) of the property, and the finding are provided in our May 14, 2001, report for Edgewood, LLC, entitled, "Phase I Environmental Site Assessment, Zednik Property, 13735 SW Bull Mountain Road, Tigard, Oregon." Project Description Based on the project plans by HMAI and discussions with Bill McMonagle of HMAI, we understand the 3- acre site will be developed with 18 residential lots and associated streets and utilities. The plans indicate the maximum height of cuts will generally be about 5 ft, except for utilities, where the cuts will be deeper; no fills are currently planned. In this regard, it is understood that all excess soil resulting from site development will be removed from the site. We also understand the existing structures on the site will be demolished and removed from the site. Site Description Topography and Surface Conditions. The topographic information provided on the project drawings by HMAI and our site observations on April 27, 2001, during the Phase I ESA indicate the majority of the site is relatively flat and slopes gently downward to the north, east, and west at about 10H:1 V. However, the slope along SW Bull Mountain Road is steeper and locally steeper than 2H:1 V. The ground surface at the site ranges from about elevation 652 to 672 ft (NGVD). A residence with a partial basement and a barn structure are present in the central portion of the site. Minor amounts of raveling were observed on the slope along SW Bull Mountain Road during our April 27, 2001, site visit. Obvious indications of significant slope instability were not observed by GRI during the site visit. Geology. Based on our review of available geologic maps and our experience in the site vicinity, we anticipate the site is mantled with a relatively thin deposit of Upland Silt underlain at variable depths by Columbia River Basalt. Upland Silt consists of wind- deposited, clayey to sandy silt (loess). The Columbia River Basalt is a thick sequence of dense, dark-gray, basalt lava flows of mid-Miocene age. The contact between the underlying basalt and overlying silt is generally unconformable and is frequently characterized by a zone of deeply weathered, clay-rich relict soils. The basalt typically shows a joint system that ranges from massive columnar to closely jointed. Interflow zones between the basalt flows typically consist of severely to completely weathered basalt or baked soils. Groundwater. We anticipate that shallow, or perched, groundwater conditions may develop at or near the ground surface at this site during wetter periods of the year due to the slow infiltration of surface water through the fine-grained soils. At depth, groundwater may perch above the weathered surface of the underlying basalt. Springs often occur where relatively impermeable weathered layers of rock are exposed at the ground surface, such as along slopes and drainages. Conclusions In our opinion, the site is suitable for design and construction of the proposed development from a geotechnical standpoint. Our final report on the geotechnical investigation will be available in 2 to 3 weeks. Limitations This letter has been prepared to aid the owner and engineer in the geotechnical evaluation of the above- referenced site. The scope is limited to the specific project and location described herein, and our description of the site development represents our understanding of the significant aspects of the site relevant to our evaluation. The conclusion provided in this letter is based on our reconnaissance of the site and the sources of information discussed herein. Please contact the undersigned if you have any questions. Submitted for GRI, PROFFs QED PRQ,c �`'`� `"�', 9 s� �yGIN� �(, w 11 'P t� ongeo �` I 4,1 ... c ,*` vG�y �� • 1'43 ' u.D.04. 30, 19 r 'VA) wiir J. H AR Renew Date 67 Ca Dwight J. Hare in, PE Gene M.Tupper, PE Principal Project Engineer cc: Bill McMonagle/Harris-McMonagle Associates, Inc. GRD 2 WILL CALUPICK UP Fill out this form completely and attached it securely to the document(s). Bring it to the WILL CALL / PICK UP area at the Front Counter and file in the appropr : e alphabetical slot .y last name/company. _ /% SSD TO: Ilk, .,. : . _ COMPANY NAME: . d'. r _..lei'' '* DOCUMEN NAME: // ,. 1 0 il�/�., /gjrilli1 i tO,r-, 1 FROM: fat DEPARTMENT:/ ' 17 DATE TO WILL CALL: /2./ FEE: A 7 00• `"fl ti �G�r 1 If the document(nisei not picked up within 5 i ing days of the "DATE TO WILL CALL", the document will be returned to the originator. RETURNED TO ORIGINATOR DATE: RECEIVED PLANNING OCT 31 2001 CITY OF TIGARD Receipt #: 27200100000000004341 __,.,.�•�'�., Date: 10/31/2001 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due MISC Miscellaneous Fees&Charges-7.0000 @$1.00 100-0000-451000 $7.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Cash GEORGE MARSHALL $7.00 TOTAL AMOUNT PAID: $7.00 Community Development ia?vp (wv ( 9760 %' 77w."rv t. P. h. aa 4. r +' P f x Q. m N! Eat fi +�s 'a?fi . t E � N Nv et x h ■ a x FAD k I IA 41046- ,„ •-•_ . . it i frir.... ,-- :• ... ' • : _ - -.-t ';. -,. - , I-- , a M a. ` • tc,- +.1e.7;ss:"4. ; '4,',.d, ' ' F RA i w t f • • V `. 4...:"...,.',1- r . , ,.. . ....fr: . ' 'l;t:::',12: 1 '.7 L-----i . „ 1 l r• .#E. I n r y I1 d : • : . .. ////// ,I k. ' f a •4 .-e..e .aYSrsnA^sr tsatRw e+F�a..,. .....vnec.,«...--••-..�,.-. •—•• u..,. w rf mv,a.. -_ r— • I V .< a ' Y, ] } ' 1 ''' li&b.NIL. 1111111167,..... ; ' ... . h*+. , 'ry' , .." f .. r ,r « - !i �,,,ter. ,,, m.. , ili _ _ --._... i 3 '`a. #..r x s 3"' 5 x. r. 1 ''Yrt -" ' ^", > -*-„.„',,,.,,...4.,b..,„..0.- +fry"'b..,„..0 + , '°5 Y 't A� j, * £ 4s;i', x 1,.,,„c� 2 ,..f tr. � '° }�I` hz e ve R V ..4 e w L� CITY OF TIGARD HEARING'S OFFICER OCTOBER 29, 2001 - 7:00 PM TOWN HALL TIGARD CITY HALL, 13125 SW HALL BOULEVARD TIGARD, OR 97223 Anyone wishing to speak on an agenda item must sign-in on the appropriate sign-in sheets. PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Friday prior to the meeting. Please call (503) 639-4171 , Ext. 320 (voice) or (503) 684-2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: y Qualified sign language interpreters for persons with speech or hearing impairments; and r Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. To request such services, please notify the City of Tigard of your need(s) by 5:00 p.m., no less than one (1 ) week prior to the meeting date at the same phone numbers listed above so that we can make the appropriate arrangements. OVER FOR HEARING AGENDA ITEM(S) CITY OF TIGARD HEARING'S OFFICER PAGE 1 OF 2 10129/2001 PUBLIC HEARING AGENDA CITY OF TIGARD Community Development Shaping A Better Community CITY OF TIGARD HEARINGS OFFICER OCTOBER 29, 2001 - 7:00 PM AGENDA 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 APPEAL OF DAFFODIL HILL SUBDIVISION — "URBAN SERVICE AREA" SUBDIVISION (SUB) 2001-00004 ITEM ON APPEAL: On September 14, 2001, the Director issued a decision to approve a request for an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. On September 28, 2001 an appeal was filed pertaining to Condition of Approval No. 9 that calls for an eight-foot-wide public bicycle/pedestrian pathway connection from SW Leah Terrace to SW Bull Mountain Road, to be located along a side lot line of one of the future lots. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.390 and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT CITY OF TIGARD HEARING'S OFFICER PAGE 2 OF 2 10/29/2001 PUBLIC HEARING AGENDA CITY OF TIGARD Community(Development Shaping Better Community MEMORANDUM CITY OF TIGARD, OREGON 13125 SW Hall Boulevard Tigard, Oregon 97223 (503)639-4171 Fax 684-7297 TO: Larry Epstein, City of Tigard Hearings Officer e FROM: Brad Kilby, Associate Planner miL DATE: October 9, 2001 SUBJECT: Daffodil Hill (SUB2001-00004) Appeal Harris-McMonagle Associates Inc., project engineers and agents for the proposed Daffodil Hill Subdivision, and George Marshall, owner and developer of the proposed Daffodil Hill Subdivision, have filed an appeal with the City of Tigard in regard to a condition of approval of the aforementioned subdivision. The appellants have requested your review of the City's condition that, "The applicant's construction plans shall show a public bicycle/pedestrian path connection between SW Leah Terrace and SW Bull Mountain Road. This connection shall be a minimum of 8 feet in width, located within an 8-foot-wide public easement or a tract conveyed to the City, and can be located between any of Lots 1 through 6. The pathway shall be constructed of either concrete or asphalt, per the City's public improvement design standards." The subject site is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. It is an 18-lot subdivision surrounded by existing and relatively recent residential development. The site and surrounding properties are within the R-7 medium-density residential zoning district. The Notice of Decision and record is attached for your review. 10/29/2001 Public Hearing - Memo to the Hearings Officer Page 1 of 3 RE: SUB2001-00004/Daffodil Hill Subdivision Appeal The appellants argue that this condition should not apply to their development because it presents a potential safety hazard for pedestrians and bicyclists that may utilize the pathway and that topographical constraints are reasons for exemption from the standards. The appellants contend that the frontage along SW Bull Mountain Road is faced with a 2:1 cut slope which would be too steep for a pathway, so it would have to be a stairway. The appellants further contend that block length is not measured along the right-of-way line of arterials, highways, major collectors, or railroads. The appellants allude to the point that the City's code is inconsistent with the Oregon State Transportation Planning Rule. The City's position is as follows. The Tigard Development Code (TDC) Sections 18.810.040(B)(1) and (2) states: 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." Staff concedes and in fact agrees with the appellants that since the block abuts a major collector, it could be found acceptable. The block formed by SW Leah Terrace, SW Alpine View, SW Benchview Terrace, SW Bull Mountain Road, and SW 133rd exceeds 1,800 lineal feet, but Bull Mountain Road is a major collector and staff agrees that the block length requirement can be exempted and therefore meets 18.810.040.B.1. However, the proposals inability to meet one standard does not preclude the need for it to meet the other standard. Section 18.810.040.B.2 states that, "bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code." While the property abuts a major collector, it should also be noted that the major collector must someday facilitate the movement of all modes of transportation including bicyclists and pedestrians. In fact, Bull Mountain Road has been designated to accommodate bicycle lanes on both sides of the road in the City of Tigards' future bicycle and pedestrian map. Staff recommended against a public street connection. However, it is appropriate to require a bicycle/pedestrian connection in accordance with Section 18.180.040.B.2., and staff believes that a feasible connection could be found between Lots 1 through 6. 10/29/2001 Public Hearing - Memo to the Hearings Officer Page 2 of 3 RE: SUB2001-00004/Daffodil Hill Subdivision Appeal Staff believes that the applicant could design the connection such that it could be safe with stairs, a landing, or even an alternate design that would make the path safer. It has been past City practice to allow paths up to 20% grade to be constructed. Beyond 20%, staff requires that stairs are constructed to the standards within the Oregon State, one and two family dwelling code. In summary, The Tigard Development Code implements the Oregon State Transportation Planning Rule in Chapters 18.810 (Street and Utility Design Standards), 18.705 (Access, Egress, and Circulation), 18.720 (Design Compatibility Standards), and 18.765 (Off-Street Parking and Loading). The implementation of the rule is to help meet Statewide Planning Goal #12. Under Goal 12, local governments must adopt transportation plans which, "provide and encourage a safe, convenient and economic transportation system." This goal applies to bicyclists and pedestrians as well as automobile traffic. Staff believes that the argument to appeal Condition #9 of the Notice of Decision for the Daffodil Hill Subdivision is without substance and should apply to the approval of this subdivision. EXHIBITS: Exhibit A— Notice of Decision Exhibit B —Agency Comments Exhibit C — Neighborhood Comments Exhibit D —Appeal Filing Form 10/29/2001 Public Hearing - Memo to the Hearings Officer Page 3 of 3 RE: SUB2001-00004/Daffodil Hill Subdivision Appeal NOTICE TO MORTGAGEE, LIENHOLuER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. A CITY OF TIGARD Community(Development ShapingA Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER,AT A MEETING ON MONDAY, OCTOBER 29, 2001 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, WILL CONSIDER THE FOLLOWING APPLICATION: "URBAN SERVICE AREA" FILE NO.: SUBDIVISION (SUB) 2001-00004 FILE NAME: APPEAL OF DAFFODIL HILL SUBDIVISION APPLICANT: Bill McMonagle OWNER: George Marshall 12555 SW Hall Boulevard PO Box 91249 Tigard, OR 97223 Portland, OR 97291 ITEM ON APPEAL: On September 14, 2001, the Director issued a decision to approve a request for an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. On September 28, 2001 an appeal was filed pertaining to Condition of Approval No. 9 that calls for an eight-foot-wide public bicycle/pedestrian pathway connection from SW Leah Terrace to SW Bull Mountain Road, to be located along a side lot line of one of the future lots. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. COMP. PLAN DESIGNATION: Medium-Density Residential District. ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.390 and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD HEARINGS OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT VVRITTEN TESTIMONY ON THIS PROPOacD ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COS I OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER BRAD KILBY AT(503)639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. ,_-,_- `TN-tep.7 . v.- II•i•t -`-- `-./ ITY of TIGAR. ,,,` `,,: �', ,,' '=', VICINITY MAP . Aft l tag'1"URBAN SERVICE AREA" .l:..,.,_,,... ♦�1 ' 1 SUB2001-00004 p/1/1■■■■■\k h *, ��, 1r L �11■II■■■■t w4ik /• ..0, DAFFODIL HILL ■■■■*IP. 4 /ihhl/�/ un IF SUBDIVISION E L 1.11 I 1 Appi I.**444itt,mob I I I I I All 11 1.1 il iii Mrii:/4161— \ \`.111141111:11 ill litICI5 IIIE V.to\\- 1415101100,L El in. afalW Nine,: im nal store 11111gt1111 RIF ini mm. im, lo, gill ati MORE. •o4�11 %N,1 t ■ INth n ■��•��1 dream � Ci n r ■•••INIEratii- -4-per 1 ,Igi. E. 1111 iivirp vii • CV of Tiprd MN ink' i WILL CALL/PICK UP LFill L . this form completely and attached it s,.,Jrely to the document(s). Bring it to the WILL CALL/ PICK UP area at the Front Counter and file in the appropriate alphabetical slot by last name/company. TO: B', mac_ OTC' (1A_Ongy1e COMPANY NAME: tiARR;s `ncrflo,rigke 3 (4c6C, DOCUMENT NAME: 1LTine g fc,bl.c +yea+cc SVG 26°1-0c°°`"/ A. o :/e :/1 FROM: AO e-...41 DEPARTMENT: a/c rc I. DATE TO WILL CALL: /7 4/c�i FEE: If the document is not picked up within 5 working days of the "DATE TO WILL CALL", the document will be returned to the originator. RETURNED TO ORIGINATOR DATE: /i �e; i Cc� Sr 1W APPEAL FILING FORM "'``1i' FOR LAND USE DECISIONS TYPE II CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 The City of Tigard supports the citizen's right to participate in local government. Tigard's Land Use Code, therefore, sets out specific requirements for filing appeals on certain land use decisions. The following form has been developed to assist you in filing an appeal of a land use decision in proper form. To determine what filing fees will be required or to answer any questions you have regarding the appeal process, please contact the Planning Division or the City Recorder at the phone/fax listed at the top of this form. GENERAL INFORMATION FOR STAFF USE ONLY Property Address/Location(s) and Name(s) of the Application Being Appealed:,��¢/ �O/Z- 1//1 /373✓�5Gt1,3 // Case No.(s): Case Name(s): .17-1.-0 ' Receipt No.: How Do You Qualify As A Party? -`-4,Z��4,�'+ 10 • je. %/L. a.;": � Application Accepted By: _�/ ./ Date: INFO Ci F pp /cam .6� // v, Approved As To Form By: Appellant's Address: Date: City/State: / �� _ Zip: ?j" Denied As To Form By: Day Phone Where You Can Be Reached:O63) �✓9 -3`v$ Date: Scheduled Date Decision Is To Be Final: 9-2ras-e2/ Rev.10/3/96 i:lcurpinUnasterslappeai.doc Date Notice of Final Decision Was Given: 9-/9-O / Specific Grounds For Appeal or Review: ,_1% -/11 /UQ''9 REQUIRED SUBMITTAL ELEMENTS • /i7e mss d� . 05 % G ✓ Application Elements Submitted: ❑ Appeal Filing Form (completed) ❑ Filing Fee(based on criteria below) > Director's Decision to Hearings Officer $ 250.00 • ■ Expedited Review(deposit) Hearing Referee $ 500.00 Planning Commission/Hearing's Officer to City Council $1,745.00 (+Transcript) Signatur-(s)o A - - 'al • APPEAL FILING FORM FOR LAND USE DECISIONS I:\curpinVnasters\appeal (OVER FOR ADDITIONAL WRITING SPACE} PAGE 1 OF 1 HARRIS - McMONAGLE ASSOCIATES INC. ENGINEERS - SURVEYORS 12555 SW HALL BLVD. TIGARD OREGON, 97223 TEL. (503) 639-3453 FAX. (503) 639-1232 September 27, 2001 APPEAL OF THE CITY OF TIGARD TYPE II, LAND USE DECISIONS FOR THE PRELIMINARY SUBDIVISION PLAT OF "DAFFODIL HILL". Condition of approval No. 9 calls for a 8-foot wide public bicycle/pedestrian pathway connection from SW Leah Terrace to SW Bull Mountain Road, to be located along a side lot line of one of the future lots. We believe that there are significant problems with this requirement, which are explained as follows. 1. The apparent reason for condition No. 9 is due to the maximum 1800 foot long block length requirement as stated in City Code Section 18.810.040 B 1. Under this section heading 1. b, you do not measure block lengths along the right of way line of arterials, highways, major collectors or railroads. Using these criteria when we measure the block length that is bounded by SW Leah Terrace, SW Alpine Drive and SW Bench View Drive, it measures 1550 feet, which is within the block length requirements. 2. Under Section 18.810.040 B 2. Topographical constraints are a reason for not constructing a pathway. The frontage of"Daffodil Hill" along SW Bull Mountain Road is faced with a 2:1 cut slope (equaling a 50% grade)the top of this slope is 8 to 12 feet higher than the curb line of the road, this is to steep for a pathway and instead would have to be a stairway. If this stairway was constructed it would in our opinion have the potential to cause a significant safety hazard for the following reasons. a.) As children will sometimes do, they will ride their bicycles and skateboards down the stairway, you may have seen this on television. Because this stairway would enter SW Bull Mountain Road at right angles at the bottom of the 50% slope there is a great possibility that they could shoot out into the roadway traffic. Speeds along SW Bull Mountain Road by the city's own monitoring are in the 45 to 50 MPH range, driver/ kid reaction time would most likely be very small to avoid an accident. b.) The Oregon Transportation Planning Rule Sections 660-12-045 3 (E)(i), provides that a physical or topographic condition such as a steep slope are valid reasons not to construct a connection. c.) Under the same Section, (A) concerns access ways that are reasonably free from hazards, particularly type or levels of automobile traffic. d.) Under the same Section, (B) concerns a reasonably direct route of travel between destinations such as a store or transit stop. There are no stores or transit stop any where along the sites frontage. In the future if there were to be a transit stop it most likely would be at SW Bench View Drive where the roadway is wide enough to accommodate a bus stop. Pedestrians from Daffodil Hill can walk westerly along the local street sidewalk of SW Leah Terrace to the bus stop, with very little traffic to contend with. This distance is approximately 950 feet, in comparison to a quarter of a mile, which is considered a reasonable walking distance to a bus stop. If the stairway were constructed the distance would be 800 feet, and considering the safety reasons it is not a good trade off. } A X M E O Harris - McMonagle Associates, Inc. Engineers - Surveyors 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 639-3453- Fax 639-1232 i ' / To: Company: Date: 9.— 7 7-6/Pte Fax Number: �� ' � Tel Number From: /,) Zi# Project 4 Number of pages to follow: COMMENTS / SIGNED: / , �� Receipt #: 27200100000000003927 f Date: 0912812001 T I D E M A R K COMPUTER SYSTEMS. INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due SUB2001-00004 [LANDUS]APPEAL DD-PLN COM 100-0000-438000 $250.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check HARRIS-MCMONAGLE ASSOC. 0 6126 0 $250.00 TOTAL AMOUNT PAID: $250.00 , -.7 axm ... --:,; »,-..-,-._ _-.,,.e_, ,__ ,,, ., _ :.gin: - o0 6 6,.- • �I 1 1 HARRIS-McMONAGLE ASSOCIATES, INC. a+ ENGINEERS - SURVEYORS • 12555 SW. HALL BLVD. PH. 503-639-3453 • TIGARD, OR 97223 DATE -z�—O/ Ii PAY UG I l TO THE /� ORDER OF � 7v " / r� $ �j Oi ‘,-, , . / _ / /I .ice i<� /IL f�- �i�` DOLLARS a U.B. BANK AR/ //i P.O BOX 23308 T O OR 97281 UNITED FO BTATES,NATIONAL BANK OF041111111P.%°......-1 � / o1 1)4////97/, / ___ �___ ____..._ - __.._ __.-_ ". „ -."Is4 =inn --- s-.._ .:s-R. s-^- � ...„--.^ - ,m.'.-mow, • REQUEST FOR COMMENTS RECEIVED PLANNING OCT 11 2001 CITY OF WARD October 9,2001 Brad Kilby 13125 SW Hall Tigard,Oregon 97223 Dear Brad Kilby: Concerning Daffodil Hill, Where are the children going to play? Every piece of land on Bull Mountain and the surrounding areas have been slated for crammed in housing. The last homes are family-affording homes,with children and there has been no consideration for a place for them to play. I know that Metro has bought property supposedly for parks,but not for play areas. They are" preserves". TIGARD MUST PLAN FOR CHILDREN. Does every community surrounding us has a park and rec program? We pay some of the highest taxes in the Metro area,but as far as services, especially for families, I don't see them. Doesn't anybody in City Hall have children? You are really just creating a future ghetto here and on Gaarde. I hope in 20 years when you look back you will be proud of what you have created. Kathy Najdek 1 RECEIVED PLANNING AUG 0 8 2001 CITY OF WARD August 1,2001 City of Tigard Planning Division 13125 S.W. Hall Blvd. Tigard, OR 97223 To whom it may concern: I am writing concerning the proposed subdivision on Bull Mountain to be called Daffodil Hill, your case number 2001-00004 and tax lot number 1400. My family and I are neighbors of this proposed subdivision and reside at 13656 S.W. Alpine View.We have been residents of the Three Mountains Estate subdivision for 10 years, first living in a home along 134`h Drive. In fact, we are the family with the second longest tenure in that neighborhood. I am sure that most of our neighbors would agree that it has always been our neighborhood's expectation that this property would some day be developed for residential housing. Yet is with surprise and dismay that we have learned that the proposed subdivision plan calls for an 18-home development on this 3.16-acre parcel with lot sizes beginning at just under 5,500 square feet. Despite meeting Metro 80 percent density requirements, such density is far out of character from existing, encircling neighborhoods. But out-of-character density is but one concern shared by many. I am confident that all adjoining neighbors and many residents of the area some distance away believe that this development will only add to serious, unresolved traffic safety issues. The proposed Daffodil Hills Subdivision, with a street emptying onto Alpine View, greatly elevates serious traffic problems along Alpine View and 134th Drive.These issues have been previously brought to the city of Tigard's attention, including to deceased Mayor Jim Nicoli. This traffic problem was escalated by,the addition of speed bumps on Benchview several years ago. Today, many motorists use 1341 and Alpine View has a cut-through traffic "Bonsai Pipeline"extension from Bull Mountain Road to Benchview,thereby avoiding at least one of the speed bumps the city has placed along Benchview. The natural incline and decline of Alpine View only adds to these motorists' traveling speed and propensity for either cutting the corner at 134th and Alpine View with too great of speed or too sharp of an angle. Considering the blind nature of this corner due to the location of a home near the street, this is a serious accident location waiting to happen. The safety of this corner transcends auto or motorist safety.That section of 134th is a natural (flat)play area for the many J neighborhood children, who are in danger of being struck by a car going to fast or cutting the • corner. Some time ago, in respond to neighborhood concerns,the city rejected the request for a traffic stop sign and instead placed traffic control elevated nipples on Alpine View and its intersection with 134th. Instead of following the line of those street nipples, most motorists drive over them and cut the corner too fast. The addition of this new overly dense subdivision with a street emptying onto Alpine View will only mean more traffic along Alpine View,at the dangerous 134th/Alpine View corner and along 134th Drive as it curves over to Bull Mountain Road. Please come evaluate this area yourself. You will find that the new street from the proposed development will enter Alpine View just east of a crest in the hill of Alpine View. This will mean traffic leaving the new subdivision will enter onto Alpine View below the line of sight of drivers sailing along from Benchview to Bull Mountain Road. The result?A serious accident. I believe you will also find that the cut-through traffic along 134th and Alpine View is not immediate neighborhood traffic and that this local,neighborhood street is being used as a collector street in lieu of Benchview. In evaluating the acceptance of this proposed subdivision,please consider the following safety issues: • the cut-through traffic from Benchview to Bull Mountain Road through Three Mountains Estates; • the line of sight issue due to the incline of Alpine View that will imperil motorists leaving the new subdivision and entering onto Alpine View; • the safety of neighborhood children who play in the street; • the corner safety issues at 134th and Alpine; • and the increased traffic generated by the density of the proposed development. I believe if you review these matters in person(and not in the slower dog days of August traffic), you will agree that there are serious traffic issues. And I hope that you will agree these issues are greatly exacerbated by the creation of this proposed development with its higher proposed density and plan to dump traffic along Alpine View. We strongly request that the proposed density of this subdivision be decreased and that the traffic pattern for the subdivision not be allowed to include a street entering onto Alpine View. Any other decision will greatly add to an already dangerous public safety and traffic problem. If I can be of any assistance or to discuss our concerns further,you may reach me at 503-670- 2814. Sincerely v r x/t,v</r‘14./� �iAFf 1L kiLL THREE MOUNTAINS ESTATES OWNERS ASSOCIATION RECEIVED PLANNING July 31,2001 Brad Kilby Associate Planner AUG Al 2001 City of Tigard CITY OF TbGARD 13125 SW Hall Blvd Tigard,OR 97223 Re:Your file#SUBDIVISION(SUB)2001-0004 DAFFODIL HILL Dear Mr. Kilby: Three Mountains Estates is located adjacent to the east and downhill from subject subdivision. We have a number of concerns.First,where the proposed lot size is so much smaller than those of the surrounding developments,it is a very real possibility that smaller and less expensive houses will be built on them reducing the property values of adjacent home owners. If that reduced lot size is required by regulation claims by injured homeowners could arise. Second,we understand that protective covenants which could assure quality construction and maintenance have not been proposed by the developer. Adequate covenants alone would go a long way to assuage the concerns of the surrounding homeowners and quite possibly be beneficial to the developer if the development or sale of lots is prolonged. Finally,we have received complaints that drainage from earlier uphill developments have adversely affected plantings and lawns in some of our lots and we ask that provision be made to assure that no additional surface or ground water escapes the subdivision by reason of the development other than to=adequate storm water disposal system. rely, / / • Thomas E. Withycom• 3' -si nt Three Mountains Estate'Owners Association 13441 SW Mountain Ridge Ct. Tigard,OR 97224 / July 30, 2001 Brad Kirby RECEIVED PLANNING City of Tigard - Associate Planner AUG 0 13125 SW Hall Boulevard 2 2001 Tigard, OR 97223 CITY OF TK3ARD Re: Daffodil Hill Subdivision Mr. Kirby, We are writing to you to express our concerns about the Daffodil Hill Subdivision as presently planned by the developer. We understand that this property is within the urban growth boundary and support a housing development project. Our concerns in order of importance to us are: 1. The development as presently planned does not fit with the surrounding neighborhoods. The lot sizes are approximately half the size of the surrounding homes. This does not leave adequate space to build a home of equal or greater value to the existing homes. It does not seem to us that the land use needs in this area have changed so significantly in the past 5 years since our home was built and do not want to be financially penalized by urban boundary politics. 2. We believe there is a better way to provide access to the homes in this new development without creating a through street. We are concerned that making Leah Terrace a through street will increase traffic turning left onto Benchview will increase the number of traffic accidents there due to the poor visibility which exists at this intersection today. We have signed a counter proposal which John Naegeli has already submitted. 3. The developer has not committed to CCR's which would help to maintain building standards(minimum square feet of livable home,construction materials, etc.)consistent with the neighboring developments. We hope that you take these concerns as seriously as we do. As citizens of Tigard,we look for the people responsible for the planning the growth or our city to protect our interests and the Bull Mountain area within the city of Tigard a better place to live. Developments which do not match with the surrounding neighborhoods, on lots as small as 5000 square feet will not protect the interests of the citizens who live next to this development. We ask that you take our counter proposal under consideration and move this matter before the planning commission Thank you for your assistance in this matter. Concerned Citizens, 474/C E4, ticozxcibo,..4,....., Ralph and Nancy Elam 14355 SW Racely PL Tigard, OR 97224 HILLSIIIRE RESIDENT'S ASSOCIATION 13791 S,W. ALPINE VIEW TIGARD, OREGON 97224 (503) 579-9876 or (503)590»0396' RECEIVED PLANNING July 30,2001 AUG 01 2001 Mr. Brad Kilby, Associate Planner CITY OF TIGARD Planning Division CITY OF TIGARD 13125 SW Hall Blvd. Tigard, Oregon 97223 Dear Mr. Kilby, RE> OPPOSITION TO THE DAFFODIL HILL SUBDIVISION AS PROPOSED Building 18 homes on 3.16 acres works out to about 5500 sq. ft. per home site. We built our home five years ago at 13791 SW Alpine View. We paid more than we wanted to at the time, but did so knowing (or thinking)all properties adjacent to Hillshire and Three Mountain developments would be approxamately 11,000-16,000 sq. ft. Since all the lots around us are this size, we expected the"Zednic Property" (Daffodil Hill) which is across the street from us, to be the same as the surrounding lots. There are four telephone and utility hook up poles established and sticking out of the ground along Alpine View on the empty lots, with a distance of 320 ft. totally. We were under the assumption that four houses would be built across the street from us, facing Alpine View and each lot would be around 8000-10,000 sq. ft. We therefore picked our lot and proceeded to build our home across the street. The smallest home allowed in Hillshire development is 2500 sq. ft. With the 5000 sq. ft. lots proposed for Daffodil Hill, that would mean that probably all 18 homes built there would be 2500 sq. ft. OR LESS. We are concerned this will reduce our property values greatly. I truly do not feel that if on this proposed property, only 13-14 homes are built, it is going to be such a great deviation from what the Metro Plan is trying to instill. It will however, be a very equitable meeting halfway with homeowners and current TAXPAYERS to not hurt them financially and it will finish off the "Hillshire Development"on Bull Mountain Road,thus making the "ENTIRE" area look like it belongs. Also, we submit a suggestion to be considered so as not just to complain to you without an alternative.. All of us,when we moved into our homes on Alpine View, knew about Leah Terrace being extended someday, but not one of us felt it would EVER end up coming out onto Alpine View, thus adding even more traffic than we have now (which is a real problem right now) We have discussed this with each other and felt that Leah Terrace would be extended and become a cul de sac at the end. With 14 home sites this could easily be done with lots 7000-10,000 sq. ft. This would also allow the developer to build four homes on Alpine View in the $500-600K price range on 10,000 sq. ft. lots. (with a view) Obviously, the other sites would be more in the $400K price. It seems that the main controvercy in this whole Daffodil Hill sub-division is the construction of four homes. Current residents want fourteen homes built where the plan calls for eighteen. We ask that you please reconsider and build fourteen homes in a cul de sac,thus keeping speeding traffic off our streets in Hillshire and making our streets safe for our children. We realize the Metro Plan is trying to stop the growth of urban sprawl and the shrinking of our farmlands, but these four homes in the Daffodil Hill sub-division are not going to make or break this plan, but it will make a heavy impact on"OUR NEIGHBORHOOD." Thank you for listening to our concerns. • Gretchen Drennen Hillshire Residents' Association, President N-GAL ryes a- i✓Ai g 9 4/vancie 1, Al i f GE //OD iJ v 4 11 0d i,c� S Q a 0 ti 0 ' (itl Y111 9 Pun di OA) A.Prr ' V,eiv Ili `I �oxr� a � r � ' 2 /A/6 1 ON X7-`5- 5 iitbAr- } 1 ); 11- -- o Qv 4 0 Do x " Z o '' Oz f) w 4Q `"J r 3 Aso' kki I op / !b � 7 Z . t 3 1`' I ' V . 100 b _ t,V 'C "lj . ! 0 2 � � ri,,_, I v a C t •o __s-- (ro,, t< o . 1 roc) Site of -4 13855 SW Alpine View Tigard, OR 97224-1790 July 27, 2001 RECEIVED PLANNING Mr. Brad Kilby, Associate Planner Planning Division JUL 3 0 2001 CITY OF TIGARD 13125 SW Hall Blvd. CITY OF TIGARD Tigard, OR 97223 Dear Mr. Kilby: We object to the Daffodil Hill Subdivision as proposed for the following reasons: - Building eighteen homes on 3.16 acres with 5-7000 square foot lots will reduce the value of homes in the adjacent Hillshire Summit No. 2 and Three Mountain developments. Most of our lots are 2 to 3 times this size, with homes ranging from $400,000 to over $1,000,000 in value. - The proposal to exit the traffic from the Daffodil Hill subdivision onto Alpine View is unsatisfactory. This street already has very serious speeding problems and is used by through traffic to avoid the speed bumps on Benchview. Truck traffic appears to increase daily as more drivers discover this short cut. - Children use Alpine View to play in because there are no parks in this area. In no way should an already serious problem be compounded by designing another street to empty onto it. SW Leah Terrace could be extended with a cul de sac at the end. This would not facilitate the placement of 18 lots, but there could be 12 to 14 and the area would not invite additional "cut through" traffic. Let's give the good people (who are, of course, taxpayers) in the existing neighborhoods in this area a break. Thank you for your serious consideration of our deep concerns. Sincerely, ? E. Ned now Caroly/. o V Brad Kilby July 23, 2001 Associate Planner RECEIVED PLANNING City of Tigard 13125 SW Hall Blvd. JUL 2 4 2001 Tigard, OR 97223 CITY OF TIGARD Dear Mr. Kilby: This is in response to your file number SUBDIVION (SUB) 2001-00004. Developing this 3.16 acres into residential plots certainly seems appropriate; however, there are issues that need to be considered. First, the size of the lots proposed at 6000 square feet, more or less, are not in keeping with the lot sizes in the surrounding developments. A group of 18 lots bounded on three sides by much larger lots can do nothing but reduce property values of the surrounding area. The 18 houses to be built are forced to be smaller and of less value due to the size of lots. Second, all of the surrounding developments have well defined CC&Rs, whereas the developer indicated at a neighborhood meeting he did not intend to have restrictions. 10,my judgment the lot sizes should be increased to reflect those of the surrounding area and restrictions should be defined for those who intend to build. Anything less is unfair treatment for all of us who have invested substantially in our homes and do not expect to have the values eroded by substandard lot sizes and associated smaller homes. Sincerely 72._A4/14.440 . Robert Hanson 14341 SW 134th Drive Tigard, OR 97224 Cc: Three Mountain Estates H/O Board ` J RECEIVED PLANNING 6/3/01 JUL _ ? 2001 City of Tigard, CITY OF TIGARD • RE: Proposed"Daffodil Hill" Subdivision - 3.06acres 13735 SW Bull Mountain Road Developer: George Marshall Tax Lot ID—2S109BA01400 The undersigned have objections to and concerns about the potential extension of Leah Terrace and the 18 lots that would be placed there. Some of the signers below attended a meeting with the future developer of the property on 5/29. Basically, we were told nothing except that"you the City"turned down a"14 lot"proposed development and this was out of their control. They took"no minutes". Also I would like it to be known that some residents as far away as 1 mile attended this meeting, thereby showing that this is not just a concern of the immediate neighborhood BUT rather how the city is responding to the citizens in general on Bull Mountain. Concerns: - No CCRs: the developer didn't say there would be none BUT he wasn't sure if there would be some. From the meeting these questions were asked: What are setbacks? What type of roofs? What type of siding? How many square feet? Parking? Other CCR issues that the entire hill is bound by (ie antennas/clothes lines/etc.) - Traffic: we already have a big traffic concern on most of this hill and this will aggravate it. Number 1 —too many additional lots Number 2—being made a through street to Alpine ... this will now be used as a cut-through from Bull Mt Rd and Benchview to three Mountains thereby avoiding the speed bumps on Benchview. The egress from Leah Terrace onto Benchview South is already a disaster due to design and allowing the erection of a wall - Compatibility: this proposal "changes the character of the neighborhood" and potentially "devalue"our property. All(>95%)of the homes within '/2 mile in any direction are on a lot of at least 10,000sf/they were required to be 2500sf minimum/they have three car garages/they were required to have shake or tile roofs/they were required to have cedar siding, brick, stucco or stone fronts/they were required to be setback 25-30ft from the curb/they were required to abide and follow the CCRs. - Construction: nothing is in writing about the impact to the streets and potential dangers to the children in the surrounding area while large equipment is brought and stored on-site for use. What happens when they tear up the street they use as access—will the City repave it afterward? Where is the equipment going to sit? On Leah Terrace/on Alpine? These are the concerns brought about at the initial meeting by the developer and are not intended to address all issues of all concerned parties. Attached is a short list of signatures that wish to oppose this development as currently proposed. A more extensive signature campaign is in force and will be presented within the week. We were restricted by the short time frame we felt, in order to address some issues. Attached is a revised plot(not an engineered drawing)that would be more livable to those concerned, if other issues (i.e: CCRs) were also addressed. Thank You, John Naegeli 13874 SW Leah Terrace Tigard, OR 97224 See attached signatures: SIGNATURES OF THOSE OPPOSED TO CURRENT PROPOSAL TO THE"ZEDNICK PROPERTY"-DAFFODIL HILL NAME ADDRESS l 61 1 �--- //4-/331.4 Stu �1 _riz pf 9722.!7 C- cr. l3"79ZS'6.! v, � itu,A9g 3 FO S&- 4.14 I t-i 3 68 S� ilik9 a?//i/ cat o /4 ass sw ,Pam . ia. // I 4 3 6 3 Su) \ - Ter✓ ;. C $ ■ (4 `' t)enc,'w1eLJ Tr 1149 0 if9ef-r- 6110,4,11 -1610toe,e _ /9311/J ') /2(.4 t'/E ,} /t"/- /i . r( l< tC c( r _ ("WA 30(/ til ( .7( is-69 se..40/1 .e.t..1./ / , /6136 a 5LJ /Qoctli Aeo, z6v4 SyS /3-'y .K' SIGNATURES OF THOSE OPPOSED TO CURRENT PROPOSAL TO THE"ZEDNICK PROPERTY"-DAFFODIL HILL NAME ADDRESS /3 .1-1 G /: 6-) . 41/1 -3:?7 MAIrrigr' /367SS //A ø /332 , vc“) /41/107 /3, 32 Illfilnea, Vit e vi MEMORANDUM CITY OF TIGARD, OREGON DATE: September 7, 2001 TO: Brad Kilby, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SUB 2001-00004, Daffodil Hill Subdivision Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 24 to 32-foot paved section. A major collector roadway should have a right-of-way width of 60 to 80 feet and a paved width of 44 feet. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW Bull Mountain Road This site lies adjacent to SW Bull Mountain Road, which is classified as a major collector on the City of Tigard Transportation Plan Map. At present, there is approximately 35 feet of ROW north of the centerline, according to the most recent tax assessor's map. No further ROW dedications are needed on this roadway adjacent to this site. SW Bull Mountain Road is currently paved, but not fully improved to meet City standards. In order to mitigate the impact from this development, the applicant should complete a half-street improvement across the frontage of this site. The ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 1 applicant's plans indicate they will provide this improvement as a part of the development. The Public Works Department raised a valid concern with regard to the future maintenance of the planter strip that will reside between the back of the new sidewalk and the property lines of Lots 1 through 6. The zone of ROW that includes the curb, sidewalk and planter strip is to be maintained by the adjacent property owner(s) in accordance with TDC 18.810.070.D. On collector and arterial streets, where subdivision lots back up against the roadway, this zone of ROW is often neglected by property owners for various reasons. For instance, back yard fences without gates would preclude easy access to the planter strip and sidewalk area. Often, property owners are not aware that this zone of ROW is theirs to maintain. Planter strips that are not maintained become a nuisance that requires City action by its Code Compliance Officer. The follow-up time involved with each violation exacts a significant amount of City resources. To prevent this from occurring in this development, Staff recommends the applicant be required to form a homeowners association and develop CC&R's that specifically address the routine maintenance of the sidewalk and planter strip on SW Bull Mountain Road. The formation of the homeowners association and adoption of CC&R's must be completed prior to recordation of the final plat. New Local Street Connections This development will include the extension of SW Leah Terrace into the development, and a north/south segment that will connect into SW Alpine View. SW Alpine View was fully improved as a part of the Hillshire Summit development. The existing paved widths of both SW Leah Terrace and SW Alpine View is 32 feet curb-to-curb. The new roadway segments must also be constructed to have a paved width of 32 feet. The applicant is proposing a 44-foot ROW width for the new roadway segments, while still providing the 32-foot paved width. This would necessitate placing the future street trees outside of the ROW. This concept is acceptable, provided the applicant dedicate a separate landscape easement behind the ROW, in addition to the standard 8-foot public utility easement (PUE). With a landscape easement in place, the 44-foot ROW width will function well. The new north/south local street segment must have a different name than SW Leah Terrace. Since it is a north/south segment, a number should be assigned. If a suitable number can not be assigned due to address grid limitations determined by the City, then the applicant will need to choose a name that can be approved by the City Engineer. The proposed "eyebrow" corner at SW Leah Terrace and the north/south segment does not appear to meet Washington County road design standards. The City has allowed these eyebrow corners within subdivisions, provided they ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 2 meet the County design standards (County Detail #M-405.5). Prior to construction, the applicant shall submit a revised plan that shows the eyebrow in compliance with the County standard. Staff finds that it is feasible for the applicant to meet this standard, based upon the lot sizes and layout. 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. A street stub is not required to the east due to the fact that there is one parcel that could be served (Tax Lot 1300, 2S1 09BA). This parcel has one large single-family dwelling situated in the middle, approximately 45 feet back from the edge of SW Bull Mountain Road. The home is currently accessed from an existing driveway onto SW Bull Mountain Road, and there is a turnaround area that allows cars to exit face-forward onto the roadway. It appears very unlikely that the parcel would be partitioned in the future, due to the location of the existing house. Even if two additional lots could be partitioned, a full-width public street stub would preclude effective development of the parcel. It would be more feasible and practical to allow a joint private access onto SW Bull Mountain Road in the future, should this parcel be divided. As stated previously, the existing home sits back far enough from the roadway that a vehicular turnaround area can be provided such that cars will not be required to back out into the roadway. 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. ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 3 • 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. One of the comments received from the neighborhood suggest terminating SW Leah Terrace in a cul- de-sac. This comment will be addressed later in the report. 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. The applicant's plan properly shows the extension of SW Leah Terrace into the development, and provides for a local street extension to SW Alpine View. This criterion is met. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The steepest grade along the new local street extension is just over 7%. 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: ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 4 • 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. The applicant's plan shows that all lots will be served from the local residential street network. No direct access to SW Bull Mountain Road is proposed. Therefore, this criterion is met. 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. No private streets are proposed. Therefore, this criterion does not apply. 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 block formed by SW Alpine View-SW134th Avenue-SW133rd Avenue-SW Bull Mountain Road-SW Benchview Terrace measures approximately 3,800 lineal feet. This block perimeter clearly exceeds the standard, but since the block abuts a major collector, it could be found acceptable. Staff considered whether or not another street connection would be feasible, and found that the only feasible connection would be a street connection to SW Bull Mountain Road. A connection to the east is not feasible due to the presence of existing homes. A ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 5 street connection to SW Bull Mountain Road, however, would yield at least two lots with street frontage on three sides due to the location of SW Leah Terrace. Double-frontage lots are to be avoided, according to 18.810.060.C, except where essential to provide separation between residential development and larger streets. All double-frontage lots are required to have front yard setbacks on each street. A triple-frontage lot would be even more cumbersome and undesirable. For this reason, Staff recommends against a public street connection. The block formed by SW Leah Terrace-SW Alpine View-SW Benchview Terrace measures approximately 1,520 lineal feet, which meets the standard. 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. In the previous section, Staff recommended against a public street connection. However, it is appropriate to require a bicycle/pedestrian connection in accordance with 18.180.040.B.2. A feasible connection could be found between Lots 1 through 6. 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. (TO BE FILLED IN BY 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. (TO BE FILLED IN BY 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 sidewalks along all local residential street extensions and SW Bull Mountain Road, the applicant will meet this criterion. Sanitary Sewers: ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 6 Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There are existing 8-inch main lines located in SW Alpine View and SW Leah Terrace. The applicant intends to extend new 8-inch main lines from each of these existing lines to serve the lots within this development. The preliminary plan meets this criterion. 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). This parcel is located at the top of the local drainage basin. There are no upstream flows that must be accommodated. 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). ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 7 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 is proposing to detain the onsite stormwater in a large pipe with a flow control structure. Such a system is acceptable, provided the applicant meet specific detailed design criteria by the City, pertaining to accessibility for maintenance. Prior to construction, the details of the detention pipe system shall be reviewed and approved by the City Engineer. The applicant also proposes to extend an existing public storm line from SW 134th Avenue to this site in SW Alpine View. This concept is acceptable to Staff. 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. 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. 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. As was stated previously, a bicycle/pedestrian connection will be required between SW Leah Terrace and SW Bull Mountain Road, somewhere between Lots 1 through 6. The width of this connection shall be eight feet, per 18.810.110.C. ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 8 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Bull Mountain Road. However, if the new lots will be served from existing underground utilities in either SW Leah Terrace or SW Alpine View, the applicant would not need to address this section. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 9 Neighborhood Comments: Neighbors in the vicinity of this proposed development submitted several letters. Below is a summary of comments pertaining to public facilities, with Staff responses: • SW Alpine View is a cut-through now, with speeding problems. Motorists are cutting through between SW Bull Mountain Road and SW Benchview Terrace, to avoid the speed humps on SW Benchview Terrace. The development will make this condition worse. Staff Response: The City Engineer is not aware of a significant cut-through problem on this street. Nor is he aware of a significant speeding problem. Staff personally visited the site during the PM peak period on September 4, 2001, and the AM peak period on September 5, 2001. In a 30-minute period during the AM peak period, Staff counted four vehicles traveling eastbound on SW Alpine View, turning south on SW 134th Avenue, and two vehicles traveling northbound on SW 134th Avenue, turning west on SW Alpine View. It is possible that these seven vehicles cut through, but this number would not be considered a significant problem. During a 45-minute session during the AM peak period, Staff counted vehicles at both the intersection of SW 134th Avenue/SW Alpine View and at SW Alpine View/SW Benchview Terrace. Staff counted a total of three vehicles that traveled northbound on SW 134th Avenue, west on SW Alpine View, then north on SW Mistletoe Drive. Staff assumed these three vehicles drove on to SW Benchview Terrace, and further assumed that they originated from SW Bull Mountain Road attempting to avoid the speed humps as suggested by the neighbors. Staff also counted 78 vehicles traveling northbound on SW Benchview Terrace, passing by the intersection at SW Alpine View. Based upon these numbers, with the assumptions made, only 3.8% of motorists might use SW 133rd Avenue-SW 134th Avenue- SW Alpine View as a cut-through. Staff finds this is not a significant issue. In 1999, the Engineering Department was asked to investigate a potential cut-through problem on SW 134th Avenue. The thought was that vehicles were using SW 134th Avenue and SW Alpine View as a cut-through. The neighbors were also complaining about speed. The City conducted their investigation during the first week in September 1999, after school began. They found that the 85th percentile speed was 23.5 MPH northbound, and 24.6 MPH southbound; clearly not a speeding problem. The City also found that the total volume on SW 134th Avenue (south of SW Alpine View) was 271 vehicles per day. Given that the average single family residence generates approximately 10 vehicle trips per day, and given that there are at least 27 homes in the area of SW 1341 Avenue, SW Mountain Ridge Court and SW Alpine View, that volume makes sense. Therefore, the City ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 10 confirmed that there was not a cut-through problem. In addition, since a local residential street is designed to carry up to 1,500 vehicles per day, Staff finds that there is not a capacity issue here either. Staff also finds that this development will not create a cut-through, nor will it make any cut-through problem worse, as trips generated by this development will be either leaving or entering the site. • There is a safety problem at the intersection of SW Alpine View/SW 134th Avenue. Vehicles are driving over the bumps placed by the City. Staff Response: The City installed small yellow bumps down the centerline of SW Alpine View at the intersection with SW 134th Avenue, to assist in marking the two travel lanes. Motorists turning left from SW 134th Avenue tend to cut the corner. Staff witnessed a small percentage of vehicles cutting the corner during a site visit. It is not apparent that there is a significant safety issue at that intersection. However, if such a condition were to develop there, the City Engineer could review other options at that time. Staff is not convinced this development will create a safety problem at the intersection. • SW Leah Terrace will become a cut-through, if connected. This street should be terminated with a cul-de-sac. Staff Response: Staff does not agree that SW Leah Terrace would become a cut-through. The number of turns a vehicle would have to make would most certainly require more time than would be required to use SW Benchview Terrace from SW Bull Mountain Road. SW Leah Terrace will likely see 50% of the new site-generated trips using that roadway. The site should generate an average of 180 trips per day. Therefore, there may be an increase of approximately 90 vehicle trips on SW Leah Terrace, due to this development. That is not a significant increase. In addition, the volumes on SW Leah Terrace will be well under the maximum capacity of 1,500 vehicles per day. The length of SW Leah Terrace, from SW Bull Mountain Road, is presently 430 feet. This roadway could not be terminated with a cul-de-sac due to the maximum cul-de-sac length standard of 200 feet, required by 18.810.030.K. • Make sure this development does not create a downstream stormwater problem. Staff Response: As was stated previously in the report, the developer will provide onsite detention via a large pipe. The preliminary calculations for the detention pipe show that there will be plenty of capacity to handle the flows from this development. ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 11 • Where will construction vehicles park? Staff Response: The applicant will be required to provide onsite parking for construction vehicles. This condition will also apply throughout the home construction phase. Construction vehicles will not be permitted to park on existing local residential streets. Enforcement of the condition during the public improvement phase could include a Stop Work Order. Enforcement during the home construction phase could include withholding of inspections, withholding issuance of further permits or fines levied by the Code Compliance Officer. Public Water System: This site will be served from the City's public water system. There are existing 8- inch water lines located in SW Leah Terrace and SW Alpine View. The Public Works Department commented that the applicant will need to pay for the removal of the existing water service from SW Bull Mountain Road. The applicant will be required to either cut in or live tap the public line in SW Alpine View. The City will tap the line in SW Alpine View for water services for Lots 11 through 14. All other water services must be installed by the applicant's contractor. 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. The applicant has proposed to construct a vegetated swale offsite in Jack Park, which is a City park located downstream of this development, north of SW Walnut Street, and east of SW 128th Avenue. The applicant, CWS and the City have met to discuss this proposal, and Staff believes it is a feasible solution. A two-stage approach has been suggested where the applicant would construct a vegetated swale of a size that would equate to what is needed to treat the stormwater from this development. They would remove the existing blackberry ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 12 growth along the riparian area adjacent to the main stream channel and enhance the stream buffer, as a part of the project. Stage 2 would include the conceptual design of a larger regional facility(ies) that could be developed within the City- owned park and greenspaces downstream. The City would be able to use the conceptual plan to develop additional facilities or expand the one to be constructed by the applicant. Staff is in support of this concept and recommends the City continue to work with the applicant and CWS. If the Jack Park concept is not approved, the applicant will need to provide an onsite water quality facility. The applicant's plan does not show how an onsite facility could be accommodated, but Staff believes it is feasible for the applicant to accommodate such a facility. It may require the applicant to lose one lot (perhaps Lot 10). Prior to the City accepting the applicant's water quality facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The facility shall be located in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 13 A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. This site is less than five acres, so a NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $540.00 (18 lots X $30/address = $540.00). 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: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 14 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 onsite infrastructure improvements, the half-street in SW Bull Mountain Road, 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 Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a major collector street from curb to centerline equal to 22 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; ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 15 E. 6 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; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the Engineering Department. 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 Bull Mountain Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The minimum paved widths of the local residential street extensions shall be 32 feet. The applicant's construction plans shall show that the eyebrow corner at SW Leah Terrace and the north/south segment will meet the Washington County detail No. M-405.5. The applicant's construction plans shall show a public bicycle/pedestrian path connection between SW Leah Terrace and SW Bull Mountain Road. This connection shall be a minimum of 8 feet in width, located within an 8- foot wide public easement or a tract conveyed to the City, and can be located between any of Lots 1 through 6. The pathway shall be constructed of either concrete or asphalt, per the City's public improvement design standards. The applicant's construction plans shall provide specific detail for the proposed stormwater detention pipe system. The applicant's engineer shall coordinate with the City Engineer and Public Works Director in developing a plan that will ensure ease of maintenance and accessibility for City staff. 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 ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 16 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 (unless the facility is constructed within Jack Park, as proposed). As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. If the applicant's proposal for the Jack Park water quality facility is not approved, then they shall provide a facility onsite. 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 design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 17 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$540.00. (STAFF CONTACT: Kit Church, Engineering). The final plat shall show a minimum 44-foot ROW width for the new internal street extensions. The final plat shall show a separate landscape easement for the street trees. The landscape easement shall be in addition to the standard 8-foot public utility easement. The final plat shall contain a restriction whereby Lots 1 through 6 shall not be permitted to access directly onto SW Bull Mountain Road. Prior to approval of the final plat, the applicant shall demonstrate that they will form and incorporate a homeowners association. They shall also develop CC&R's for this project that clearly indicate the association will be responsible for the perpetual maintenance of the planter strip along the frontage of SW Bull Mountain Road. The north/south local street segment must be given a different name. The preference would be to designate it with a number. However, if a number can not be assigned that fits well with the City's address grid system, then the applicant shall propose a name to be approved by the City Engineer. 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: ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 18 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. 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. C. The right-of-way dedication for SW Bull Mountain Road shall be made on the final plat. D. 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'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: 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 ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 19 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. 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. ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 20 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. ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 21 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 22 • THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. 1\eng\brianr\comments\sub\sub2001-00004.doc ENGINEERING COMMENTS SUB 2001-00004 Daffodil Hill Subdivision PAGE 23 MEMORANDUM I � TO: Brad Kilby Lwf FROM: Matt Stine, City Forester RE: Daffodil Hill Subdivision DATE: July 26, 2001 As you requested I have provided some comments on the "Daffodil Hill Subdivision" project. If you have any questions or concerns regarding my comments please contact me anytime. 1. TREE PROTECTION DEVICES 18.745.030 E. PROTECTION OF EXISTING VEGETATION. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). 1 .1 . All tree protection devices shall be located on the Tree Protection Plan. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 20% of its root system disturbed by construction activities shall also be protected. 1 .2. Details and specifications are required as to how the trees will be protected on site. The details and specifications are included in this memo. 1.3. Provide a construction sequence including installation and removal of tree protection devices, clearing, grading, or installation of sediment and erosion control measures, and other activities that may be required to implement the tree protection measures. 1 .4. Include in the notes on the final set of plans that equipment, vehicles, machinery, dumping or storage, or other construction activities, burial, burning, or other disposal of construction materials must not be located inside of any tree protection device or outside of the limits of disturbance where trees are being protected. No grading, filling or any other construction activity may occur within the tree protection devices at any time or outside of the limits of disturbance where trees are being protected unless approved by the City Forester. 1.5. All tree protection devices shall be: • Visible. • Well-anchored. • Approved in the field prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. 1.6. All tree protection devises shall be constructed according to the attached illustrations (Figures D-5 and D-6). 1.7. To determine the size of the tree protection zone follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 12" of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 12' of tree protection zone around the entire canopy of the tree. • For groups of trees the tree protection zone must be outside of the dripline of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the dripline method, whichever is greater. 1 .8. Identify, on the Tree Protection Plan, the location of the stockpile area and the staging area (if different from the stockpile area). 1.9. All of this information must be included in the final plan's notes or drawings. 2. TREE SPECIES SELECTION & PLANTING 18.745.030 C. INSTALLATION REQUIREMENTS. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. G. CONDITIONS OF APPROVAL OF EXISTING VEGETATION. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. 2.1 . It is recommended that all tree planting follow the guidelines set forth by the International Society of Arboriculture's tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. I recommend that these guidelines be followed and adhered to at all times. 2.2. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: • No more than 30% of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • No more than 10% of any one species be planted onsite. 2.3. I recommend that all of this information be included in the final plan's notes or drawings. If you have any questions please call me anytime. Thank you for requesting my comments on this project. Bradley Kilby - Daffodil Hill Subdivision.dc Page 1 TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION July 30, 2001 Brad Kilby,Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: SUB 2001-00004 Daffodil Hill Subdivision Dear Brad, I have reviewed the submittal for the above named project and have the following comments: 1. 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) 2. 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) 3. 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) it Please contact me at(503)612-7010 with any additional questions. Sincerely, g. 771.71lEyn, Eric T. McMullen Deputy Fire Marshal 7401 SW Washo Court,Suite 101 •Tualatin,Oregon 4'bt •01141.(503)612-7000•Fax(503)612-7003•www.tvfr.com Ast REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: July 19,2001 RECEIVED PLANNING TO: Jim Wolf,Tigard Police Department Crime Prevention Officer c E P 11 2001 FROM: City of Tigard Planning Division CITY OF Ti3ARD STAFF CONTACT: Brad Addy,Associate Planner 1x3881 Phone: 15031639-4111/Fax: [5031684-1291 "URBAN SERVICE AREA" SUBDIVISION(SUB)2001-00004 Y DAFFODIL HILL SUBDIVISION Q REQUEST: The applicant is requesting approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 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: AUGUST 2, 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: (Please provide t(te following information)Name of Person[sl Commenting: .■nicAc I Phone Number: Z.zq I • • REQUEST FOR COMMENTS CI of IIGARD Community Development Shaping Better Community DATE: July 19,2001 TO: John Roy,Property Manager/Operations Department RECEIVED PLANNING FROM: City of Tigard Planning Division JUL 2 0 2001 STAFF CONTACT: Brad Kilby,Associate Planner[x3881 CITY OF TiGARD Phone: [503)639-4111/Fax: (503)684-1291 "URBAN SERVICE AREA" SUBDIVISION[SUB)2001-00004 y DAFFODIL HILL SUBDIVISION REQUEST: The applicant is requesting approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 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: AUGUST 2, 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: z We have reviewed the al d have no objections to it. J Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Ark/ F ` - o -tGGv '" l . � _, �.�► Y l<Z pr Ge `A1U0-5 ,� 1c:�C- G✓Ai ©,e fee6 t) ��il re iiJ 'o , S '`X74 5 "431 -5.5. Pte' � _ .i �� �ll.�J � �._1 ..� -aF-w� n C (''lease provide the following information)Name of Person[sl Commenting: ::c4i t - - I Phone Number: � 9 `3 s .- /7 f yc 3 5 • REQUEST FOR COMMENTS CITY OF TIGARD Community Development Shaping fetter Community DATE: July 19,2001 TO: Gary Lampella,Building Official RECEIVED PLANNING FROM: City of Tigard Planning Division JUL 2 3 2001 STAFF CONTACT: Brad Kilby,Associate Planner[x3881 CITY OF TiGARD Phone: [5031639-4171/Fax: [5031684-7297 "URBAN SERVICE AREA" SUBDIVISION(SUBI 2001-00004 ➢ DAFFODIL HILL SUBDIVISION REQUEST: The applicant is requesting approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 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: AUGUST 2, 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. 7 Written comments provided below: 11 J F- A-ppr4A)AL.. �22 � �4> ; (°t-44,10.3 v► -v a t+n1 t P_tk. Q,,EQoe_x-- 2 ►� S-r1��o►t�'� �+5 ] (-t q to o -:r£%et— (Please provide the following information)Name of Person's]Commenting: AZ I Phone Number: 3�� I REQUEST FOR COMMENTS oTIGARD Community Development Shaping Better Community DATE: July 19,2001 TO: Dennis Koellermeier,Operations Manager RECEIVED PLANNING FROM: City of Tigard Planning Division JUL 31 2001 STAFF CONTACT: Brad Kilhy,Associate Planner[x3881 CITY OF TIGARD Phone: [503)639-4171/Fax: [503)604-7297 "URBAN SERVICE AREA" SUBDIVISION[SUB)2001-00004 DAFFODIL HILL SUBDIVISION < REQUEST: The applicant is requesting approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 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: AUGUST 2, 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: 110e6ile AD tae NOWLii £( reabaJZ of€ w 'dt "[r Bann Qd,1 /l c& rt f� 0 LQ /110S �fl��""�l td∎fa>le 76 10 4•Xr/hv 2J M Cad/ lf+r./ A,9 servui, 11--) Y •ors fa -'fimint.ck c19- s Ss �:f ,Or,ic Alk/4.5 ell d d1 h %cfa-ci 14'i ‘7/30 — I /114-1 — O/ ' O W'Y4//s1 (Please provide the following information)Name of Persons]Commenting: � I Phone Number: su ccl--o603q- . ______. ■••••••■■■••■■■• ' - � / / � � _ _ - - - - - - - �j// f / / � j —` 'Cr —,___ \ ' % j/ J I / I /� - , \ -I l I / I 1 II \ / I �r I _r --,; ��. `sQ ` \ LOT / i 1;4'`soca.r N., ��, �N \ 25 L0T 0010 ;, \, / O ,�, i1 LOT LO / , N N N 24 23 22 T �� ; � 11 \ \ \ , LLSNJRE SUM I T N0 . 2•, / / N , ,,- SAN.MH I SAN.MH / // ` ■ ` // /� \ � -_----_---_-_�-�-- _ _ _ _ _ ��/ i / 1 i 4+ „� 8» - l EX.8"WL •C f . y S _ /� I �� / L 0 T =�- qN - - E-X.8"SAN' _- _ _ _ EX.B'SAN _ / /// I ` ' ` I 48 ` _. �c �., _I�� - 12 5T1�4� - __ - - - _ -12"STM _�--/ I r E . ∎T. �� -EX-AA-T.°- // , I N. 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'.. / / ifr/ i , , V'// 1. 8 1:.01_111 8 , ....... ,..... , , 1 5 1 6 1 7 , 4 - - � i ( / f�'I- : SAN.MH L. cr \ / I icfsEX.FH. 49 ° , k / L _7,‘,..,..,..7/1„,,,,,.,.._.,....,\ - EX.SAN.MH °° / _ _ \ ' _ - G 7 cD \ \ i °'4..�� �.� - - _ - , S"SAN _ _�� , / I 7-7----. .-- -- -1-114--- -____--...,,,,.`` - - Ace ..,,,8_,,,,L. , _ - '' , 0/ / `1 - r I , �// ; , I - ,.,w / R :11):� HI H POINT ' I '" /" ///�' / I I 6d�' � ' /V,/ I,,' v- ,k o/ /, EX.SAN.MH 6 /- /; T 1 2 3 4 5 --___7, ,,,� .,/,J/ !/- // i 58 =_____ . • REQUEST FOR COMMENTS CITY O IGARD Community cDeve&opment Shaping)4 Better Community DATE: July 19,2001 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner(x3881 Phone: [5031639-4171/Fax: (503)684-7291 "URBAN SERVICE AREA" SUBDIVISION(SUB)2001-00004 DAFFODIL HILL SUBDIVISION REQUEST: The applicant is requesting approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single- family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 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: AUGUST 2, 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'lease provide the foltawi ng information)Name of Personts)Commenting: I Phone Number: � CITY .' TIGARD REQUEST FOR COP. ANTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: S,L.',(2-; '100'1 — ()coo Lt FILE NAME: 1Accc. S�ipDwiS1G).3 CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ['East ['South p<IVest ElProposal Descrip.in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Nadine Smith,Supervisor _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. POLICE DEPTJJim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPTJBrian Rager,Dvlpmnt.Review Engineer_WATER DEPT./Dennis Koellermeier,Operations Mgr. �_CITY ADMINISTRATION/Cathy Wheatley,City Recorder i'PUBLIC WORKS/John Roy,Property Manager _,;PUBLIC WORKS/Matt Stine,Urban Forester ✓PLANNER—TIME TO POST PROJECT SITE IF A PUBLIC HEARING ITEM! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.IfyiTUALATIN VALLEY FIRE&RESCUE * _ TUALATIN VALLEY WATER DISTRICT* CLEANWATER SERVICES • Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON* _ 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 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) __US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA/20A) Larry French(Comp.Plan Amendments Only) PO Box 2946 —CITY OF KING CITY AI 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(Powedines 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,Punning 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(IGANRB) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Phil Healy iicauRB) David Knowles,Planning Bureau Dir. 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(cPAace)MS i. 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)MS 1s Portland,OR 97204 Doria Mateja(zcA)Ms 14 _ODOT,REGION 1 -DISTRICT 2A * Jane Estes,Permit 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 R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS .TCI CABLEVISION OF OREGON vTRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (1f Protect is Within Y.Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street 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 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _TCI CABLE(Apps.E.otlialuN.of99W) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Mero 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:\paltyVnasters\Request For Comments Notification List 2.doc (Revised: 5-Jul-01) MAILING / NOTIFICATION RECORDS , , AFFIDAVIT OF MAILING it CITY OF TIGARD Community cDeve(apment Shaping Better Community I, Patricia L. Lunsforcd, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of7tgard, Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below} © NOTICE OF FINAL RD ER FOR: SUB2001-00004 - "APPEAL OF" DAFFODIL HILL SUBDIVISION I 10/2912001 AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) El City of Tigard Planning Director ® Tigard Hearings Officer El Tigard Planning Commission El Tigard City Council A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on November 13,2001, and deposited in the United States Mail on November 13,2001, postage prepaid. — ,a .1 .b. Alt . ._ .emir_A■ Alb ....v (Person tha -repared N. ce STAPLE OE OXEGO.T1 ) County of Washington )ss. City of Tigard ) Th Subscribed and sworn/affirmed before me on the 7 day of 2001. ":"�' OFFICIAL SEAL h;` °'1:; DIANE M JELDERKS ';i.®' NOTARY PUBLIC-OREGON ' /1‘MY COMMISSION ON EXP RES SEPT.07,2003 NOTARY PUBLIC OF ORE` i My Commission Expir 0/9_5 EMT.? t A 120 DAYS=11/14/2001 CIT T�OF TI Y OF TIGARD Community(Development Shaping Better Community CITY OF TIGARD Wasizington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER "URBAN SERVICE AREA" Case Number: SUBDIVISION (SUB) 2001-00004 Case Name: APPEAL OF DAFFODIL HILL SUBDIVISION Name of Owner: George Marshall Name of Applicant: Harris-McMonagle Associates, Inc. Attn: Bill McMonagle Address of Applicant: 12555 SW Hall Boulevard, Tigard, OR 97223 Address of Property: 13735 SW Bull Mountain Road Tax Map/Lot No.: WCTM 2S109BA, Tax Lot 01400. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS DENYING AN APPEAL AND UPHOLDING THE DIRECTOR'S DECISION TO APPROVE, SUBJECT TO MODIFIED CONDITIONS, A REQUEST FOR A SUBDIVISION. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON OCTOBER 29, 2001 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Item on Appeal: ➢ On September 14, 2001, the Director issued a decision to approve a request for an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. On September 28, 2001 an appeal was filed pertaining to Condition of Approval No. 9 that calls for an eight-foot-wide public bicycle/pedestrian pathway connection from SW Leah Terrace to SW Bull Mountain Road, to be located along a side lot line of one of the future lots. On October 29, 2001, the Hearings Officer conducted the public hearing to consider the appeal. The Hearings Officer held open the record for one week to allow the applicant to introduce a final argument. At the close of the record, the Hearings Officer concluded that the appeal should be denied, because the applicant failed to persuade the Hearings Officer that topographic conditions preclude the pathway that is the subject of the disputed condition of approval, that the pathway is unsafe, or that the condition of approval imposes a disproportionate burden on the applicant, provided the condition of approval #9 is amended consistent with the Hearings Officer's amendments. COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential District. ZONING DESIGNATION: R-7: Medium-Density Residential District. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.390 and 18.810. Action: ➢ ❑ Approval as Requested ❑ Approval with Conditions © Denial Notice: Notice was published in the newspaper and mailed to: © Owners of Record Within the Required Distance © Affected Government Agencies © The Affected Citizen Involvement Team Facilitator © The Applicants and Owners Final Decision: THIS IS THE FINAL DECISION OF THE CITY AND BECOMES EFFECTIVE ON NOVEMBER 14, 2001. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD,OREGON Regarding an appeal of a condition of approval of an ) FINAL ORDER administrative decision approving an application for an ) 18-lot subdivision to be known as Daffodil Hill at ) SUB 2001-00004 13735 SW Bull Mountain Road in the City of Tigard ) (Daffodil Hill-Appeal) A. SUMMARY 1. On September 14, 2001 the City issued a Type II decision conditionally approving a preliminary plan for an 18-lot subdivision of a 3.16-acre parcel at 13735 SW Bull Mountain Road; also known as TL 1400, WCTM 2S109BA (the "site"). 2. On September 28, 2001 the applicant filed an appeal of condition of approval no. 9 of the administrative decision, which provides as follows: The applicant's construction plans shall show a public bicycle/pedestrian path connection between SW Leah Terrace and SW Bull Mountain Road. This connection shall be a minimum of 8 feet in width,located in an 8-foot wide public easement or a tract conveyed to the City, and can be located between any of the Lots 1 through 6. The pathway shall be constructed of either concrete or asphalt per the City's public improvement design standards. The applicant argued such a pathway is precluded by topographic conditions: a 6- to 12-foot high hillside parallel to and adjoining Bull Mountain Road.. Also it would be unsafe, because people on bicycles,skateboards or skates coming down the path (from north to south) would intersect Bull Mountain Road too quickly to stop or would intentionally enter the roadway at a location where drivers would not expect them,creating a hazard. Therefore it should not be required under City law or Oregon Administrative Rules implementing Statewide Planning Goal 12(Transportation). 3. A City Hearings Officer conducted a duly noticed public hearing to consider the appeal. City staff recommended the hearings officer deny the appeal. The applicant continued to dispute the appealed condition. No one else participated in this appeal. The hearings officer held open the record for one week to allow the applicant to introduce a final argument. The principal issues in this appeal include the following: a. Whether the slope adjoining Bull Mountain Road is a topographic condition that preclude the pathway required by the condition of approval.TDC 18.810.040.B.2; b. Whether such a pathway could or would be unsafe, and, if so,whether that is a basis for not imposing the condition of approval;and c. Whether the City sustained its burden of proof under Dolan v. City of Tigard, 114 S Ct 2309 (1994)and TDC 18.810.020.A that the condition of approval is roughly proportionate in nature and extent to the impact of the proposed development on the need for the pathway required by the condition of approval. 4. Based on the findings and conclusions contained herein and considering the testimony and evidence in the public record,the hearings officer denies the appeal and affirms the administrative decision with minor modifications for the reasons provided herein. B. HEARING AND RECORD 1. Hearings Officer Larry Epstein (the "hearings officer")received testimony at the public hearing about this application on October 29, 2001. All exhibits and records of testimony are filed with the Tigard Department of Community Development. At the beginning of the hearing, the hearings officer made the declaration required by ORS 197.763. The hearings officer disclaimed any ex parte contacts,bias or conflicts of interest, other than a site visit, about which he invited questions and replies. The following is a summary by the hearings officer of selected testimony and evidence offered at the hearing. 2. City planner Brad Kilby identified the site,the condition that is the subject of the appeal, and the basis for that condition in Tigard Development Code("TDC") section 18.810.040.B.2. He testified that stairs could be used if the topography is too steep for a pathway per se. In response to the appeal he acknowledged that the cost of a path or stairway is not certain. But, he argued, the Dolan analysis shows the subdivision will have unmitigated transportation impacts of more than$10,000,substantiating that the condition does not impose a disproportionate exaction. He argued that the safety of Bull Mountain Road is no different than other,similarly classified street. It is common to have a pedestrian pathway through a subdivision to a major collector street from an interior local street. He acknowledged that there is always some risk that people will not be prudent when they use such a pathway,but there is nothing inherently unsafe about it. Reasonably prudent people, even children,can use the pathway safely. In the future a bicycle lane will be established adjoining the travel lanes of Bull Mountain Road, as provided in the City's transportation system plan and public improvement design standards. Therefore a pathway on the subject site will provide a direct connection to a bicycle path in the future. Although he acknowledged the issue of the pathway may not have been raised in the pre-application conference for the subdivision, such a conference is not intended or required to identify every applicable standard;the focus of a conference is more on process. 3. Professional engineer Bill McMonagle and applicant George Marshall testified in support of the appeal. a. Mr. McMonagle argued the grade of the site abutting Bull Mountain Road is too steep to accommodate a safe pathway. Some number of users of the pathway or stairs (i.e., particularly children on bicycles, skateboards,etc.)would be unable to stop before continuing into the street or would intentionally enter the street in mid-block where drivers are not reasonably likely to anticipate or see them before it is too late. He also argued that the pathway would be expensive to build and would interfere with use and privacy of the adjoining yards. He acknowledged that a stairway could climb the hillside using a switch-back design,reducing the potential for a steep pathway to propel users into the street. However such an approach would be even more expensive because of extensive grading and retaining structures that would be needed, and because it would consume much of the abutting lots. He argued$10,000 would not go very far toward building a pair of retaining walls. The applicant would need to fence the pathway to prevent people on adjoining lots from falling into the pathway or stairs. He also argued that walking down Bull Mountain Road is not safe,because of the absence of sidewalks. In closing he argued that the TDC does not anticipate every circumstance in which it must be applied. The code requirements need to be determined on a case-by-case basis. In this case, a pathway is not economically and legally sustainable or safe and should not be required. b. Mr. Marshall argued the disputed condition was a surprise,because it was not raised during pre-application review. He opined that the City will have to accept responsibility for the pathway/stairs once completed and liability for harm if use of the path leads to an accident. Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 2 4. In rebuttal,city development review engineer Brian Rager noted the City has required mid-block pedestrian pathway to SE Gaarde Street west of 121st Avenue where steep slopes required use of a switch-back stairway. He noted City public improvement standards allow a pedestrian pathway to have a 20% slope. If the grades are steeper, a stairway or switch-back pathway or stairs can be used. 5. The hearings officer held the record open until November 7 to allow the applicant to submit a final argument. The record in this case closed at 5:00 p.m., November 7, 2001. C. DISCUSSION 1. Nature and scope of the appeal. TDC 18.390.040.G authorizes the hearings officer to hear appeals of Type II decisions, such as the city's decision conditionally approving the subdivision application. a. TDC 18.390.040.G.2.b says the scope of an appeal is limited to the specific issues raised during the written comment period unless the hearings officer provides otherwise. In this case, because the disputed condition was not raised in the pre- application conference or in other preliminary contacts,the hearings officer finds that the applicant can raise issues regarding condition no. 9 that were not raised during the written comment period. The applicant could not reasonably have known the city would impose the disputed condition based on preliminary contacts. Therefore it would be unfair to prevent the applicant from raising the issue now. However the fact that the city did not raise the issue in preliminary contacts in no way estops it from raising the issue in the decision. b. Also, pursuant to ORS 215.416(11)(a),appeals of administrative decisions must be reviewed as a de novo matter. The hearings officer is required to conduct an independent review of the record. He is not bound by the administrative decision and does not defer to that decision in any way. New evidence may be introduced in an appeal. The hearings officer must decide whether the applicant has carried the burden of proof that the application complies with all applicable approval criteria in light of all relevant substantial evidence in the whole record,including any new evidence, and whether the city has carried its burden of proof for disputed conditions of approval. 2. Selected applicable local land use law. a. TDC 18.810.040.B.2 provides as follows: 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. (Emphasis added)' b. TDC 18.810.020.A provides as follows in relevant part: Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. TDC 18.120.020.D says the word"shall"is mandatory. Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 3 c. TDC 18.810.110 provides as follows in relevant part: A. Bikeway extension. 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 rights-of-way,provided such dedication is directly related to and roughly proportional to the impact of the development. B. Cost of construction. Development permits issued for... subdivisions ... which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. ... Minimum width for two-way bikeways separated from the road is eight feet. 3. Applicability of TDC 18.810. The hearings officer finds, based on the plain meaning of the words,that the pedestrian pathway requirements in TDC 18.810.040 and 18.810.110 apply to the subdivision in this case,based on the findings at pages 15 to 20 of the administrative decision. a. That is,the proposed subdivision adjoins a proposed bikeway identified on the City's adopted pedestrian/bikeway plan(i.e.,adjoining Bull Mountain Road), incorporated herein by reference. Therefore,if it complies with TDC 18.810.110.B,the applicant is required to dedicate an easement or right of way for such a pathway under TDC 18.810.110.A. Given the pathway will be perpendicular to and separated from the road, the pathway must be at least eight feet wide,based on TDC 18.810.110.C. b. Also the distance between intersections along the north side of Bull Mountain Road in the vicinity of the site is far more than 330 feet;it is more than 1300 feet. Therefore, if it complies with TDC 18.810.020.A,the applicant is required to dedicate an easement or right of way for such a pathway and to build that pathway. 4. Interpretation of TDC 18.810.040.B.2. The hearings officer finds that the TDC does not define nor describe in any greater detail than the words used what topographic conditions do or may preclude the pedestrian pathway or stairway required in this case. a. The hearings officer relies on Webster's NEW WORLD DICTIONARY OF THE AMERICAN LANGUAGE, (College ed., 1966), to define the term"preclude" to mean "prevent or make impossible",because it is consistent with the context of the term(e.g., two sections require the path, suggesting narrow exceptions)and with the dictionary meaning of the term,consistent with TDC 18.120.010. b. The hearings officer further finds that,based on that definition, the grade of the hillside adjoining Bull Mountain Road does not preclude the required pedestrian path, because it is possible to overcome the slope in question. The applicant can steepen the grade of the pathway to as much as 20%,can excavate for the pathway starting further north on the site(to provide a longer and shallower-sloped pathway),can provide a switch-backed route and/or can build a stairway to overcome the grade change at the south edge of the site. All of these designs are feasible as a matter of engineering and available land area. No existing physical or environmental circumstance precludes the granting of an easement for Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 4 the pathway or the improvement of the pathway consistent with city standards or permitted variations to those standards. Therefore: i. If dedicating an easement for the pathway and improving the easement comply with TDC 18.810.020.A and TDC 18.810.110.B,the applicant is required to do so. ii. If dedicating an easement for the pathway and improving the easement comply with TDC 18.810.020.A and TDC 18.810.110.B only if limited in scope, then the applicant is required to do so to the extent of those limitations. iii. If dedicating an easement for the pathway and improving the easement violates TDC 18.810.020.A or TDC 18.810.110.B, then it is impossible to build the pedestrian path or stairway, and the disputed condition should not be imposed. 5. Relationship of TDC 18.810.040.B.2 and 18.810.110.A.TDC 18.810.040.B.2 and 18.810.110.A are inconsistent with each other in that the latter does not include the exception in the former. That is TDC 18.810.110.A does not waive extension of a bikeway due to topographic circumstances that preclude such a path. TDC 18.810.040.B.2 does so. However, because the hearings officer holds that topographic conditions on the site do not preclude such a pathway,the inconsistency is not material. 6. Applicability of Statewide Planning Goal 12. The administrative rules for Statewide Planning Goal 12 (Transportation)describe when local land use regulations are and are not required to provide streets and accessways.2 2 For instance OAR 660-12-045(3)provides the following: (3) Local governments shall adopt land use or subdivision regulations for urban areas and rural communities as set forth below.The purposes of this section are to provide for safe and convenient pedestrian,bicycle and vehicular circulation consistent with access management standards and the function of affected streets,to ensure that new development provides on-site streets and accessways that provide reasonably direct routes for pedestrian and bicycle travel in areas where pedestrian and bicycle travel is likely if connections are provided,and which avoids wherever possible levels of automobile traffic which might interfere with or discourage pedestrian or bicycle travel... (b) On-site facilities shall be provided which accommodate safe and convenient pedestrian and bicycle access from within new subdivisions...to neighborhood activity centers within one- half mile of the development... (E) Streets and accessways need not be required where one or more of the following conditions exist: (i) Physical or topographic conditions make a street or accessway connection impracticable.Such conditions include but are not limited to freeways,railroads, steep slopes,wetlands or other bodies of water where a connection could not reasonably be provided; (d) For purposes of subsection(b) "safe and convenient"means bicycle and pedestrian routes, facilities and improvements which: (A) Are reasonably free from hazards,particularly types or levels of automobile traffic which would interfere with or discourage pedestrian or cycle travel for short trips; (B) Provide a reasonably direct route of travel between destinations such as between a transit stop and a store;and Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 5 • a. However those rules do not apply to this application,because the city comprehensive plan and land use regulations have been acknowledged to comply with Statewide Planning Goal 12 since it was last significantly amended. b. Even if they did apply,the disputed condition of approval does not violate the OARs for Goal 12. i. The operative words in OAR 660-12-045(3)(b)(E)(i)are whether the connection could"reasonably be provided." The hearings officer finds a connection can be reasonably provided based on finding C.4.b above. The is nothing inherently hazardous about the required pathway. It will not be steeper than permitted by city standards. If a staircase is built instead of a pathway, as the applicant argued, it will not encourage imprudent behavior by design or purpose. That people can use a public improvement for an imprudent purpose is not a basis for waiving that public improvement when otherwise required for a legitimate public purpose,particularly in the absence of express authority in the law for so doing. ii. Of course, adolescents and teens may feel challenged by a staircase or may feel that it amounts to an invitation to engage in imprudent behavior. But nothing about a staircase compels or is reasonably likely to lead to imprudent behavior. The city is not at fault if people of any age behave stupidly, and no amount of public infrastructure investment can prevent people from being stupid. It would be stupid to launch oneself down a staircase toward a major collector street. Perhaps it can be argued the staircase provides the opportunity to be stupid, but the same argument could be made for every street and pathway ever built. Drivers can be just as stupid as pedestrians,cyclists and skateboarders,but that is not a reason to stop building streets. Neither is it a reason not to build the pathway or staircase required in the disputed condition.3 c. The hearings officer concludes the required pathway is safe and convenient,because it is reasonably free from hazards if used prudently,it provides a direct connection between destinations on and off the site, and it significantly reduces the distance between homes on the site and possible destinations along Bull Mountain Road including transit access,compared to the situation without such a connection. d. The sidewalk along the frontage of the applicant's site will connect to the sidewalk west of the site and will be separated by only one lot from a sidewalk developed as part of the adjoining subdivision to the east. Other sidewalks are built abutting Bull Mountain Road and others streets in and abutting more recent subdivisions. Therefore it is safe to direct people to the sidewalk along Bull Mountain Road abutting the site by means of the required pathway,particularly over time as other properties in the area are developed and/or road projects complete sections of Bull Mountain Road that lack sidewalk. There will be a significant destination about one-half mile east of the site when the school district builds a new elementary school on a parcel it owns and has identified for that purpose. The required pathway will significantly shorten the walking/biking distance to the school for residents of the site and homes northeast. (C) Meet travel needs of cyclists and pedestrians considering destination and length of trip;and considering that the optimum trip length of pedestrians is generally 1/4 to 1/2 mile. 3 Of course,public and private streets must meet certain standards so they do not pose an inherent hazard. The design standards for a pathway are not as well refined as for streets. But that is proportionate with the role of pathways in the transportation network(i.e.,given the relatively low volume and the relatively light loads of travel by foot and personal-powered devices such as skates,boards and bicycles). Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 6 7. Safety. Although safety is one of the purposes of the TDC in general and one of the purposes of public improvement standards, the hearings officer finds it is not an approval standard for the application in this case. When used in the code,the term safety is general. It is not identified as an approval standard. Even if it is an approval standard, the hearings officer finds the pathway will be reasonably safe if used prudently based on finding 6.b above. 8. Dolan. Under Dolan and implementing provisions of the TDC quoted in finding C.2 above,conditions of approval can be imposed only if reasonably related to the impacts of the conditioned use and only if proportionate in nature and extent to the impact of a proposed development on the need for the condition. The city bears the burden of proof under this standard. a. As it relates to the disputed condition of approval,the administrative decision is a little light on rationale.' The October 9, 2001 Memorandum from Brad Kilby to the hearings officer contains additional rationale for the disputed condition of approval, and the hearings officer adopts the findings in that Memorandum as his own except as inconsistent with this final order. b. Based on the administrative decision,the Memorandum and this final order,the disputed condition of approval is designed to address a public problem resulting from the absence of vehicular and non-vehicular connectivity north of Bull Mountain Road in the vicinity of and including the site. Unless the subdivision is approved subject to the disputed condition of approval, it will make that problem worse by adding more vehicular and non-vehicular traffic to area streets without facilitating the interconnection of those streets in a manner that disperses traffic and reduces congestion and contributes to community interaction. The site is the last piece of undeveloped property on the north side of Bull Mountain Road between SW Benchview Terrace and 133rd Avenue, a distance of more than 1300 feet, and it is nearly centrally located along that frontage. Therefore there is an essential nexus between the proposed subdivision and the connectivity provided by the disputed condition of approval, and providing the pathway on this site will best reduce the lack of connectivity at least for non-vehicular traffic (travel by foot and personal-powered devices such as skates, boards and bicycles)as a result of the subdivision. c. The city addressed its burden of proof on proportionality principally at page 9 in the administrative decision,where it presents a mathematical analysis of the proportionate impact of the subdivision on the transportation system,based on the Washington County Traffic Impact Fee Ordinance and Tigard Resolution 95-61,and computes an unmitigated impact of$10,331.92.5 The City computed the value of the easement for the disputed pathway and its improvement to the satisfaction of the city engineer to be$4480. Thus, the city argues,as long as the value of the easement for the ° The analysis supporting the disputed condition of approval consists of the following paragraph: In the previous section,Staff recommended against a public street connection. However,it is appropriate to require a bicycle/pedestrian connection in accordance with 18.180.040.B.2. A feasible connection could be found between Lots 1 through 6. 5 This unmitigated impact is reasonable given the applicant is not required to complete a grid of streets extending south or east of the site,(i.e.,Leah Terrace does not extend to the east edge of the site;the north- south street does not extend south of Leah Terrace to Bull Mountain Road),as would be likely to be required in the absence of existing development. Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 7 disputed pathway and its improvement to the satisfaction of the city engineer is less than the computed value for the path plus the value of the unmitigated traffic impact(i.e.,$4480+ $10,332=$14,812),the city has sustained its burden of proof that the disputed condition of approval does not require the applicant to bear those costs,which,in fairness and justice, should be borne by the public as a whole. d. The hearings officer finds the computation by the city of the subdivision's traffic impact shows that a condition of approval requiring the applicant to dedicate and improve a public pathway or alternative design such as a staircase is roughly proportional to the traffic impact of the subdivision in general and is specifically suited to remedy the public harm to which the subdivision contributes due to its lack of connectivity in the absence of such a pathway. The city has undertaken an individualized determination based on a generalized protocol that the hearings officer finds meets the requirements of Dolan, and the hearings officer adopts that protocol as applied in this case. e. By meeting its burden of persuasion,the city shifts the burden of coming forward to the applicant to show that the it failed to meet its burden of proof. Now the applicant is a little light in its rationale. Mr.McMonagle,who is known to the hearings officer and the city as an eminently competent engineer,testified the cost of a staircase would exceed$10,332.6 However he did not provide substantial evidence to support his statement. Neither did Mr. Hultberg,counsel for the applicant,although he also argued a staircase or other alternative would be excessively costly. f. In the absence of sufficient substantial evidence to support their testimony, the hearings officer is not persuaded by the arguments of Mr. McMonagle and Mr.Hultberg that the cost of the pathway or alternative would exceed$14,812. g. However the city has not sustained a burden of proof that the cost of the pathway is roughly proportional to the traffic impacts of the subdivision if that cost exceeds about$14,812. As it stands now,the disputed condition is open-ended; there is no limit to the cost of a pathway or alternative that would be acceptable to the city engineer. Therefore the condition of approval should be amended so that the cost to the applicant of the pathway or alternative,including associated earthworks,does not exceed about$14,812. i. If actual costs exceed about that amount,the city could contribute the public's proportionate share to complete the improvement or could accept the easement and retain the funds earmarked exclusively for use to improve that easement. ii. The applicant should be required to consult with the city engineer before designing improvements to the easement(i.e., before determining how much improvements will cost) in an effort to match the cost of improvements to the resources available to improve it and the physical conditions on the site. For instance,by placing the pathway nearer the west end of the frontage, where the hillside is somewhat shorter and the distance between Leah Terrace and Bull Mountain Road is least,cost savings could be realized. Although the path would have to be longer at the east end of the site's frontage, the grade difference there also is less than elsewhere on the frontage,and it would be more centrally located between 133rd Avenue and SW Benchview Terrace. 6 Mr.McMonagle did not note the additional$4480 the city had allocated toward the pathway. His testimony was not specific enough for the hearings officer to determine whether the$4480 difference would make a difference to the applicant's analysis. Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 8 9. Incorporation of administrative decision. The hearings officer incorporates the findings in the administrative decision as his own except as inconsistent with the findings in this final order. D. CONCLUSIONS Based on the findings adopted and incorporated herein,the hearings officer concludes that the appeal should be denied,because the applicant failed to persuade the hearings officer that topographic conditions preclude the pathway that is the subject of the disputed condition of approval,that the pathway is unsafe,or that the condition of approval imposes a disproportionate burden on the applicant,provided the condition of approval is amended consistent with the discussion herein. E. DECISION In recognition of the findings and conclusions contained and incorporated herein, the hearings officer hereby denies the appeal of the administrative decision in the matter of SUB 2001-0004(Daffodil Hill) and affirms that decision with the following amendment: Condition of approval 9 is hereby amended to read as follows: 9. Before the city approves a final plat for the subdivision, the applicant shall: A. Meet with the city engineer to discuss the location,nature and cost of an easement and its improvements for a pedestrian pathway or equivalent non-motor-vehicle connection from SW Leah Terrace to Bull Mountain Road. The applicant shall provide information to evaluate alternative locations for the easement and different approaches to its improvement,including locations and improvements that minimize or reduce the cost of the connection. Unless the applicant agrees to accept costs in excess of$14,812,the city engineer may do one or both of the following to reduce costs: (1) Require the easement to be situated at a location between lots on the site; and/or (2) Require certain improvements within the easement, consistent with the city road standards and variations thereto permitted by law. B. Provide construction plans for review and approval showing a public pedestrian pathway or equivalent non-motor-vehicle connection from SW Leah Terrace to Bull Mountain Road consistent with the results of compliance with condition 19.A; Provided, if the value of the easement required in condition 19.0 plus the cost of improvements to the easement exceeds roughly $14,812,and the applicant does not volunteer to accept those costs, then the following apply: (1) The city engineer may require the applicant to make approved improvements to the easement,provided the cost Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 9 of those improvement plus the value of the easement does not exceed roughly$14,812; provided further, (2) The city engineer may enter into an agreement with the applicant in a form approved by the city attorney to accept a contribution equal to or greater than the difference between $14,812 and the value of the easement,less improvements required pursuant to condition 19.B(1). The city shall hold such funds in an account created for that purpose and earmarked exclusively for improvement of the easement. C. Grant to the city a minimum 8-foot wide public easement for a pedestrian pathway or equivalent non-motor-vehicle connection from SW Leah Terrace to Bull Mountain Road consistent with the results of the contact required in condition 19.A and the plans required in condition 19.B.E D TED this 13th day e ' ovember,2001. c_=7 .1 Larry Epstei •4 C' City of Tig. • e,'gs Officer Hearings Officer Final Order Appeal of SUB 2001-0004(Daffodil Hill) Page 10 NOTICE OF TYPE II DECISION "URBAN SERVIC µ " DAFFODIL HI 'II! 1 N CITY OF TIGARD fk xy 1. " SCo.r •e eVtommur ty SUBDIVISION e4 120 DAYS =11/14/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: DAFFODIL HILL SUBDIVISION CASE NO.: Subdivision (SUB) Type II SUB2001-00004 REQUEST: Approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. APPLICANT: Bill McMonagle 12555 SW Hall Boulevard Tigard, OR 97223 OWNER: George Marshall PO Box 91249 Portland, OR 97291 COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. ZONING DESIGNATION: The subject property is within the R-7 Medium-Density Residential zoning district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720 18.725, 18.730, 18.745, 18.765, 18.775, 18.795, 18.790 and 18.810. SECTION II. DECISION Not x141:�� ereby given that the City ® � ���< ^jk' . 4_, $ a , ® �� '1,FF h r- OVED subject to certain •nclusions on which the decision is base. : .'i 77,E I { x r y c 4a44.- NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 1 OF 26 CONDITIONS OF APPROVAL 1 W THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR , TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING = �GRADING, E?CCAVATIp�; D PR U,._ C 'I,VITIES: '^ U•mi o e ngineering Department (Brian Rager, 639-41/1, ext. 318) for review and approval: 1. Prior to commencing onsite improvements, a public improvement permit and compliance agreement is required for this project to cover all onsite infrastructure improvements, the half-street in SW Bull Mountain Road, 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). 2. 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. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to ark on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a major collector street from curb to centerline equal to 22 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; 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; I. underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Bull Mountain Road in a safe manner, as approved by the Engineering Department. 5. 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 intenor subdivision streets. Improvements shall be designed and constructed to local street standards. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 2 OF 26 6. A profile of SW Bull Mountain Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 7. The minimum paved widths of the local residential street extensions shall be 32 feet. 8. The applicant's construction plans shall show that the eyebrow corner at SW Leah Terrace and the north/south segment will meet the Washington County detail No. M-405.5. 9. The applicant's construction plans shall show a public bicycle/pedestrian path connection between SW Leah Terrace and SW Bull Mountain Road. This connection shall be a minimum of 8 feet in width, located within an 8-foot wide public easement or a tract conveyed to the City, and can be located between any of Lots 1 through 6. The pathway shall be constructed of either concrete or asphalt, per the City's public improvement design standards. 10. The applicant's construction plans shall provide specific detail for the proposed stormwater detention pipe system. The applicant's engineer shall coordinate with the City Engineer and Public Works Director in developing a plan that will ensure ease of maintenance and accessibility for City staff. 11. 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. 12. 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 (unless the facility is constructed within Jack Park, as proposed). As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 13. If the applicant's proposal for the Jack Park water quality facility is not approved, then they shall provide a facility onsite. 14. 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." 15. 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. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 3 OF 26 • 16. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 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: 17. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $540.00. (STAFF CONTACT: Kit Church, Engineering). 18. The final plat shall show a minimum 44-foot ROW width for the new internal street extensions. 19. The final plat shall show a separate landscape easement for the street trees. The landscape easement shall be in addition to the standard 8-foot public utility easement. 20. The final plat shall contain a restriction whereby Lots 1 through 6 shall not be permitted to access directly onto SW Bull Mountain Road. 21. Prior to approval of the final plat, the applicant shall demonstrate that they will form and incorporate a homeowners association. They shall also develop CC&R's for this project that clearly indicate the association will be responsible for the perpetual maintenance of the planter strip along the frontage of SW Bull Mountain Road. 22. The north/south local street segment must be given a different name. The preference would be to designate it with a number. However, if a number can not be assigned that fits well with the City's address grid system, then the applicant shall propose a name to be approved by the City Engineer. 23. 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. 24. 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. 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. C. The right-of-way dedication for SW Bull Mountain Road shall be made on the final plat. D. 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's signature. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 4 OF 26 Submit to the Planning Division (Brad Kilby, 639-4171, ext. 388) for review and approval: 25. Prior to final plat approval, the applicant shall submit a tree mitigation plan which provides information showing a reasonable similarity between the species of trees to be removed and the species to be planted. In addition to providing the required species information, the plan shall also indicate the caliper size for the proposed trees to be planted, as well as indicate the location of the proposed plantings. The applicant shall provide information showing that the roposed spacing and location of the trees in relation to each other, existing trees, and proposed structures will allow the trees to thrive. Prior to the issuance of final occupancy permits of dwellings on the lots, the proposed mitigation trees shall be planted. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOBTQ SSUANCE 9F PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 26. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 27. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 28. Prior to issuance of building permits within the subdivision, the 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). Submit to the Planning Division (Brad Kilby, 639-4171, ext. 388) for review and approval: 29. At the time of building permit review, plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with lot coverage, landscaping, and building height requirements, per Table 18.510.2. 30. At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 31. At the time of application for building permits for individual homes, each applicant shall demonstrate that each site will be landscaped to the required 20% minimum. 32. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. 33. Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Leah Terrace and Alpine View for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 5 OF 26 34. Prior to the issuance of building permits for any lot, the applicant shall submit financial surety in the form of an irrevocable letter of credit or pay a fee in-lieu of planting for proposed on-site tree mitigation for 100% of the caliper inches to be removed (110.70 inches). 35. The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Submit to the Building Division (Bob Poskins, 639-4171, ext. 392) for review and approval: 36. The developer shall submit a geo-technical report for soil stability and liquefaction potential to the City of Tigard Building Division. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 6 OF 26 and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface- mounted transformers, surface-mounted connection boxes, and meter cabinets which may be liplaced above ground, temporary utility service facilities during construction, high capacity electric nes operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 7 OF 26 SECTION III. BACKGROUND INFORMATION Vicinity Information: The site is located north of SW Bull Mountain Road and south of SW Alpine View. The site is the surrounded by subdivisions that were developed for single-family housing and are situated on lots that are much larger than those proposed in Daffodil Hill. There is an existing single-family home and a large barn located on the property. Both structures will be removed to accommodate the layout of the new proposed subdivision. Site Information and Proposal Description: The site is described as tax lot 1400 in Washington County Tax Map 2S109BA. The proposal is an 18-lot subdivision on 3.16 acres of land. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing to construct 18 new single-family dwellings on Tax Lot 1400. Detached single-family dwellings are permitted outright in the R-7 zoning district. Decision Making Procedures: Chapter 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice, and appeals are by the Hearing's Officer. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal and be given the opportunity to provide written comments prior to a decision being made. Seven letters were received from surrounding property owners and two homeowner's associations. Their concerns were generally tied to four main issues. The issues are: • Traffic, including the extension of Leah Terrace to Alpine View and the potential for additional accidents as a result of more traffic. • The size of the lots in relation to the surrounding neighborhoods and the potential for loss of value on existing developed parcels. • The lack of covenants that would enforce design restrictions that would be compatible with construction types of the existing neighborhoods. • Drainage and the transport of excess stormwater to a collection system. The traffic, density, drainage, and covenants and restrictions will be addressed in discussion of the application and how it addresses the standards and criteria set forth in the Tigard Development Code and Comprehensive Plan. As for the loss of value, the City of Tigard is charged with providing a variety of housing opportunities for all levels of income as long as the development adheres to the relevant code sections. The developer and the market dictate the type of construction and costs of development. There is nothing in the code that allows the city to require construction of homes that are "compatible" with the neighborhood. "Compatible" construction is subjective and would not be an appropriate standard. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 8 OF 26 SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Rough Proportionality Analysis Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $226. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $226 divided by .32 equals $725. ($226 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a single-family residential unit generates 10 average weekday trips per dwelling unit, per day. As there are eighteen dwelling units proposed, 180 trips are generated per day for this site. Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 375.04 feet of the projects frontage on Bull Mountain Road. At an approximate cost of$200 per linear foot, this is valued at approximately $75,000.08. The applicant is also required to build a bicycle pedestrian access through one (1) of the lots that backs Bull Mountain Road (between Lots 1-6). The longest distance would be 140 feet. The shortest distance would be 113 feet. At an approximate cost of$32.00 a linear foot and going with the longer route, the improvement would be valued at $4,480.00. Estimate of unmitigated impacts Full Impact is equal to 180 daily trips x $725 = $130,500 Less TIF Assessment 180 daily trips x $226 = $ 40,680 Less Mitigated costs = $79,488.08 Equals the unmitigated Impact of$10,331.92 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportionate to the impacts sustained and thereby justified. LAND DIVISIONS - SUBDIVISONS: CHAPTER 18.430 Subdivision Approval Criteria (Preliminary Plat): 18.430.040 The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations The proposal, as conditioned, will comply with the applicable zoning ordinance and all other applicable regulations. NOTICE OF TYPE 11 DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 9 OF 26 The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided materials demonstrating that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. This criterion is met. 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. The applicant has proposed to extend SW Leah Terrace to SW Alpine View. The City Engineer, in his discussion of this proposal finds that there are no other potential street connections to be considered in this area. This criterion has been met. 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, or will be conditioned in this decision to meet, the preliminary plat approval standards for subdivisions. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-7 Medium Residential zoning district is designed to accommodate detached single-family units at a minimum lot size of 5,000 square feet. This proposal fits this criteria and is discussed in the following section of this decision. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-7 Medium-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD, Minimum Lot Size - Detached unit 30,000 sq.ft. 20,000 sq.ft. 10,000 sq.ft. 7,500 sq.ft. 5,000 sq.ft. -Duplexes 10,000 sq.ft. 10,000 sq.ft. -Attached unit [1] 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 100 ft. 100 ft. 65 ft. 50 ft. 50 ft. -Duplex lots 90 ft. 90 ft. 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage - - - - 80% [2] Minimum Setbacks - Front yard 30 ft. 30 ft. 20 ft. 20 ft. 15 ft. - Side facing street on corner&through lots 20 ft. 20 ft. 20 ft. 15 ft. 10 ft. -Side yard 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. - Rear yard 25 ft. 25 ft. 15 ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. - Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. 30 ft. 35 ft. Minimum Landscape Requirement - - - - 20% NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 10 OF 26 [1J Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [21 Lot coverage includes all buildings and impervious surfaces. Since the proposed development is a subdivision, in which lots will be developed individually at a later time, it is not possible to demonstrate compliance with lot coverage, building height, and landscaping requirements at this time. The proposal is to create 18 lots that vary in size from 5,464 square feet to 9,152 square feet. The proposed lot widths range from 55 to 64 feet. FINDING: The proposed project complies with all development standards in residential zones, with the exception of lot coverage, landscaping, and building height regulations, which cannot be evaluated at this time. To ensure that all code requirements are satisfied, the following condition shall apply: CONDITION:At the time of building permit review, plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with lot coverage, landscaping, and building height requirements, per Table 18.510.2. ACCESS, EGRESS, AND CIRCULATION: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS) `um•er i welling iimum Number Minimum Access i i1mum Pavement Unit/Lots of Driveways Width Width c Required 1 or 2 1 15 feet 10 feet 3-6 1 20 feet 20 feet FINDING: All proposed lots will have more than the required 15 feet of access frontage required for single-family dwellings. To ensure that the minimum width pavement requirement is met at the time of development of each parcel, the following condition shall apply: CONDITION:At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. This is a proposal for a single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drives once the property is developed and sold. Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: NOTICE OF TYPE II DECISION SUB2001-00004—DAFFODIL HILL SUBDIVISION PAGE 11 OF 26 a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. 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;. c. The maximum cross slope of a required turnaround is 5%. No access drives in this proposal will exceed 150 feet in length, therefore, this criterion does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. There are no proposed driveways in this development that exceed 200 feet in length, therefore, this criterion does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard does not apply to this proposal. FINDING: As conditioned, the proposed development will comply with all applicable access, egress, and circulation requirements of Chapter 18.705. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 135,137 square feet Street dedication 20,804 square feet NET DEVELOPABLE AREA 114,333 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-7 zone 114,333/5,000 = 22.86 dwelling units NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 12 OF 26 FINDING: The proposed eighteen dwelling units do not exceed maximum density of twenty two, therefore, this standard is met. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 22.86 X 0.80 = 18.28 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 Requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: As this is a typical detached single-family project, which is a permitted use in the R-7 zone, none of the environmental conditions that have been listed above will be compromised beyond allowable levels. The above performance standards are met. These standards would be subject to code enforcement investigation if for some reason the above standards were in question. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-7 zoning district requires that each lot maintain a minimum of 20% landscaping independent of required plantings for tree mitigation and street trees. This proposal calls for the division of 3.16 acres into 18 building sites. FINDING: There is no proposed landscaping for this project. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 13 OF 26 CONDITION: At the time of application for building permits for individual homes, each applicant shall demonstrate that each site will be landscaped to the required 20% minimum. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has not provided a street tree plan for the development, but has indicated in the project narrative that subdivision improvements will include the planting of street trees in conformance with the Tigard Development Code standards. CONDITIONS: • Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Leah Terrace and Alpine View for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. • The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Buffering and Screening: Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The subject site is surrounded by single-family developments, therefore, there is no requirement for buffering and screening for this project. FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 18 lots for single-family dwellings. Submittal of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. To ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION:At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 14 OF 26 TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection prooram defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant, in his proposal has indicated that all trees will more than likely be removed to accommodate the development. As this is the case, the applicant will be required to mitigate for 100% of those trees that are to be removed. According to the Arborist's report, there are seven trees over twelve inches. The applicant will be required to mitigate a total of 110.70 caliper inches. CONDITIONS: • Prior to final plat approval, the applicant shall submit a tree mitigation plan which provides information showing a reasonable similarity between the species of trees to be removed and the species to be planted. In addition to providing the required species information, the plan shall also indicate the caliper size for the proposed trees to be planted, as well as indicating the location of the proposed plantings. The applicant shall provide information showing that the proposed spacing and location of the trees in relation to each other, existing trees, and proposed structures will allow the trees to thrive. • Prior to the issuance of building permits for any lot, the applicant shall submit financial surety in the form of an irrevocable letter of credit or pay a fee in-lieu of planting for proposed on-site tree mitigation for 100% of the caliper inches to be removed (110.70 inches). Visual Clearance Areas: Section 18.795 Clear vision area shall be maintained on the corners of all roperty adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. This standard is met. Street And Utility Improvements Standards: Section 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 15 OF 26 Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 24 to 32-foot paved section. A major collector roadway should have a right-of-way width of 60 to 80 feet and a paved width of 44 feet. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW Bull Mountain Road This site lies adjacent to SW Bull Mountain Road, which is classified as a major collector on the City of Tigard Transportation Plan Map. At present, there is approximately 35 feet of ROW north of the centerline, according to the most recent tax assessor's map. No further ROW dedications are needed on this roadway adjacent to this site. SW Bull Mountain Road is currently paved, but not fully improved to meet City standards. In order to mitigate the impact from this development, the applicant should complete a half-street improvement across the frontage of this site. The applicants plans indicate they will provide this improvement as a part of the development. The Public Works Department raised a valid concern with regard to the future maintenance of the planter strip that will reside between the back of the new sidewalk and the property lines of Lots 1 through 6. The zone of ROW that includes the curb, sidewalk and planter strip is to be maintained by the adjacent property owner(s) in accordance with TDC 18.810.070.D. On collector and arterial streets, where subdivision lots back up against the roadway, this zone of ROW is often neglected by property owners for various reasons. For instance, back yard fences without gates would preclude easy access to the planter strip and sidewalk area. Often, property owners are not aware that this zone of ROW is theirs to maintain. Planter strips that are not maintained become a nuisance that requires City action by its Code Compliance Officer. The follow-up time involved with each violation exacts a significant amount of City resources. To revent this from occurring in this development, Staff recommends the applicant be required to form a homeowners association and develop CC&R's that specifically address the routine maintenance of the sidewalk and planter strip on SW Bull Mountain Road. The formation of the homeowners association and adoption of CC&R's must be completed prior to recordation of the final plat. New Local Street Connections This development will include the extension of SW Leah Terrace into the development, and a north/south segment that will connect into SW Alpine View. SW Alpine View was fully improved as a part of the Hillshire Summit development. The existing paved widths of both SW Leah Terrace and SW Alpine View is 32 feet curb-to-curb. The new roadway segments must also be constructed to have a paved width of 32 feet. The applicant is proposing a 44-foot ROW width for the new roadway segments, while still providing the 32-foot paved width. This would necessitate placing the future street trees outside of the ROW. This concept is acceptable, provided the applicant dedicate a separate landscape easement behind the ROW, in addition to the standard 8-foot public utility easement (PUE). With a landscape easement in place, the 44-foot ROW width will function well. The new north/south local street segment must have a different name than SW Leah Terrace. Since it is a north/south segment, a number should be assigned. If a suitable number can not be assigned due to address grid limitations determined by the City, then the applicant will need to choose a name that can be approved by the City Engineer. The proposed "eyebrow" corner at SW Leah Terrace and the north/south segment does not appear to meet Washington County road design standards. The City has allowed these eyebrow corners within subdivisions, provided they meet the County design standards (County Detail #M-405.5). Prior to construction, the applicant shall submit a revised plan that shows the eyebrow in compliance with the County standard. Staff finds that it is feasible for the applicant to meet this standard, based upon the lot sizes and layout. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 16 OF 26 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 existinc 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. A street stub is not required to the east due to the fact that there is one parcel that could be served (Tax Lot 1300, 2S1 09BA). This parcel has one large single-family dwelling situated in the middle, approximately 45 feet back from the edge of SW Bull Mountain Road. The home is currently accessed from an existing driveway onto SW Bull Mountain Road, and there is a turnaround area that allows cars to exit face-forward onto the roadway. It appears very unlikely that the arcel would be partitioned in the future, due to the location of the existing house. Even if two additional lots could be partitioned, a full-width public street stub would preclude effective development of the parcel. It would be more feasible and practical to allow a joint private access onto SW Bull Mountain Road in the future, should this parcel be divided. As stated previously, the existing home sits back far enough from the roadway that a vehicular turnaround area can be provided such that cars will not be required to back out into the roadway. 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. One of the comments received from the neighborhood suggest terminating SW Leah Terrace in a cul-de-sac. This comment will be addressed later in the decision. 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. The applicant's plan properly shows the extension of SW Leah Terrace into the development, and provides for a local street extension to SW Alpine View. This criterion is met. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten lpercent on arterials, 12% on collector streets, or 12% on any other street (except that ocal 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 NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 17 OF 26 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The steepest grade along the new local street extension is just over 7%. 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. The applicant's plan shows that all lots will be served from the local residential street network. No direct access to SW Bull Mountain Road is proposed. Therefore, this criterion is met. 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. No private streets are proposed. Therefore, this criterion does not apply. 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 block formed by SW Alpine View-SW134th Avenue-SW133rd Avenue-SW Bull Mountain Road-SW Benchview Terrace measures approximately 3,800 lineal feet. This block perimeter clearly exceeds the standard, but since the block abuts a major collector, it could be found acceptable. Staff considered whether or not another street connection would be feasible, and found that the only feasible connection would be a street connection to SW Bull Mountain Road. A connection to the east is not feasible due to the presence of existing homes. A street connection to SW Bull Mountain Road, however, would yield at least two lots with street frontage on three sides due to the location of SW Leah Terrace. Double-frontage lots are to be avoided, according to 18.810.060.C, except where essential to provide separation between residential development and larger streets. All double-frontage lots are required to have front yard setbacks on each street. A triple-frontage lot would be even more cumbersome and undesirable. For this reason, Staff recommends against a public street connection. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 18 OF 26 The block formed by SW Leah Terrace-SW Alpine View-SW Benchview Terrace measures approximately 1,520 lineal feet, which meets the standard. 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. In the previous section, Staff recommended against a public street connection. However, it is appropriate to require a bicycle/pedestrian connection in accordance with 18.180.040.B.2. A feasible connection could be found between Lots 1 through 6. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. All proposed lots have lot depths which are less than 2.5 times their average lot widths. Consequently, the above criterion is met. 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. Lot frontage varies from 26 feet to 64 feet on the proposed lots. All proposed lots have more than the required 25 feet of frontage on a public street. This criterion is met. 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 sidewalks along all local residential street extensions and SW Bull Mountain Road, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There are existing 8-inch main lines located in SW Alpine View and SW Leah Terrace. The applicant intends to extend new 8-inch main lines from each of these existing lines to serve the lots within this development. The preliminary plan meets this criterion. 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) . NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 19 OF 26 • This parcel is located at the top of the local drainage basin. There are no upstream flows that must be accommodated. 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 is proposing to detain the onsite stormwater in a large pipe with a flow control structure. Such a system is acceptable, provided the applicant meet specific detailed design criteria by the City, pertaining to accessibility for maintenance. Prior to construction, the details of the detention pipe system shall be reviewed and approved by the City Engineer. The applicant also proposes to extend an existing public storm line from SW 134th Avenue to this site in SW Alpine View. This concept is acceptable to Staff. 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. The applicant is required to do half-street improvements on Bull Mountain Road. These improvements will bring the road to a width that can adequately accommodate the bike lane that is planned for Bull Mountain Road. This criterion has been met. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The bike lane will be essentially constructed as part of this subdivision, the only remaining costs will be directly tied to the costs of striping. There is no known estimate for the costs associated with striping, so this criteria cannot be applied as worded. In this case a partial improvement is not feasible due to the inability to achieve proper design standards throughout the length of the proposed lane. Bull Mountain Road has not been striped and in many cases the necessary right of way has not yet been acquired to construct the improvement completely. Minimum Width: Section 18.810.11O.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. As was stated previously, a bicycle/pedestrian connection will be required between SW Leah Terrace and SW Bull Mountain Road,somewhere between Lots 1 through 6. The width of this connection shall be eight feet, per Section 18.81O.11O.C. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 20 OF 26 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Bull Mountain Road. However, if the new lots will be served from existing underground utilities in either SW Leah Terrace or SW Alpine View, the applicant would not need to address this section. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Neighborhood Comments: Neighbors in the vicinity of this proposed development submitted several letters. Below is a summary of comments pertaining to public facilities, with Staff responses: • SW Alpine View is a cut-through now, with speeding problems. Motorists are cutting through between SW Bull Mountain Road and SW Bench view Terrace, to avoid the speed humps on SW Benchview Terrace. The development will make this condition worse. Staff Response: The City Engineer is not aware of a significant cut-through problem on this street. Nor is he aware of a significant speeding problem. Staff personally visited the site during the PM peak period on September 4, 2001, and the AM peak period on September 5, 2001. In a 30 minute period during the AM peak period, Staff counted four vehicles traveling eastbound on SW Alpine View, turning south on SW 134 Avenue, and two vehicles traveling northbound on SW 134 Avenue, turning west on SW Alpine View. It is possible that these seven vehicles cut through, but this number of vehicles would not be considered a significant problem given the capacity of the street. During a 45-minute ses§ion during the AM peak period, Staff counted vehicles at both the intersection of SW 134 Avenue/SW Alpine View and at SW Alpine View/SW Benchview Terrace. Staff counted a total of three vehicles that traveled northbound on SW 134 Avenue, west on SW Alpine View, then north on SW Mistletoe Drive. Staff assumed these three vehicles drove on to SW Benchview Terrace, and further assumed that they originated from SW Bull Mountain Road attempting to avoid the speed humps as suggested by the neighbors. Staff also NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 21 OF 26 counted 78 vehicles traveling northbound on SW Benchview Terrace, passing by the intersection at SW Alpine View. Based upon these numbers with the assumptions made, only 3.8% of motorists might use SW 133` Avenue-SW 134 Avenue-SW Alpine View as a cut-through. Staff finds this is not a significant issue given the street capacity. In 1999, theEngineering Department was asked to investigate a potential cvit-through problem on SW 134' Avenue. The thought was that vehicles were using SW 134 Avenue and SW Alpine View as a cut-through. The neighbors were also complaining about speed. The City conducted their inKestigation during the first week in September 1999, after school began. They found that the 85 percentile speed was 23.5 MPH northbound, and 24.6 MPH southbound; clearly not a speeding problem. The City also found that the total volume on SW 134 Avenue (south of SW Alpine View) was 271 vehicles per day. Given that the average single family residence generates approximately 10 vehicle trips per day, and given that there are at least 27 homes in the area of SW 134 Avenue, SW Mountain Ridge Court and SW Alpine View, that volume makes sense. Therefore, the City confirmed that there was not a cut-through problem. In addition, since a local residential street is designed to carry up to 1,500 vehicles per day, Staff finds that there is not a capacity issue here either. Staff also finds that this development will not create a cut-through, nor will it make any cut-through problem worse, as trips generated by this development will be either leaving or entering the site. • There is a safety problem at the intersection of SW Alpine View/SW 134th Avenue. Vehicles are driving over the bumps placed by the City. Staff Response: The City instglled small yellow bumps down the centerline of SW Alpine View at the intersection with SW 134 Avenue, to assist in marking the two travel lanes. Motorists turning left from SW 134th Avenue tend to cut the corner. Staff witnessed a small percentage of vehicles cutting the corner during a site visit. It is not apparent that there is a significant safety issue at that intersection. However, if such a condition were to develop there, the City Engineer could review other options at that time. Staff is not convinced this development will create a safety problem at the intersection. • SW Leah Terrace will become a cut-through, if connected. This street should be terminated with a cul-de-sac. Staff Response: Staff does not agree that SW Leah Terrace would become a cut-through. The number of turns a vehicle would have to make would most certainly require more time than would be required to use SW Benchview Terrace from SW Bull Mountain Road. SW Leah Terrace will likely see 50% of the new site-generated trips using that roadway. The site should generate an average of 180 trips per day. Therefore, there may be an increase of approximately 90 vehicle trips on SW Leah Terrace, due to this development. That is not a significant increase. In addition, the volumes on SW Leah Terrace will be well under the maximum capacity of 1,500 vehicles per day. The length of SW Leah Terrace, from SW Bull Mountain Road, is presently 430 feet. This roadway could not be terminated with a cul-de-sac due to the maximum cul-de-sac length standard of 200 feet, required by Section 18.81O.03O.K. • Make sure this development does not create a downstream stormwater problem. Staff Response: As was stated previously in the report, the developer will provide onsite detention via a large pipe. The preliminary calculations for the detention pipe show that there will be plenty of capacity to handle the flows from this development. • Where will construction vehicles park? NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 22 OF 26 Staff Response: The applicant will be required to provide onsite parking for construction vehicles. This condition will also apply throughout the home construction phase. Construction vehicles will not be permitted to park on existing local residential streets. Enforcement of the condition during the public improvement phase could include a Stop Work Order. Enforcement during the home construction phase could include withholding of inspections, withholding issuance of further permits or fines levied by the Code Compliance Officer. Public Water System: This site will be served from the City's public water system. There are existing 8-inch water lines located in SW Leah Terrace and SW Alpine View. The Public Works Department commented that the applicant will need to pay for the removal of the existing water service from SW Bull Mountain Road. The applicant will be rewired to either cut in or live tap the public line in SW Alpine View. The City will tap the line in SW Alpine View for water services for Lots 11 through 14. All other water services must be installed by the applicant's contractor. 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. The applicant has proposed to construct a vegetated swale offsite in Jack Park, which is a City park located downstream of this development, north of SW Walnut Street, and east of SW 128 Avenue. The applicant, CWS and the City have met to discuss this proposal, and Staff believes it is a feasible solution. A two-stage approach has been suggested where the applicant would construct a vegetated swale of a size that would equate to what is needed to treat the stormwater from this development. They would remove the existing blackberry growth along the riparian area adjacent to the main stream channel and enhance the stream buffer, as a part of the project. Stage 2 would include the conceptual design of a larger regional facility(ies) that could be developed within the City-owned park and greenspaces downstream. The City would be able to use the conceptual plan to develop additional facilities or expand the one to be constructed by the applicant. Staff is in support of this concept and recommends the City continue to work with the applicant and CWS. If the Jack Park concept is not approved, the applicant will need to provide an onsite water quality facility. The applicant's plan does not show how an onsite facility could be accommodated, but Staff believes it is feasible for the applicant to accommodate such a facility. It may require the applicant to lose one lot (perhaps Lot 10). Prior to the City accepting the applicant's water quality facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The facility shall be located 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. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 23 OF 26 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. This site is less than five acres, so a NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $540.00 (18 lots X $30/address = $540.00). 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 gnd 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. SECTION VII. OTHER STAFF COMMENTS City of Tigard Police Department offered no comments on the proposal. City of Tigard Property Manager/ Operations Department has reviewed this application and offered the following comments: According to the code, the property owners would be responsible for maintaining the sidewalk and vegetation management within the right-of-way. How will this be ensured? City of Tigard Building Official has reviewed the application and has offered the following comments: TVFR approval for access and hydrant location. Geo-technical report for soil stability and liquefaction potential. The City of Tigard Operations Department has reviewed this application and offered the following comments: Developer to be invoiced for removal of existing water service off of Bull NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 24 OF 26 Mountain Road. Double up all lots with water services, install air release at high point. Attach all details and construction notes. Adhere to water line offset from curbs. Tigard to tap services for lots 11-14 only. Contractor to dig and string services after taps provided by Tigard. (Contact Rich Sattler for items related to public services. Contact Eric Hand for items related to stormwater disposal and sanitary sewer). The City of Tigard Urban Forester has reviewed this application and offered comments regarding tree species selection and planting which are incorporated into this decision under Chapter 18.790. SECTION VIII. AGENCY COMMENTS Clean Water Services indicated that the applicant shall contact clean water services about sewer/water services unless they intend to annex into the city. Tualatin Valley Fire and Rescue staff provided the following comments: • 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) • 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) • 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) Tri-Met, PGE, NW Natural Gas, Verizon, and TCI Cable were notified but no comments were provided. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 14,2001, AND BECOMES EFFECTIVE ON SEPTEMBER 29, 2001 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.6.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 25 OF 26 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.DEAD a ... a L_:.ssr _ ��,�-L'.h ,.ic.�y.P..rau, _ ._ -a: _...?�a.r..x.� :� ,� �i°tk,+-tom 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. September 14, 2001 PR PARED BY: Bradilby DATE Associate Planner <<ft• 1 September 14, 2001 APPROVED BY: Richard Bewer • • DATE Planning Man.•er NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 26 OF 26 IF4,-,,_ ,�,�.,..:.- �,`-� �IL� �=fa`�a`►'/ �_4 CITY of TIGARD•` ' �� �\� ,; v O{OORAFHIC IRFORMATIOM $VNT[M-#.1., , ,., •' '� ■, �� VICINITY MAP 1i/ � ♦ S , 4=1, � 1� i■- • o ,, , 404,4102• ,� ■■L "URBAN SERVICE AREA" I�j Id s♦ ♦ Airli Ire ��� iiiiii MOH ��� �� ' r SUB2001 -00004 1auii__Kt� • ♦11111111 wIIPj I DAFFODIL HILL amp ■� � Iif,,,,,we .511 SUBDIVISION ■ ■�!:!�'mew *$4r. . ..i /ter ■ — AN. . Fm.111A I1'i2b*ij o■■ ■ ofiris , Me - �Ro miti sm. NI #...a........ it, ■ _ mom munikrogNi_ vii . , 4 IBE El M 1 ►. Ir. i_.�■• .�a 0 400 B00 Feet _M III .�..,,. ._ 1".5011001 / Vow . . A / ■ City of Tigard O ,-\x\iri A ,,,,, IL_ . ■ •. �0•, ■ Information on this map Is for general location only and , y.4 .yr. should M verified with the Development Sarvius Division. ■ ' '/ tC�. I 13125 SW Hall Blvd ■■ ' -. Tigard,OR 97223 (503)639-4171 .���■■ ■ ■- --• httpAwrw.G UWrd.or.us Community Development Plot date:Jul 18,2001;C:1maglc\MAGIC03.APR i \\ / �\ ``��J/ / / / \� I \� I I /// II // I� ��`` \/ LOT // I T I...._....___—� --' r / I / / // 25 / I I I / / / \ / 24I I LOI I LOT I I I I I / / / \ / 23 I 22 LOT I / / tt I I --T—"— L-----� / // // ���`�` H I L L S H R E S U M I T N 0 . 2 I I + / / ��� // L0T 4`" t. ---._—_ALPINE MM71b9•C I ---- _....\_859-‘4�-� 11 / J� �\ I LOT .....� R r9 10 �, ` 1 \2.1`�\'�/ �G`� // I 51 // g 5.9235! ti 1 \ \ \ / �l� / 4 14 13 12 11 'oq 1 —__\ \ / \\� LOT N 449 U sar Si. a«,u, 9321 5r. "1 LOT 1 _ ' - \ 50 • so' s5' ss' es' 4 aao9u. 4. v. 10 1 I` �� �. / __ z r I roo• f 1 _ / �' / ■�! � �, LOT — 15 16 il 17 a 18 I ..4 8 6$.1� L / / / 49 =. s,�s+s! 9955 sr. 5sa 5! ales sr aoro 5r. ti J/ / �. \ IT' z I / __ t-9. -w' u•_ ss' 22• s e a.'A -I a I I / T— CE _ ,_ 1-u 23• u• 52 L_n• •. W TAX LOT / I / �� z 4.19' W 2300 ix 1 I -•' / / 58 = 2,175$r. 7,161 5/ 201 U. 5 U 4u1 S.r. a 97 5! 9d52 Si' �i I I I 'j .., I 80. sKiTaw3754 ROAD _____ —`� / a MOUNTAIN _ S.W. _ BULL ---- -- —"i1 rnZ - \ 1—Wri ... •>j • EXHIF Bill McMonagle SUB2001-00004 12555 SW Hall Boulevard APPEAL OF DAFFODIL HILL SUBDIVISION Tigard, OR 97223 George Marshall NOTICE OF FINAL ORDER BY THE HEARINGS PO Box 91249 OFFICER Portland, OR 97291 Al Spinrad, Attorney 4640 SW McAdam Avenue, Suite 200 Portland, OR 97201 Kathy Najdek 14103 SW Wagoner Place Tigard, OR 97224 George Marshall 4230 NW Spoon Portland, OR 97229 John Naegeli 13874 SW Leah Terrace Tigard, OR 97224 Karen and John Wied 14493 SW 148th Place Tigard, OR 97224 AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping A(Better Community I, Patricia L. Lunford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of7igar , Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) ® NOTICE OF PUBLIC HEARING FOR: . "APPEAL" OF DAFFODIL HILL SUBDIVISION (I 0/29/200 I) File No/Name Reference) (Dale of Public Heanng) — C• ity of Tigard Planning Director Z Tigard Hearings Officer — Tigard Planning Commission T• igard City Council A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on October 4,2001, and deposited in the United States Mail on October 4,2001, postage prepaid. Y.,&.?Z‘t 40.7 / (Person that repared Nttice STATE OAF ORGOW ) County off Washington )ss. r City of�ward ) Subscribed and sworn/affirmed before me on the 7 day of ' ' , 2001. . ,.�. aANE ICIAL SEAL :h U JELDERKS ' NOTARY PUBLI MY C O M M S S O I N ION NO 3 8 1=XPIRES SEPT.07,2003 ! a4A-C, n ii/Gr% TORY PUBLIC 40 ETD My Commission Ex -rel OAS NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXHIBIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. A CITY OF TIGARD Community CDeve(opment Shaping)(Better Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER,AT A MEETING ON MONDAY, OCTOBER 29, 2001 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223, WILL CONSIDER THE FOLLOWING APPLICATION: "URBAN SERVICE AREA" FILE NO.: SUBDIVISION (SUB) 2001-00004 FILE NAME: APPEAL OF DAFFODIL HILL SUBDIVISION APPLICANT: Bill McMonagle OWNER: George Marshall 12555 SW Hall Boulevard PO Box 91249 Tigard, OR 97223 Portland, OR 97291 ITEM ON APPEAL: On September 14, 2001, the Director issued a decision to approve a request for an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. On September 28, 2001 an appeal was filed pertaining to Condition of Approval No. 9 that calls for an eight-foot-wide public bicycle/pedestrian pathway connection from SW Leah Terrace to SW Bull Mountain Road, to be located along a side lot line of one of the future lots. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. COMP. PLAN DESIGNATION: Medium-Density Residential District. ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.390 and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD HEARINGS OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE W!SHING TO PRESENT WI .. . TEN TESTIMONY ON THIS PROPOS_ , ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER BRAD KILBY AT(503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. r..4 ,,```,,:"� ,,,,,``` �ce ,,'.*4 ; VICINITY MAP f ::iii . ii"YRBAN SERVICE AREA" ,•. .• •.• //Iuii�i■111k��I�����r'1 f 7.,�i� suB200 l 0000a III".�■■■■a.vt� ■ IIII1,: DAFFODIL HILL ` ��;■ • NU*�� all ��■1�►I ■ii::: ` SUBDIVISION ■ _u �i ��ii: �:� .==1.0 i • ■ t1 ■ dll" MI 1111111Mikillesr img•tiii pi' z ar....m. .2„ 1: a-10..g■,,.., _=I awnme •-ht %fa... it P 1 A — `- mil- I �opstor� p,, rr fit■ MTV. ' � I `■ ■ 1�.'d •_ cry a® IIII NE- ∎ .' W"^,.a ..fa'�•I-1• & a•, III-I IIIIIIIIIIIIIIII■_ ,,, .m> EXHIBIT B 2S1'•9AB-026.L 2S109BD-03400 ADKINS DEAN F/ANNE E BRENNEMAN RONALD F&S LORETTA 13569 SW MOUNTAIN RIDGE CT 13590 SW TARLETON CT TIGARD,OR 97224 PORTLAND,OR 97224 2S 109AB-04900 2S 109BA-02800 ALEXANDER DAVID DOUGLAS& BURT LONNIE JANELL LYNNE 13866 SW HIGHTOR DR 14178 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S 1096 D-06400 2S 109B D-12600 ANDERSON JOHN ROBERT& CAIRY SHAWN M CYNTHIA M 13970 SW BULL MOUNTAIN RD 14468 SW SCARLETT PL TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-04400 2S109BD-03200 ANDERSON KEVIN S&JAMIE D CAMPBELL IAN B&HELENE F 13745 SW MISTLETOE DR 13570 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-04200 2S 1096 D-06900 BADER RICHARD M&JERRE ANN CANNON DWIGHT L&DIANA L 13757 SW ALPINE VIEW DR 14485 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-02200 2S 109BD-01700 BASTIAAN ELISA CAPPOEN PAUL LOUIS 13926 SW ALPINE VIEW CT do M J HARDEN CONCRETE CO INC TIGARD,OR 97224 HARDEN GARY I 20725 SW KRUGER RD SHERWOOD,OR 97140 2S109AB-05200 2S 109BD-01800 BAXTER THEODORE E&JUDY H C TR C•••OEN PAUL LO IS 14265 SW 133RD do M ARDEN s•NCRETE CO INC TIGARD,OR 97224 HARDEN .• - I 2072 K". ER RD RWOOD,O• 97140 2S109AB-05300 2S 109BD-02000 BERG DAVID AND KATHLEEN M CAPRI MICHAEL J&JANE A 14297 SW 133RD AVE 14480 SW PEACHTREE DRIVE TIGARD,OR 97224 TIGARD,OR 97223 2S 109BA-02300 2S109AB-05100 BOIRE JOHN L&PATRICIA M CASALE JOHN A& 13978 SW ALPINE VIEW CT HOCEVAR JOANN MARIE TIGARD,OR 97224 14233 SW 133RD AVE TIGARD,OR 97224 2S 109AB-05000 2S 109B0-03100 BRENNAN MARK D&LAURA M CHESNEY JOSEPH LEE JR&BEVERLY 14167 SW 133RD AVE 13585 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S10 9,3A-0350p 2S109BA-02600 EXHIUI'T` B CHORUBY JANICE L&LARRY N TRS DELUCA PHILIP G&DONNA J 14076 SW BENCHVIEW TERR 13899 SW ALPINE VIEW CT TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-00100 2S109AB-04500 CLARK STEVEN J&RANDALYN N DESAI MAKRAND N& 13656 SW ALPINE VIEW GIRA M TIGARD,OR 97224 14320 SW 134TH DR TIGARD,OR 97224 109BA-00200 2S 109BD-06700 CLA S EN J&RANDALYN N DOSS DONN L 136 LPINE VIEW 14592 SW SCARLETT PL T ARD,OR 7224 TIGARD,OR 97224 2S109BA-04500 2S109BA-04300 CLOSE STEVE V&VICKI LEE DRENNEN WILLIAM J&GRETCHEN 14112 SW WAGONER PL 13791 SW ALPINE VW TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-02400 2S1098D-06300 CONNERS MICHAEL J&RITA J DUGGAN GARETH J&LYNETTE I 14299 SW 134TH DR 14465 SW SCARLETT CT TIGARD,OR 97224 TIGARD,OR 97223 2S 109BD-02800 2S 109BA-06800 CONROY JOHN B/FRANCES E DUNAHUGH BRIAN ALAN& 13615 SW TARLETON CT DEURWAARDER HEIDI LYNN TIGARD,OR 97224 13900 SW LEAH TERR TIGARD,OR 97223 2S 109BA-05500 2S 109AB-02500 CRANSTON JOHN D&KELLY M DUTTON JAMES P&NITA J 13782 SW MISTLETOE DR 13560 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-01800 2S 109B D-03500 CULLEY CRAIG A&JODIE R EICHENBERGER WILBERT B/E MARGUE 14301 SW BENCHVIEW TERR do EICHENBERGER EVERETT M/PATRICE TIGARD,OR 97224 13610 SW TARLETON CT TIGARD,OR 97224 2S 109B D-06500 2S 109BA-06700 DAVIS JOHN F& ELAM RALPH H&NANCY A O'KEEFE-DAVIS KATHLEEN M 14355 SW RACELY PL 14484 SW SCARLETT PL TIGARD,OR 97224 TIGARD,OR 97224 2S 109BD-06600 2S 109BA-00800 DEAREY JAMES W&MARY R ELY JAMES H&CHERYL A 14528 SW SCARLETT PL 13643 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD,OR 97223 XHII B 2S 103AB-01901 2S 109BA-04800 FANUCCHI MICHAEL C& HANSEN LEIF C& PEGGY J CAROL M 14455 SW 134TH DR 14111 SW WAGONER PL TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-07000 2S109AB-02300 FERGUSON WILLIAM R/DIANA HANSON ROBERT N&HELEN M TRS 14455 SW PEACHTREE DR 14341 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02700 2S 109BD-06200 GALLAGHER JOHN H III& HARPER GEORGE A AND DEBORAH R SUZANNE M 109 67 E BAHIA DR 13547 SW MOUNTAIN RIDGE CT SCOTTSDALE,AZ 85259 TIGARD,OR 97224 2S 109BA-01600 2S 109 BD-02100 GARRISON ROBERT L&BARBARA D HEATH DOUGLAS V 14385 SW BENCHVIEW TERR 14530 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109B D-02200 2S 109BA-06600 GOLDFARB RALPH A/JUDITH R HEICHELHEIM KENNETH E&KAREN R 14560 SW PEACHTREE DR 14321 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-04800 2S 109AB-05400 GOODMAN LAIRD M&PAMELA J TRS HEINECK DAVID W& 14244 SW 134TH DR GIUSEPPA TIGARD,OR 97224 14323 SW 133RD AVE TIGARD,OR 97223 2S 109AC-00100 2S 109BA-07400 GRAHAM RICKIE ALLEN REVOCABLE T HERITAGE DEVELOPMENT COMPANY GRAHAM LINDA SUE REVOCABLE TRUST 421 SW 6TH AVE BY LINDA S/RICK A GRAHAM PORTLAND,OR 97204 13400 SW BULL MOUNTAIN RD TIGARD,OR 97224 2S109AB-05500 • 109BA-03800 GRONER LINCOLN C TRUST HI . HIRE . MIT OWNERS OF 14357 SW 133RD AVE LOTS & TIGARD,OR 97224 HIL 1'. SUMMIT NO.2 OWNERS •' LOTS 22- a ,`0 2S 109BA-02000 2S 109B D-05900 HAGEL MICHAEL P&SHAWN R HOLZNAGEL ERIN C&THOMAS D 13917 SW LEAH TERR 14587 SW SCARLET PL TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-06400 2S 109BA-02700 HANSEN ANDREW H&LISA M IERULLI KENNETH F& 14334 SW RACELY PL IERULLI ELIZABETH WAINWRIGHT TIGARD,OR 97224 13851 SW ALPINE VIEW CT TIGARD,OR 97224 EXHIBIT B 2S 1033A-00391 2S 109BA-07200 ISAAC ALFREDO A AND LAYOUN ELIE T&PAMELA S MARILYN K 13792 SW LEAH TERR 13647 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S 109BD-00100 2S 109BA-05700 JARAMILLO JOHN C&CLARE LETTELLEIR THEODORE J JR 13580 SW BULL MOUNTAIN RD 13750 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109BD-02300 2S 109BA-02500 JEWETT DAVID G&MEGAN K LINSK STEVEN J&JULIA 14590 SW PEACHTREE DR 13947 SW ALPINE VIEW CT TIGARD,OR 97224 TIGARD,OR 97223 2S 109BA-00600 2S 109BA-06100 JOHNSON LIVING TRUST& LIU QI& MORENO LIVING TRUST HUANG QIQUN BY MARILYN B JOHNSON/HERBERT A MORE 13832 SW ALPINE VIEW 13632 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-04900 2S 109AB-02100 KAELIN GREGORY A&SUSAN T LIU STEPHEN K R&LISA C 14119 SW WAGONER PL 14419 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02000 2S 109BA-05800 KARR JONATHAN S&CLAUDIA A LLOYD SHAWN L&DORETTA M 14437 SW 134TH DR 13736 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02900 2S 109BA-01700 KITTLE-MIZE CANDACE C& LOOSLI BYRON G&DEBORAH J MIZE ROGER F 14353 SW BENCHVIEW TERR 13477 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109B D-06000 2S 109BD-02700 LACY EDWARD D&MARILYN L LUNDY ROBERT D&MIRIAM C TRS 14549 SW SCARLETT PL 13623 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109B D-00400 2S 109BA-04100 LAMB PATSY R LY NAM PHUOC& 13890 SW BULL MTN RD BUI MINH-HANH THI TIGARD,OR 97224 13689 SW ALPINE VIEW TIGARD,OR 97224 2S109BA-06200 2S109BA-05400 LAMPROS GREGORY JACK& MACKENZIE THOMAS J& GAIL PETERSON JENNIFER M 13804 SW ALPINE VIEW 13798 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 EXHI$IT B 2S 16600D-03300 2S 109B D-12700 MEERMEIR PAUL J&NANCY E PARROTT TIMOTHY R& 13580 SW TARLETON CT TERI S TIGARD,OR 97224 14511 SW 139TH AVE TIGARD,OR 97224 2S 109BA-07100 2S 109AB-04700 MERX RONALD C&MARGARET A PATEL YUDHISHTHIR R&SHWETA 13818 SW LEAH TER 14252 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-05000 2S 109B0-01900 MONTGOMERY JEFFREY D& PHILLIPS ROBERT F SR 1992 TRUST KATHERINE L 14450 SW PEACHTREE DR 13773 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-00500 2S 1098A-00400 MOSZER IRENE M&MAX PLOGHOFT MICHAEL&ANITA F 14169 SW 134TH DR 13583 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-01800 2S 109 BD-06100 NADRI KAZEM KEN& REINHART WILLIAM L&SUSAN I SALARIE MARZIE 14513 SW SCARLETT PL 14473 SW 134TH TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-06900 2S109AB-02800 NAEGELI JOHN F& RICHARDSON SANDRA K NAEGELI DIANA M SCHUMACHER 2831 RIDGEWAY DR 13874 SW LEAH TER REEDSPORT,OR 97467 TIGARD,OR 97224 2S 109BA-04700 2S109 BD-02900 NAJDEK FRANK T&KATHLEEN N ROWAN JOHN E AND JUDITH A 14103 SW WAGONER PL 13609 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109BD-00500 2S109BD-06800 PAPAS TED&E ELIZABETH SCONCE ROBERT B&MARIANNE L 14550 SW 139TH 14545 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-04600 2S 109BD-00300 PARANJPE SURESH C&&SHEELA S SCRIVNER JAN T 14100 SW WAGGONER PL 13600 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02200 2S 109BA-05600 PARECKI ED H&AMALIA B SHERRY ROBERT B& 7677 SW 87TH AVE LORIE K PORTLAND,OR 97223 13764 SW MISTLETOE DR TIGARD,OR 97224 2S 10 3A-01300 25109AB-05600 .IBIT B SHOTTS DONALD L&STELLA A TRS THREE MTNS ESTATES OWNERS ASSN 13625 SW BULL MTN RD BY MICHEAL PLOGHOFT TIGARD,OR 97224 13583 SW ALPINE VIEW TIGARD,OR 97224 .109BA-0120 S 2S 109BA-02100 SH S P NALD L&STELLA A TRS TIRUVALLUR KESHAVAN K&NANDINI 136 - BULL MTN RD 13882 SW ALPINE VIEW CT ARD,O' 97224 TIGARD,OR 97224 2S 109BA-05900 2S 109AB-04400 SNOW CAROLYN J&E NED TRANO GEORGE S&DAWN M 13855 SW ALPINE VIEW 14362 SW 134TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-03600 2S 109BA-00700 SORESEN ANNE E TRUSTEE TUTTLE PETER G&JACQUELYN W BY US BANK 13621 SW MOUNTAIN RIDGE CT ATTN:COLLEEN SPIDEL TIGARD,OR 97224 T-6 PO BOX 3168 PORTLAND,OR 97208 25109AB-04600 2S 109BA-01900 SPEZZA BUD&CARMEN WIEBE THOMAS ALLEN&CYNTHIA EL 14268 SW 134TH 13969 SW LEAH TERR TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-04300 2S109BA-06500 STRAND KRAIG L AND JULIANNE M WIERING FRANK&DIANE 14464 SW 134TH DR 14302 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 2S 1098A-07000 2S109BA-06000 STRYS JOHN R&LAURA F YAP KIM ONN&JANE TRS 13846 SW LEAH TER 13866 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-04000 2S109BA-01400 SUMMERS ROSS K&COLLEEN L ZEDNIK LEAH ALFA&MARY MAE 13665 SW ALPINE VIEW CT 13735 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-06300 2S 109B D-03000 SWIECICK LIVING TRUST ZETZSCHE KURT C&DARLENE T BY JOHN V/RANDINE S SWIECICK TRS 13597 SW TARLETON CT 14368 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 S109BA-01100 EE UNTAIN ESTATES OW R OF LOTS 16-18 ExH! I B • Ed & Fran Egan Harold Howland 14635 SW Bull Mountain Road 13145 SW Benish Tigard, OR 97224 Tigard, OR 97223 Earl & Marilyn Elias Carolyn Mirich 13540 SW Village Glenn Drive 15025 SW 141St Avenue Tigard, OR 97223 Tigard, OR 97224 Craig Minor Ellen Beilstein 14210 SW Windsong Court 14630 SW 139th Avenue Tigard, OR 97223 Tigard, OR 97224 Paul E. Owen Kevin Hogan 10335 SW Highland Drive 14357 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97224 Beverly Froude Bonnie Bishop 12200 SW Bull Mountain Road 11341 SW Springwood Drive, #40 Tigard, OR 97224 Tigard, OR 97223 Craig Smelter Karen Elings 14900 SW 103rd Avenue 11542 SW Woodlawn Court Tigard, OR 97224 Tigard, OR 97223 Joan Best Barry Albertson 10705 SW Murdock Lane, #F2 15445 SW 150th Avenue Tigard, OR 97224 Tigard, OR 97224 Kathy Palmer Gretchen Buehner c/o John Tigard House 13249 SW 136th Place 14260 SW High Tor Drive Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps Jon Sirrine 15305 SW Bull Mountain Road 12761 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97223 Charlie & Larie Stalzer Judith Anderson 14781 SW Juliet Terrace 16640 SW Jordan Way Tigard, OR 97224 King City, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (I of 2 pages) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 EXHIBIT B Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (2 of 2 pages) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 EXHIBIT B. Bill McMonagle SUB2001-00004 12555 SW Hall Boulevard APPEAL OF DAFFODIL HILL SUBDIVISION Tigard, OR 97223 (NOTICE OF PUBLIC HEARING) George Marshall Al Spinrad, Attorney PO Box 91249 4640 SW McAdam Avenue, Suite 200 Portland, OR 97291 Portland, OR 97201 Susan Allen 13849 SW Mistletoe Drive Tigard, OR 97223 Robert Hanson 14341 SW 134th Drive Tigard, OR 97224 E. Ned and Carolyn Snow 13855 SW Alpine View Tigard, OR 97224-1790 Ralph & Nancy Elam 14355 SW Racely Place Tigard, OR 97224 Thomas E. Withycombe, President Three Mountains Estates Owners Association 13441 SW Mountain Ridge Court Tigard, OR 97224 Gretchen Drennen, President Hillshire Resident's Association 13791 SW Alpine View Tigard, OR 97224 Steven J. Clark 13656 SW Alpine View Tigard, OR 97224 John Naegeli 13874 SW Leah Terrace Tigard, OR 97224 . EXHIBIT Et SUB2001-00004 (NOTICE OF PUBLIC RESIDENT HEARING) APPEAL OF DAFFODIL HILL SUB. 14301 SW Benchview Terrace "RESIDENT" SIGNATURES FROM 6/3/01 PETITION: Tigard, OR 97224 RESIDENT RESIDENT 14334 SW Racely Place 13804 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 14302 SW Racely Place 13656 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 14368 SW Racely Place 13866 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 14355 SW Racely Place 13855 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 13818 SW Leah Terrace 13832 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT 13792 SW Leah Terrace Tigard, OR 97224 RESIDENT 13846 SW Leah Terrace Tigard, OR 97224 RESIDENT 14353 SW Benchview Terrace Tigard, OR 97224 RESIDENT 14385 SW Benchview Terrace Tigard, OR 97224 _i - ■�..� :-rP''„ - ,���-�J■ -, CITY of TIGARD,9044� 7 �N ♦� ��� � GEOGRAPHIC INFORMATION S�sTEY '■ ♦' „1 VICINITY MAP 440 I - ■*4 441.t ,,, mt. . "URBAN SERVICE AREA”es #74\ff.1 fiHILLSHIREDR ,II &. . SUB200 1 -00004 1 I IAMI■ 111 i wriak Ulla DAFFODIL HILL MIN mpoir I g or, im sl, SUBDIVISION M ' 1111 a..=WI * •*iii T■iel ll_ _- • min fir _■ •.��,'4.. PINE V; ,• 0 we;A:1 'NE •• aW LEA- , o�Q� ``,`I*•ALP roy_...0 mi., .. olipii _ MM. Ma 6..111. Er * AN imo iuLLMTNRD O . ■ Wel. ._= • r.'F,, ,appoi J �•�q -r ■I P. **,,t4 31411 ■"■ . •.,' - N• illiN ■ al. ,. ' /,1 0 400 800 Feet .. � , , .. mom .\ .1.•d . 1"=501 feet r m sir♦ swell RHETT■_ 1J,�i, ■ `• . •. City of Tigard . A�y.1 ■ . CT ' ' Information on this map is for general location only and ■ ' ♦ .y��. .. should be vented vnth the Development Services Division. ■ ' '� �. I 13125 SW Hall Blvd Tigard,OR 97223 ■ IIIIRSIMPio NI A& -- http:/550 639iga d,or.us Community Development Plot date:Jul 18,2001;C:lmagicWIAGIC03.APR / / / I I'� � -11— / 1 / !\\ \ L0T / I I • I / / \\ " 25 / I I I // j ! \ / 247 I LOT I L07 I I I 1 / / / �\ \ / I 23 I 22 SOT I 1 --T-----1 ------71 // �\\'\�`�`�H I L L S H j R E S U M AI I T N O . 2 I I / ` / / / / ■ `\ _1 J -- --1 — I 1 • // // ?—L // Lot ` <.���, �-- _ALPINE �.a�a, E ��- V1 Wes- 1\ / / ,/ I `` `•a9 5 A' L-u. ----1-----1 \ \ \ `�\ / , /�� 1 / 10 Ia I \ \ �.�' �G� // �� 51 i/ 14 g 13 12 g I __— a9:5sF. 1 �' \ \ \ N. / `N. RaN S.f, Q9a1 SF. 5,464 S.F. 6,516 9.f. ' too. ¢ \ \ N. N' LOT N ,_- LOT \ `` I / �'- \ 50 es' 55' 55' 65• s 9 �$ N 10 r \ I (/).. /0�/ I o coos S F I L„ \ _�__37,- 100' 1 /� �.\ \ ` Q� /r—_ _g = I a NZ / 3` �•\ —�i F 15 16 17 u 18 a s 8 1181,-- L '—1 r (4 \\T L ; LOT • aria sF. ssu s.. s,806 sF a.rafi sr taco s. I '' 1 ti __ eti / / \\ — —— L.9' L=aO' 16' 55' 17' .....?1,4 4- -1 k 166' 1 —_ ■— i ,L 5 5,661 S.E . RL7- E �5\ w TAX L0T l 130 -r = L-10' L'N L 1300 / I , / / r7. 1 I / / LOT J y 1 2 3 y 66J1 S! „5.7,F c 9,152 SF. .•••• �' I I / / 58 = 1•qs s.r m 7.191 sE 7.091 S.F. L 1 �l ll 60' 60' —.-• \ 63' s 86 ira ■37104 —.• --- MOUNTAIN \ --'--—— BULL ROAD \ S.W. TI :I =: — „ \ \ W �� \\ W MZ �\ F-- W rf 4 1 IN n0 I N I I 1 hOARDCITY OF TIGARD t SUB2001.00004 SITE PLAN N DAFFODIL HILL SUBDIVISION (Map is not to scale) . . A AFFIDAVIT OF MAILING . T 111 I CITY '' Community Development Shaping A Better Community STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, Shirley L. Treat, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist 1 for the City of Tigard, Washington County, Oregon and that I served the following: {Check Appropriate 80x(s)BeOw/ ❑ NOTICE OF: PENDING APPLICATION FOR: . ❑ AMENDED NOTICE (Type,Kind of Notice) (File No/Name Reference) (14-Day Comment Penodi ❑ City of Tigard Planning Director ® NOTICE OF TYPE II DECISION FOR: SUB2001-00004/DAFFODIL HILL SUBDIVISION AMENDED NOTICE (File No/Name Reference) © City of Tigard Planning Director 1 I NOTICE OF PUBLIC HEARING FOR: , ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: . ❑ AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES) of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B", on September 14, 2001, and deposited in the United States Mail on September 14, 2001, postage prepaid. ' czjiijiie Iii. ,X mat (Persbh that Prepared Notice) Subscribed and sworn/affirmed before me on the 3 '`dday of V C 1-04 w , 200 1. / f �1 - i._ . . _ - NOTARY PUBLIC OF OREGON .�h= OFFICIAL SEAL My Commission Expires:_ (3 2003 a;'; ..:; ' SHERMA 1 S.CASPER ■ `;: ) NOTARY PUBLIC-OREGON COMMISSION NO.323409 MY COMMISSION D(PIRES MAY13,2003 4 EXHI NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" L.CITY OF TIGARD DAFFODIL HILL SUBDIVISION Community Development SUBDIVISION (SUB) 2001-00004 Shaping A Better Community 120 DAYS =11/14/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: DAFFODIL HILL SUBDIVISION CASE NO.: Subdivision (SUB) Type II SUB2001-00004 REQUEST: Approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. APPLICANT: Bill McMonagle 12555 SW Hall Boulevard Tigard, OR 97223 OWNER: George Marshall PO Box 91249 Portland, OR 97291 COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. ZONING DESIGNATION: The subject property is within the R-7 Medium-Density Residential zoning district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720 18.725, 18.730, 18.745, 18.765, 18.775, 18.795, 18.790 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SUB2001-00004—DAFFODIL HILL SUBDIVISION PAGE 1 OF 26 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 1. Prior to commencing onsite improvements, a public improvement permit and compliance agreement is required for this project to cover all onsite infrastructure improvements, the half-street in SW Bull Mountain Road, 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). 2. 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. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to ark on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor Involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Bull Mountain Road. The improvements adjacent to this site shall include: A. City standard pavement section for a major collector street from curb to centerline equal to 22 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 6 foot concrete sidewalk; 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 Bull Mountain Road in a safe manner, as approved by the Engineering Department. 5. 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. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 2 OF 26 6. A profile of SW Bull Mountain Road shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 7. The minimum paved widths of the local residential street extensions shall be 32 feet. 8. The applicant's construction plans shall show that the eyebrow corner at SW Leah Terrace and the north/south segment will meet the Washington County detail No. M-405.5. 9. The applicant's construction plans shall show a public bicycle/pedestrian path connection between SW Leah Terrace and SW Bull Mountain Road. This connection shall be a minimum of 8 feet in width, located within an 8-foot wide public easement or a tract conveyed to the City, and can be located between any of Lots 1 through 6. The pathway shall be constructed of either concrete or asphalt, per the City's public improvement design standards. 10. The applicant's construction plans shall provide specific detail for the proposed stormwater detention pipe system. The applicant's engineer shall coordinate with the City Engineer and Public Works Director in developing a plan that will ensure ease of maintenance and accessibility for City staff. 11. 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. 12. 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 (unless the facility is constructed within Jack Park, as proposed). As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 13. If the applicant's proposal for the Jack Park water quality facility is not approved, then they shall provide a facility onsite. 14. 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 Vlanual, December 2000 edition." 15. 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. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 3 OF 26 16. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 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: 17. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $540.00. (STAFF CONTACT: Kit Church, Engineering). 18. The final plat shall show a minimum 44-foot ROW width for the new internal street extensions. 19. The final plat shall show a separate landscape easement for the street trees. The landscape easement shall be in addition to the standard 8-foot public utility easement. 20. The final plat shall contain a restriction whereby Lots 1 through 6 shall not be permitted to access directly onto SW Bull Mountain Road. 21. Prior to approval of the final plat, the applicant shall demonstrate that they will form and incorporate a homeowners association. They shall also develop CC&R's for this project that clearly indicate the association will be responsible for the perpetual maintenance of the planter strip along the frontage of SW Bull Mountain Road. 22. The north/south local street segment must be given a different name. The preference would be to designate it with a number. However, if a number can not be assigned that fits well with the City's address grid system, then the applicant shall propose a name to be approved by the City Engineer. 23. 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. 24. 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. 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. C. The right-of-way dedication for SW Bull Mountain Road shall be made on the final plat. D. 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's signature. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 4 OF 26 Submit to the Planning Division (Brad Kilby, 639-4171, ext. 388) for review and approval: 25. Prior to final plat approval, the applicant shall submit a tree mitigation plan which provides information showing a reasonable similarity between the species of trees to be removed and the species to be planted. In addition to providing the required species information, the plan shall also indicate the caliper size for the proposed trees to be planted, as well as indicate the location of the proposed plantings. The applicant shall provide information showing that the p roposed spacing and location of the trees in relation to each other, existing trees, and proposed structures will allow the trees to thrive. Prior to the issuance of final occupancy permits of dwellings on the lots, the proposed mitigation trees shall be planted. 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. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 27. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 28. Prior to issuance of building permits within the subdivision, the 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). Submit to the Planning Division (Brad Kilby, 639-4171, ext. 388) for review and approval: 29. At the time of building permit review, plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with lot coverage, landscaping, and building height requirements, per Table 18.510.2. 30. At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 31. At the time of application for building permits for individual homes, each applicant shall demonstrate that each site will be landscaped to the required 20% minimum. 32. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. 33. Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Leah Terrace and Alpine View for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 5 OF 26 34. Prior to the issuance of building permits for any lot, the applicant shall submit financial surety in the form of an irrevocable letter of credit or pay a fee in-lieu of planting for proposed on-site tree mitigation for 100% of the caliper inches to be removed (110.70 inches). 35. The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Submit to the Building Division (Bob Poskins, 639-4171, ext. 392) for review and approval: 36. The developer shall submit a geo-technical report for soil stability and liquefaction potential to the City of Tigard Building Division. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 6 OF 26 and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface- mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 7 OF 26 SECTION III. BACKGROUND INFORMATION Vicinity Information: The site is located north of SW Bull Mountain Road and south of SW Alpine View. The site is the surrounded by subdivisions that were developed for single-family housing and are situated on lots that are much larger than those proposed in Daffodil Hill. There is an existing single-family home and a large barn located on the property. Both structures will be removed to accommodate the layout of the new proposed subdivision. Site Information and Proposal Description: The site is described as tax lot 1400 in Washington County Tax Map 2S109BA. The proposal is an 18-lot subdivision on 3.16 acres of land. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing to construct 18 new single-family dwellings on Tax Lot 1400. Detached single-family dwellings are permitted outright in the R-7 zoning district. Decision Making Procedures: Chapter 18.390 Describes the decision-making procedures. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice, and appeals are heard by the Hearing's Officer. SECTION V. NEIGHBORHOOD COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal and be given the opportunity to provide written comments prior to a decision being made. Seven letters were received from surrounding property owners and two homeowner's associations. Their concerns were generally tied to four main issues. The issues are: • Traffic, including the extension of Leah Terrace to Alpine View and the potential for additional accidents as a result of more traffic. • The size of the lots in relation to the surrounding neighborhoods and the potential for loss of value on existinc developed parcels. • The lack of covenants hat would enforce design restrictions that would be compatible with construction types of the existing neighborhoods. • Drainage and the transport of excess stormwater to a collection system. The traffic, density, drainage, and covenants and restrictions will be addressed in discussion of the application and how it addresses the standards and criteria set forth in the Tigard Development Code and Comprehensive Plan. As for the loss of value, the City of Tigard is charged with providing a variety of housing opportunities for all levels of income as long as the development adheres to the relevant code sections. The developer and the market dictate the type of construction and costs of development. There is nothing in the code that allows the city to require construction of homes that are "compatible" with the neighborhood. "Compatible" construction is subjective and would not be an appropriate standard. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 8 OF 26 SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Rough Proportionality Analysis Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for each residential trip that is generated is $226. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $226 divided by .32 equals $725. ($226 is the residential use trip rate per trip TIF assessment according to the Washington County TIF ordinance). According to the ITE manual figures and the TIF ordinance, a single-family residential unit generates 10 average weekday trips per dwelling unit, per day. As there are eighteen dwelling units proposed, 180 trips are generated per day for this site. Less Mitigated Costs The applicant is required to make half-street improvements to the right-of-way along 375.04 feet of the projects frontage on Bull Mountain Road. At an approximate cost of$200 per linear foot, this is valued at approximately $75,000.08. The applicant is also required to build a bicycle pedestrian access through one (1) of the lots that backs Bull Mountain Road (between Lots 1-6). The longest distance would be 140 feet. The shortest distance would be 113 feet. At an approximate cost of$32.00 a linear foot and going with the longer route, the improvement would be valued at $4,480.00. Estimate of unmitigated impacts Full Impact is equal to 180 daily trips x $725 = $130,500 Less TIF Assessment 180 daily trips x $226 = $ 40,680 Less Mitigated costs = $79,488.08 Equals the unmitigated Impact of$10,331.92 FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the development exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportionate to the impacts sustained and thereby justified. LAND DIVISIONS - SUBDIVISONS: CHAPTER 18.430 Subdivision Approval Criteria (Preliminary Plat): 18.430.040 The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations The proposal, as conditioned, will comply with the applicable zoning ordinance and all other applicable regulations. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 9 OF 26 The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided materials demonstrating that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. This criterion is met. 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. The applicant has proposed to extend SW Leah Terrace to SW Alpine View. The City Engineer, in his discussion of this proposal finds that there are no other potential street connections to be considered in this area. This criterion has been met. 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, or will be conditioned in this decision to meet, the preliminary plat approval standards for subdivisions. ZONING DISTRICT Residential Zoning District: Section 18.510.020 The R-7 Medium Residential zoning district is designed to accommodate detached single-family units at a minimum lot size of 5,000 square feet. This proposal fits this criteria and is discussed in the following section of this decision. Development Standards: Section 18.510.050 States that Development standards in residential zoning districts are contained in Table 18.510.2 below: The subject site and the surrounding properties are all designated R-7 Medium-Density Residential. EXCERPT FROM TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-2 R-3.5 R-4.5 R-7 Minimum Lot Size - Detached unit 30,000 sq.ft. 20,000 sq.ft. 10,000 sq.ft. 7,500 sq.ft. 5,000 sq. ft. - Duplexes 10,000 sq.ft. 10,000 sq.ft. - Attached unit [1] 5,000 sq.ft. Average Minimum Lot Width - Detached unit lots 100 ft. 100 ft. 65 ft. 50 ft. 50 ft. - Duplex lots 90 ft. 90 ft. 50 ft. - Attached unit lots 40 ft. Maximum Lot Coverage - - - - 80% [2] Minimum Setbacks - Front yard 30 ft. 30 ft. 20 ft. 20 ft. 15 ft. - Side facing street on corner& through lots 20 ft. 20 ft. 20 ft. 15 ft. 10 ft. - Side yard 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. - Rear yard 25 ft. 25 ft. 15 ft. 15 ft. 15 ft. - Side or rear yard abutting more restrictive zoning district 30 ft. - Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. 30 ft. 35 ft. Minimum Landscape Requirement - - - - 20% NOTICE OF TYPE II DECISION SUB2001-00004—DAFFODIL HILL SUBDIVISION PAGE 10 OF 26 [1] Single-family attached residential units permitted at one dwelling per lot with no more than five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. Since the proposed development is a subdivision, in which lots will be developed individually at a later time, it is not possible to demonstrate compliance with lot coverage, building height, and landscaping requirements at this time. The proposal is to create 18 lots that vary in size from 5,464 square feet to 9,152 square feet. The proposed lot widths range from 55 to 64 feet. FINDING: The proposed project complies with all development standards in residential zones, with the exception of lot coverage, landscaping, and building height regulations, which cannot be evaluated at this time. To ensure that all code requirements are satisfied, the following condition shall apply: CONDITION:At the time of building permit review, plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with lot coverage, landscaping, and building height requirements, per Table 18.510.2. ACCESS, EGRESS, AND CIRCULATION: CHAPTER 18.705 Minimum access requirements for residential use: Section18.705.030H. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE 6 OR FEWER UNITS) Number Dwelling Minimum Number Minimum Access Minimum Pavement Unit/Lots of Driveways Width Width Required 1 or 2 1 15 feet 10 feet 3-6 1 20 feet 20 feet FINDING: All proposed lots will have more than the required 15 feet of access frontage required for single-family dwellings. To ensure that the minimum width pavement requirement is met at the time of development of each parcel, the following condition shall apply: CONDITION:At the time of application for building permits for individual homes, the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. This is a proposal for a single-family development. This standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The individual homeowners will maintain the access drives once the property is developed and sold. Tualatin Valley Fire and Rescue district has reviewed the proposal and the comments have been incorporated where necessary. This criterion is satisfied. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: NOTICE OF TYPE II DECISION SUB2001-00004—DAFFODIL HILL SUBDIVISION PAGE 11 OF 26 a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. 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;. c. The maximum cross slope of a required turnaround is 5%. No access drives in this proposal will exceed 150 feet in length, therefore, this criterion does not apply. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length. There are no proposed driveways in this development that exceed 200 feet in length, therefore, this criterion does not apply. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. This standard does not apply to this proposal. FINDING: As conditioned, the proposed development will comply with all applicable access, egress, and circulation requirements of Chapter 18.705. DENSITY COMPUTATIONS: CHAPTER 18.715 Density Calculation: 18.715.020 A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: • All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. • All land dedicated to the public for park purposes; • All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: Single-family development: allocate 20% of gross acreage; Multi-family development: allocate 15% of gross acreage. • All land proposed for private streets; and • A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The net development area is determined by subtracting from the gross area, the land needed for public streets. The calculations are as follows: Gross lot area 135,137 square feet Street dedication 20,804 square feet NET DEVELOPABLE AREA 114,333 square feet To calculate the maximum allowed density, net developable area is divided by the minimum allowed square footage within the zone, as follows: R-7 zone 114,333/5,000 = 22.86 dwelling units NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 12 OF 26 FINDING: The proposed eighteen dwelling units do not exceed maximum density of twenty two, therefore, this standard is met. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum required density is determined by the following calculation: 22.86 X 0.80 = 18.28 FINDING: The standard for minimum density is met. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 Requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: As this is a typical detached single-family project, which is a permitted use in the R-7 zone, none of the environmental conditions that have been listed above will be compromised beyond allowable levels. The above performance standards are met. These standards would be subject to code enforcement investigation if for some reason the above standards were in question. LANDSCAPING AND SCREENING: CHAPTER 18.745 Establishes standards for landscaping, buffering and screening to enhance the aesthetic environmental quality of the City. The R-7 zoning district requires that each lot maintain a minimum of 20% landscaping independent of required plantings for tree mitigation and street trees. This proposal calls for the division of 3.16 acres into 18 building sites. FINDING: There is no proposed landscaping for this project. NOTICE OF TYPE H DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 13 OF 26 CONDITION: At the time of application for building permits for individual homes, each applicant shall demonstrate that each site will be landscaped to the required 20% minimum. Section 18.745.040. states that all development projects fronting on a public street, private street, or a private driveway more than 100 feet in length after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. FINDING: The applicant has not provided a street tree plan for the development, but has indicated in the project narrative that subdivision improvements will include the planting of street trees in conformance with the Tigard Development Code standards. CONDITIONS: • Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Leah Terrace and Alpine View for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. • The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. Buffering and Screening: Section 18.745.050 Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The subject site is surrounded by single-family developments, therefore, there is no requirement for buffering and screening for this project. FINDING: As conditioned, the proposed development will comply with all applicable Landscaping and Screening requirements of Chapter 18.745. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 18 lots for single-family dwellings. Submittal of detailed plans for the construction of homes within the development are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. To ensure that homes constructed in this development comply with these standards, the following condition shall apply: CONDITION: At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) off-street parking space, which meets minimum dimensional requirements and setback requirements as specified in Title 18, will be provided on-site for each new home. NOTICE OF TYPE H DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 14 OF 26 TREE REMOVAL: CHAPTER 18.790 A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a site development review application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant, in his proposal has indicated that all trees will more than likely be removed to accommodate the development. As this is the case, the applicant will be required to mitigate for 100% of those trees that are to be removed. According to the Arborist's report, there are seven trees over twelve inches. The applicant will be required to mitigate a total of 110.70 caliper inches. CONDITIONS: • Prior to final plat approval, the applicant shall submit a tree mitigation plan which provides information showing a reasonable similarity between the species of trees to be removed and the species to be planted. In addition to providing the required species information, the plan shall also indicate the caliper size for the proposed trees to be planted, as well as indicating the location of the proposed plantings. The applicant shall provide information showing that the proposed spacing and location of the trees in relation to each other, existing trees, and proposed structures will allow the trees to thrive. • Prior to the issuance of building permits for any lot, the applicant shall submit financial surety in the form of an irrevocable letter of credit or pay a fee in-lieu of planting for proposed on-site tree mitigation for 100% of the caliper inches to be removed (110.70 inches). Visual Clearance Areas_ : Section 18.795 Clear vision area shall be maintained on the corners of all roperty adjacent to intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height, measured from the top of the curb, or where no curb exists, from the street center grade, except the trees exceeding this height may be located in this area, provided all branches below eight feet are removed. For arterial streets the visual clearance shall not be less than 35 feet on each side of the intersection. No specific plans for the construction of structures are required through the subdivision process. Compliance with vision clearance requirements shall be confirmed through the building permit process for all homes to be constructed within the development. This standard is met. Street And Utility Improvements Standards: Section 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 15 OF 26 Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 24 to 32-foot paved section. A major collector roadway should have a right-of-way width of 60 to 80 feet and a paved width of 44 feet. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW Bull Mountain Road This site lies adjacent to SW Bull Mountain Road, which is classified as a major collector on the City of Tigard Transportation Plan Map. At present, there is approximately 35 feet of ROW north of the centerline, according to the most recent tax assessor's map. No further ROW dedications are needed on this roadway adjacent to this site. SW Bull Mountain Road is currently paved, but not fully improved to meet City standards. In order to mitigate the impact from this development, the applicant should complete a half-street improvement across the frontage of this site. The applicants plans indicate they will provide this improvement as a part of the development. The Public Works Department raised a valid concern with regard to the future maintenance of the planter strip that will reside between the back of the new sidewalk and the property lines of Lots 1 through 6. The zone of ROW that includes the curb, sidewalk and planter strip is to be maintained by the adjacent property owner(s) in accordance with TDC 18.810.070.D. On collector and arterial streets, where subdivision lots back up against the roadway, this zone of ROW is often neglected by property owners for various reasons. For instance, back yard fences without gates would preclude easy access to the planter strip and sidewalk area. Often, property owners are not aware that this zone of ROW is theirs to maintain. Planter strips that are not maintained become a nuisance that requires City action by its Code Compliance Officer. The follow-up time involved with each violation exacts a significant amount of City resources. To revent this from occurring in this development, Staff recommends the applicant be required to form a homeowners association and develop CC&R's that specifically address the routine maintenance of the sidewalk and planter strip on SW Bull Mountain Road. The formation of the homeowners association and adoption of CC&R's must be completed prior to recordation of the final plat. New Local Street Connections This development will include the extension of SW Leah Terrace into the development, and a north/south segment that will connect into SW Alpine View. SW Alpine View was fully improved as a part of the Hillshire Summit development. The existing paved widths of both SW Leah Terrace and SW Alpine View is 32 feet curb-to-curb. The new roadway segments must also be constructed to have a paved width of 32 feet. The applicant is proposing a 44-foot ROW width for the new roadway segments, while still providing the 32-foot paved width. This would necessitate placing the future street trees outside of the ROW. This concept is acceptable, provided the applicant dedicate a separate landscape easement behind the ROW, in addition to the standard 8-foot public utility easement (PUE). With a landscape easement in place, the 44-foot ROW width will function well. The new north/south local street segment must have a different name than SW Leah Terrace. Since it is a north/south segment, a number should be assigned. If a suitable number can not be assigned due to address grid limitations determined by the City, then the applicant will need to choose a name that can be approved by the City Engineer. The proposed "eyebrow" corner at SW Leah Terrace and the north/south segment does not appear to meet Washington County road design standards. The City has allowed these eyebrow corners within subdivisions, provided they meet the County design standards (County Detail #M-405.5). Prior to construction, the applicant shall submit a revised plan that shows the eyebrow in compliance with the County standard. Staff finds that it is feasible for the applicant to meet this standard, based upon the lot sizes and layout. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 16 OF 26 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. A street stub is not required to the east due to the fact that there is one parcel that could be served (Tax Lot 1300, 2S1 09BA). This parcel has one large single-family dwelling situated in the middle, approximately 45 feet back from the edge of SW Bull Mountain Road. The home is currently accessed from an existing driveway onto SW Bull Mountain Road, and there is a turnaround area that allows cars to exit face-forward onto the roadway. It appears very unlikely that the parcel would be partitioned in the future, due to the location of the existing house. Even if two additional lots could be partitioned, a full-width public street stub would preclude effective development of the oarcel. It would be more feasible and practical to allow a joint private access onto SW Bull Mountain Road in the future, should this parcel be divided. As stated previously, the existing home sits back far enough from the roadway that a vehicular turnaround area can be provided such that cars will not be required to back out into the roadway. 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. One of the comments received from the neighborhood suggest terminating SW Leah Terrace in a cul-de-sac. This comment will be addressed later in the decision. 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. The applicant's plan properly shows the extension of SW Leah Terrace into the development, and provides for a local street extension to SW Alpine View. This criterion is met. 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 NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 17 OF 26 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The steepest grade along the new local street extension is just over 7%. 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. The applicant's plan shows that all lots will be served from the local residential street network. No direct access to SW Bull Mountain Road is proposed. Therefore, this criterion is met. 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. No private streets are proposed. Therefore, this criterion does not apply. 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 block formed by SW Alpine View-SW134th Avenue-SW133rd Avenue-SW Bull Mountain Road-SW Benchview Terrace measures approximately 3,800 lineal feet. This block perimeter clearly exceeds the standard, but since the block abuts a major collector, it could be found acceptable. Staff considered whether or not another street connection would be feasible, and found that the only feasible connection would be a street connection to SW Bull Mountain Road. A connection to the east is not feasible due to the presence of existing homes. A street connection to SW Bull Mountain Road, however, would yield at least two lots with street frontage on three sides due to the location of SW Leah Terrace. Double-frontage lots are to be avoided, according to 18.810.060.C, except where essential to provide separation between residential development and larger streets. All double-frontage lots are required to have front yard setbacks on each street. A triple-frontage lot would be even more cumbersome and undesirable. For this reason, Staff recommends against a public street connection. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 18 OF 26 The block formed by SW Leah Terrace-SW Alpine View-SW Benchview Terrace measures approximately 1,520 lineal feet, which meets the standard. 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. In the previous section, Staff recommended against a public street connection. However, it is appropriate to require a bicycle/pedestrian connection in accordance with 18.180.040.B.2. A feasible connection could be found between Lots 1 through 6. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. All proposed lots have lot depths which are less than 2.5 times their average lot widths. Consequently, the above criterion is met. 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. Lot frontage varies from 26 feet to 64 feet on the proposed lots. All proposed lots have more than the required 25 feet of frontage on a public street. This criterion is met. 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 sidewalks along all local residential street extensions and SW Bull Mountain Road, the applicant will meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There are existing 8-inch main lines located in SW Alpine View and SW Leah Terrace. The applicant intends to extend new 8-inch main lines from each of these existing lines to serve the lots within this development. The preliminary plan meets this criterion. 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). NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 19 OF 26 This parcel is located at the top of the local drainage basin. There are no upstream flows that must be accommodated. Effect on Downstream Drainage: Section 18.81O.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 is proposing to detain the onsite stormwater in a large pipe with a flow control structure. Such a system is acceptable, provided the applicant meet specific detailed design criteria by the City, pertaining to accessibility for maintenance. Prior to construction, the details of the detention pipe system shall be reviewed and approved by the City Engineer. The applicant also proposes to extend an existing public storm line from SW 134th Avenue to this site in SW Alpine View. This concept is acceptable to Staff. 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. The applicant is required to do half-street improvements on Bull Mountain Road. These improvements will bring the road to a width that can adequately accommodate the bike lane that is planned for Bull Mountain Road. This criterion has been met. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. The bike lane will be essentially constructed as part of this subdivision, the only remaining costs will be directly tied to the costs of striping. There is no known estimate for the costs associated with striping, so this criteria cannot be applied as worded. In this case a partial improvement is not feasible due to the inability to achieve proper design standards throughout the length of the proposed lane. Bull Mountain Road has not been striped and in many cases the necessary right of way has not yet been acquired to construct the improvement completely. Minimum Width: Section 18.81O.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. As was stated previously, a bicycle/pedestrian connection will be required between SW Leah Terrace and SW Bull Mountain Road,somewhere between Lots 1 through 6. The width of this connection shall be eight feet, per Section 18.81O.11O.C. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 20 OF 26 Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Bull Mountain Road. However, if the new lots will be served from existing underground utilities in either SW Leah Terrace or SW Alpine View, the applicant would not need to address this section. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Neighborhood Comments: Neighbors in the vicinity of this proposed development submitted several letters. Below is a summary of comments pertaining to public facilities, with Staff responses: • SW Alpine View is a cut-through now, with speeding problems. Motorists are cutting through between SW Bull Mountain Road and SW Bench view Terrace, to avoid the speed humps on SW Benchview Terrace. The development will make this condition worse. Staff Response: The City Engineer is not aware of a significant cut-through problem on this street. Nor is he aware of a significant speeding problem. Staff personally visited the site during the PM peak period on September 4, 2001 , and the AM peak period on September 5, 2001. In a 30 minute period during the AM peak perio0, Staff counted four vehicles traveling eastbound on SW AlpinQ View, turning south on SW 134 Avenue, and two vehicles traveling northbound on SW 134 Avenue, turning west on SW Alpine View. It is possible that these seven vehicles cut through, but this number of vehicles would not be considered a significant problem given the capacity of the street. During a 45-minute session during the AM peak period, Staff counted vehicles at both the intersection of SW 1341 Avenue/SW Alpine View and at SW Alpine View/SW genchview Terrace. Staff counted a total of three vehicles that traveled northbound on SW 134 Avenue, west on SW Alpine View, then north on SW Mistletoe Drive. Staff assumed these three vehicles drove on to SW Benchview Terrace, and further assumed that they originated from SW Bull Mountain Road attempting to avoid the speed humps as suggested by the neighbors. Staff also NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 21 OF 26 counted 78 vehicles traveling northbound on SW Benchview Terrace, passing by the intersection at SW Alpine View. Based upon these numbers with the assumptions made, only 3.8% of motorists might use SW 133' Avenue-SW 134th Avenue-SW Alpine View as a cut-through. Staff finds this is not a significant issue given the street capacity. In 1999, the Engineering Department was asked to investigate a potential cpt-through problem on SW 134th Avenue. The thought was that vehicles were using SW 134 Avenue and SW Alpine View as a cut-through. The neighbors were also complaining about speed. The City conducted their investigation during the first week in September 1999, after school began. They that the 85 percentile speed was 23.5 MPH northbound, and 24.6 MPH sot thboundy clearly not a speeding problem. The City also found that the total volume on SW 134 Avenue (south of SW Alpine View) was 271 vehicles per day. Given that the average single family residence generates approximately 10 vehicle trips per day, and given that there are at least 27 homes in the area of SW 134 Avenue, SW Mountain Ridge Court and SW Alpine View, that volume makes sense. Therefore, the City confirmed that there was not a cut-through problem. In addition, since a local residential street is designed to carry up to 1 ,500 vehicles per day, Staff finds that there is not a capacity issue here either. Staff also finds that this development will not create a cut-through, nor will it make any cut-through problem worse, as trips generated by this development will be either leaving or entering the site. • There is a safety problem at the intersection of SW Alpine View/SW 134th Avenue. Vehicles are driving over the bumps placed by the City. Staff Response: The City instglled small yellow bumps down the centerline of SW Alpine View at the intersection with SW 134 Avenue, to assist in marking the two travel lanes. Motorists turning left from SW 134th Avenue tend to cut the corner. Staff witnessed a small percentage of vehicles cutting the corner during a site visit. It is not apparent that there is a significant safety issue at that intersection. However, if such a condition were to develop there, the City Engineer could review other options at that time. Staff is not convinced this development will create a safety problem at the intersection. • SW Leah Terrace will become a cut-through, if connected. This street should be terminated with a cul-de-sac. Staff Response: Staff does not agree that SW Leah Terrace would become a cut-through. The number of turns a vehicle would have to make would most certainly require more time than would be required to use SW Benchview Terrace from SW Bull Mountain Road. SW Leah Terrace will likely see 50% of the new site-generated trips using that roadway. The site should generate an average of 180 trips per day. Therefore, there may be an increase of approximately 90 vehicle trips on SW Leah Terrace, due to this development. That is not a significant increase. In addition, the volumes on SW Leah Terrace will be well under the maximum capacity of 1 ,500 vehicles per day. The length of SW Leah Terrace, from SW Bull Mountain Road, is presently 430 feet. This roadway could not be terminated with a cul-de-sac due to the maximum cul-de-sac length standard of 200 feet, required by Section 18.81O.O3O.K. • Make sure this development does not create a downstream storm water problem. Staff Response: As was stated previously in the report, the developer will provide onsite detention via a large pipe. The preliminary calculations for the detention pipe show that there will be plenty of capacity to handle the flows from this development. • Where will construction vehicles park? NOTICE OF TYPE H DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 22 OF 26 Staff Response: The applicant will be required to provide onsite parking for construction vehicles. This condition will also apply throughout the home construction phase. Construction vehicles will not be permitted to park on existing local residential streets. Enforcement of the condition during the public improvement phase could include a Stop Work Order. Enforcement during the home construction phase could include withholding of inspections, withholding issuance of further permits or fines levied by the Code Compliance Officer. Public Water System: This site will be served from the City's public water system. There are existing 8-inch water lines located in SW Leah Terrace and SW Alpine View. The Public Works Department commented that the applicant will need to pay for the removal of the existing water service from SW Bull Mountain Road. The applicant will be required to either cut in or live tap the public line in SW Alpine View. The City will tap the line in SW Alpine View for water services for Lots 11 through 14. All other water services must be installed by the applicant's contractor. 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. The applicant has proposed to construct a vegetated swale offsite in Jack Park, which is a City park located downstream of this development, north of SW Walnut Street, and east of SW 128 Avenue. The applicant, CWS and the City have met to discuss this proposal, and Staff believes it is a feasible solution. A two-stage approach has been suggested where the applicant would construct a vegetated swale of a size that would equate to what is needed to treat the stormwater from this development. They would remove the existing blackberry growth along the riparian area adjacent to the main stream channel and enhance the stream buffer, as a part of the project. Stage 2 would include the conceptual design of a larger regional facility(ies) that could be developed within the City-owned park and greenspaces downstream. The City would be able to use the conceptual plan to develop additional facilities or expand the one to be constructed by the applicant. Staff is in support of this concept and recommends the City continue to work with the applicant and CWS. If the Jack Park concept is not approved, the applicant will need to provide an onsite water quality facility. The applicant's plan does not show how an onsite facility could be accommodated, but Staff believes it is feasible for the applicant to accommodate such a facility. It may require the applicant to lose one lot (perhaps Lot 10). Prior to the City accepting the applicant's water quality facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The facility shall be located 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. NOTICE OF TYPE H DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 23 OF 26 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. This site is less than five acres, so a NPDES permit is not required. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $540.00 (18 lots X $30/address = $540.00). 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. SECTION VII. OTHER STAFF COMMENTS City of Tigard Police Department offered no comments on the proposal. City of Tigard Property Manager/ Operations Department has reviewed this application and offered the following comments: According to the code, the property owners would be responsible for maintaining the sidewalk and vegetation management within the right-of-way. How will this be ensured? City of Tigard Building Official has reviewed the application and has offered the following comments: TVFR approval for access and hydrant location. Geo-technical report for soil stability and liquefaction potential. The City of Tigard Operations Department has reviewed this application and offered the following comments: Developer to be invoiced for removal of existing water service off of Bull NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 24 OF 26 Mountain Road. Double up all lots with water services, install air release at high point. Attach all details and construction notes. Adhere to water line offset from curbs. Tigard to tap services for lots 11-14 only. Contractor to dig and string services after taps provided by Tigard. (Contact Rich Sattler for items related to public services. Contact Eric Hand for items related to stormwater disposal and sanitary sewer). The City of Tigard Urban Forester has reviewed this application and offered comments regarding tree species selection and planting which are incorporated into this decision under Chapter 18.790. SECTION VIII. AGENCY COMMENTS Clean Water Services indicated that the applicant shall contact clean water services about sewer/water services unless they intend to annex into the city. Tualatin Valley Fire and Rescue staff provided the following comments: • 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 -%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) • 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) • 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) Tri-Met, PGE, NW Natural Gas, Verizon, and TCI Cable were notified but no comments were provided. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON SEPTEMBER 14, 2001, AND BECOMES EFFECTIVE ON SEPTEMBER 29, 2001 UNLESS AN APPEAL IS FILED. Appeal: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 25 OF 26 Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 5:00 PM ON SEPTEMBER 28, 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. L September 14. 2001 PR PARED BY: Brad }ilby DATE Associate Planner < •-•� e_t_4,1) September 14, 2001 APPROVED BY: Richard Bewer DATE Planning Man er NOTICE OF TYPE II DECISION SUB2001-00004-DAFFODIL HILL SUBDIVISION PAGE 26 OF 26 _ '� -. ��.�- �'i ' �' +, CITY of T I G A R D 1 • -GT� ,_1�_ , � ••,�, .�_! ,,` . ., ' (�(' GEOGRAPXiC iXCORNA(IOX BYt(EM . ' NITY MAP wir 111 IN,♦ � � Arr-r. i. •. EE rr ` '� �, ' YRBAN SERVICE AREA elelz..taiiiii �.* ♦ ♦ .. � �� •� �� SU6200 I -00004 1I ♦ ♦ . haul ••- .//Arab MOO DAFFODIL HILL I1��1 SUBDIVISION m ���, �, .����,M� sir r� ESE 11 ■ �� sw 4. ∎ NNAkio- *AL 'OPP / ��' _� LEAH rE'OP •a.r. `\ ',limo / mu t a 1■■111 mil 1111 MUM III urn.. MTN RD � e 1 164'1 mg: ow NOM ��� � �� -'—r Me ■lVianiteiall - =: A ► taitell=. ■' � , ,�1 0 400 000 Feet IMP 0441 V '= 1..=501 teat `■■ ■■. dr., 1Ilitt�1 1, ...... 7m rib* RHETT■ City of Tigard mille ` . +,� ■ nTOfmNion on this map is for 9enerel location only and 4 �C. ■_ �■ sould 5.verr0.d with the Development Services Diviabn. . �,., 13125 SW Hall Blvd Tigard.OR 97223 . �� F�t`� ,' (503)639-4171■ ' 4141 . _- http:ilw .ci,tigaM.or1 •` `,•-�,� Plot date:Jul 18,20011 CSW Hall Blvd CO3.AéF!iiIiI Community Development \X /' -- .\ 1 `_. , . / / / /' \\ I \ o / .."-......./ / , -`,......„ i / / ).,-- 1 \ I / / \ LOT / I I I 'T--� I / / / 25 / I I I /' / / �\ / LOT I LOT 1 L01 I I 1 / / / ■\ / I 23 i 22 I SOT I -`T`-"1 -----i / // // \\ '\�`\` H 1 L L S H R E S U M "1 1 T N 0 . 2 1 / , /' / -- / / `N\ '\ -- _1 J I �_--' 1 / / �—L / �. ALPINE -I------ W \ A.// I \ 48 �5�� .s�S yt_1H,o'9 2!!J4' jr 4 I — _�J '\1 ` 1\ / / I s' �6' i_JD'� er / \ 11_19' _Q2•_� 221. 11.9, `1- I 1 —'�� / �J / � i LOT .'�_-_ 10 la. W 1 �� ��G i' N. L 14 13 g 12 g I - 6,135f I \ \1 1- ( / / -. . 6,449 s.r. 5,961 S.r. 5,464 s.r, 6.32615F, I 100' l -_ i',� N LOT ON I ,_ LOT 1r ` ...."...'\ I Sl..• L \ 50 55• 55' 55 65' S 9 I$ V1 '� 1 1 \ I ��V , o , 6,000 sr. !I W \\ 1 (/). c.) � , — - I fro• /I 1 \ — 15 16 k 17 ! / \\ ,4"4:4 -...` 49T . 6,�s�sr. 5,935 S.F. s.6a sr 66r sr. 6.oao Sr l I / / \ — ——42 t.9• -9' tt lei 7 O I / / n, \ a {3 . R.I 6' I `-eb s.es1 sr. 1 I / ,- /, TER --z_ ,., .+ ___ - -- 1 i / ;/; T—_ RACE , ti la 8.166 I I 51' . �_6. W TAX LOT - L. / %//;' / /� --z` i.99 '' 60. 1300 cr// / _ 4 5 6 . I- / I I / I LOT 1 ' 2 3 9,152 sr. i v 6,6J1 sr 6,97 s f.° \:�`� / / 58 = ),I9S S.f. u 1,191 Sr. u 7.091 Sf / 6!' 60' 60' 60' `—--——---———^� \\ 566"1 T09 w 375 04 I-. —\ .......... 1 ROAD \\ �\ S.W. BULL J , MOUNTAIN � ' _ —_ — -— w --- \CC N.°;Z I _v 2 > rl 3Q 1 1v c�c I n p ui I i a. 1 CITY of TIGARD t SUB2001.00004 CITY 09 TIOARD SITE PLAN N DAFFODIL HILL SUBDIVISION (Map is not to scale) Wag B Bill McMonagle SUB2001-00004 12555 SW Hall Boulevard DAFFODIL HILL SUBDIVISION Tigard, OR 97223 George Marshall PO Box 91249 Portland, OR 97291 Susan Allen 13849 SW Mistletoe Drive Tigard, OR 97223 Robert Hanson 14341 SW 134th Drive Tigard, OR 97224 E. Ned and Carolyn Snow 13855 SW Alpine View Tigard, OR 97224-1790 Ralph & Nancy Elam 14355 SW Racely Place Tigard, OR 97224 Thomas E. Withycombe, President Three Mountains Estates Owners Association 13441 SW Mountain Ridge Court Tigard, OR 97224 Gretchen Drennen, President Hillshire Resident's Association 13791 SW Alpine View Tigard, OR 97224 Steven J. Clark 13656 SW Alpine View Tigard, OR 97224 John Naegeli 13874 SW Leah Terrace Tigard, OR 97224 EX11IBIT B SUB2001-00004 RESIDENT DAFFODIL HILL SUBDIVISION 14301 SW Benchview Terrace "RESIDENT" SIGNATURES FROM Tigard, OR 97224 6/3/01 PETITION: RESIDENT RESIDENT 14334 SW Racely Place 13804 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 14302 SW Racely Place 13656 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 14368 SW Racely Place 13866 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 14355 SW Racely Place 13855 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 13818 SW Leah Terrace 13832 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT 13792 SW Leah Terrace Tigard, OR 97224 RESIDENT 13846 SW Leah Terrace Tigard, OR 97224 RESIDENT 14353 SW Benchview Terrace Tigard, OR 97224 RESIDENT 14385 SW Benchview Terrace Tigard, OR 97224 AFFIDAVIT OF MAILING CITY OFTIGARD Community Development Shaping A Better Community STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, Shirley L. Treat, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist 1 for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Heio ( n NOTICE OF: PENDING APPLICATION FOR: ❑ AMENDED NOTICE (Type/Kind of Notice) (File No/Name Reference) (14-Day Comment Period) ❑ City of Tigard Planning Director E NOTICE OF TYPE II DECISION FOR:. SUB2001-00004/DAFFODIL HILL SUBDIVISION AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director n NOTICE OF PUBLIC HEARING FOR: V/ ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: . ❑ AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEIS] of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", on September 14, 2001, and deposited in the United States Mail on September 14, 2001, postage prepaid. (Per n that Prepared Notice) Subscribed and sworn/affirmed before me on the 2 'i day of / , 200f. NOTARY PC OFWN lap.. OFFICIAL SEAL � SHERM i 4 ' AN S.CASPER`"; My Commission Expires: /3 24)0_? �, . � NOTARY PUBLIC-OREGON / COMMISSION NO.323409 #7 r MY COMMISSION EXPIR"; :'.AY 13,2003 EXHIBIT A NOTICE OF TYPE II DECISION "URBAN SERVICE AREA ' CITY OF TIGARD DAFFODIL HILL SUBDIVISION Community Development SUBDIVISION (SUB) 2001-00004 Shaping A Better Community 120 DAYS = 11/14/01 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: DAFFODIL HILL SUBDIVISION CASE NO: SUB2001-00004 PROPOSAL: Approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. APPLICANT: Bill McMonagle OWNER: George Marshall 12555 SW Hall Boulevard PO Box 91249 Tigard, OR 97223 Portland, OR 97291 COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. ZONING DESIGNATION: The subject property is within the R-7 Medium-Density Residential zoning district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720 18.725, 18.730, 18.745, 18.765, 18.775, 18.795, 18.790 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 SEPTEMBER 14, 2001 AND BECOMES EFFECTIVE ON SEPTEMBER 29, 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. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 28, 2001. I Questions: For further information please contact the Planning Division Staff Planner Brad Kilby at (503) 639- 4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. / / ''- \/ ( oT /'' I r T1111]for ,71 is I lm 7! 77 Nlll RC TT:' _ 11 10,/ ,/ I LOT \>-, .M'.6: ----r----`-- \I \ `\ T 11 '\., ..,_, _\ 1\ i 3'�� , �Y o 11111 W is r-'- T' "rH'' :k ' I I f ^� n : I n 1 // /:' ''r ERRgCE- 4 ., ---t—� . ... 1 a TAX LOT I _a ../ 1500 I ' 0i _ I ' 5! l - —.—.—.—_—.—._. S.W.—.—. BULL. MOUNTAIN ROAD _._.--- III El` IN<k ,�►.. CITY OF TIGARD T SUB2001.00004 SITE PLAN N DAFFODIL HILL SUBDIVISION NW Is motto EakA f ,,7i- Aldistgrl v vrti.•'w 14.``":71,7001r:', ..."�Tyr, — g' ,, ' , .� VICINITY MAP ■n 8/11, Ai.-4 0 ' � li r itotI.I"IIRBAM SERVICE AREA" TWO lit► (. ♦ �4. Intliniiiiiiint alb • 41` 7 '; SUB2001-00004 ■toomm_■■■■■L Pi&I #.14,11-.1 : DAFFODIL H ILL• :j■ 961��/ f sluIrr1 ill„: SUBDIVISION El ■ am-IN% p�ii . .jI i Ii �slap . ■ MI R "fi /s• . �►• dig.111 j "rill *111-1 mi■ X ■�Mil ...... r von. �1 C. no III a—kw tt4I ''' : ' • ayRrn`w • 2S 109AB-02600 2S 109BD-03400 ADKINS DEAN F/ANNE E BRENNEMAN RONALD F&S LORETTA 13569 SW MOUNTAIN RIDGE CT 13590 SW TARLETON CT TIGARD,OR 97224 PORTLAND,OR 97224 23 109AB-04900 2S 109BA-02800 ALEXANDER DAVID DOUGLAS& BURT LONNIE JANELL LYNNE 13866 SW HIGHTOR DR 14178 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109B D-06400 2S 109BD-12600 ANDERSON JOHN ROBERT& CAIRY SHAWN M CYNTHIA M 13970 SW BULL MOUNTAIN RD 14468 SW SCARLETT PL TIGARD,OR 97224 TIGARD,OR 97224 25109BA-04400 2 S 1098 D-03200 ANDERSON KEVIN S&JAMIE D CAMPBELL IAN B&HELENE F 13745 SW MISTLETOE DR 13570 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109B A-04200 2 S 109BD-06900 BADER RICHARD M&JERRE ANN CANNON DWIGHT L&DIANA L 13757 SW ALPINE VIEW DR 14485 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 1096A-02200 2S 109B D-01700 BASTIAAN ELISA CAPPOEN PAUL LOUIS 13926 SW ALPINE VIEW CT Go M J HARDEN CONCRETE CO INC TIGARD,OR 97224 HARDEN GARY I 20725 SW KRUGER RD SHERWOOD,OR 97140 2S 109AB-05200 2S 109BD-01800 BAXTER THEODORE E&JUDY H C TR C•••OEN PAUL LO IS 14265 SW 133RD Go M ARDEN !I NCRETE CO INC TIGARD,OR 97224 HARDEN .• - I 2072 K'. ER RD RWOOD,O' 97140 2S 109AB-05300 2S 109 BD-02000 BERG DAVID AND KATHLEEN M CAPRI MICHAEL J&JANE A 14297 SW 133RD AVE 14480 SW PEACHTREE DRIVE TIGARD,OR 97224 TIGARD,OR 97223 2S 109BA-02300 2S 109AB-05100 BOIRE JOHN L&PATRICIA M CASALE JOHN A& 13978 SW ALPINE VIEW CT HOCEVAR JOANN MARIE TIGARD,OR 97224 14233 SW 133RD AVE TIGARD,OR 97224 2S 109AB-05000 2S 109B D-03100 BRENNAN MARK D&LAURA M CHESNEY JOSEPH LEE JR&BEVERLY 14167 SW 133RD AVE 13585 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 • 2S109BA-03500 2S109BA-02600 CHORUBY JANICE L&LARRY N TRS DELUCA PHILIP G&DONNA J 14076 SW BENCHVIEW TERR 13899 SW ALPINE VIEW CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-00100 2S 109AB-04500 CLARK STEVEN J &RANDALYN N DESAI MAKRAND N& 13656 SW ALPINE VIEW GIRA M TIGARD,OR 97224 14320 SW 134TH DR TIGARD,OR 97224 109BA-00200 2S 109BD-06700 CLA S EN J&RANDALYN N DOSS DONN L 136 LPINE VIEW 14592 SW SCARLETT PL T ARD,OR 7224 TIGARD,OR 97224 2S 109BA-04500 2S 109BA-04300 CLOSE STEVE V&VICKI LEE DRENNEN WILLIAM J&GRETCHEN 14112 SW WAGONER PL 13791 SW ALPINE VW TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02400 2S 109B D-06300 CONNERS MICHAEL J&RITA J DUGGAN GARETH J&LYNETTE I 14299 SW 134TH DR 14465 SW SCARLETT CT TIGARD,OR 97224 TIGARD,OR 97223 2S 109 BD-02800 2S 1098A-06800 CONROY JOHN B/FRANCES E DUNAHUGH BRIAN ALAN& 13615 SW TARLETON CT DEURWAARDER HEIDI LYNN TIGARD,OR 97224 13900 SW LEAH TERR TIGARD,OR 97223 2S 109BA-05500 2S 109AB-02500 CRANSTON JOHN D&KELLY M DUTTON JAMES P&NITA J 13782 SW MISTLETOE DR 13560 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-01800 2S 109BD-03500 CULLEY CRAIG A&JODIE R EICHENBERGER WILBERT B/E MARGUE 14301 SW BENCHVIEW TERR do EICHENBERGER EVERETT M/PATRICE TIGARD,OR 97224 13610 SW TARLETON CT TIGARD,OR 97224 2S 109B D-06500 2S 109BA-06700 DAVIS JOHN F& ELAM RALPH H&NANCY A O'KEEFE-DAVIS KATHLEEN M 14355 SW RACELY PL 14484 SW SCARLETT PL TIGARD,OR 97224 TIGARD,OR 97224 2S 109BD-06600 2S1 09 BA-00800 DEAREY JAMES W&MARY R ELY JAMES H&CHERYL A 14528 SW SCARLETT PL 13643 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD,OR 97223 2S109AB-01900 2S109BA-04800 FANUCCHI MICHAEL C& HANSEN LEIF C& PEGGY J CAROL M 14455 SW 134TH DR 14111 SW WAGONER PL TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-07000 2S109AB-02300 FERGUSON WILLIAM R/DIANA HANSON ROBERT N&HELEN M TRS 14455 SW PEACHTREE DR 14341 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-02700 2S109BD-06200 GALLAGHER JOHN H III& HARPER GEORGE A AND DEBORAH R SUZANNE M 109 67 E BAHIA DR 13547 SW MOUNTAIN RIDGE CT SCOTTSDALE,AZ 85259 TIGARD,OR 97224 2S 109BA-01600 2S 109BD-02100 GARRISON ROBERT L&BARBARA D HEATH DOUGLAS V 14385 SW BENCHVIEW TERR 14530 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-02200 2S109BA-06600 GOLDFARB RALPH A/JUDITH R HEICHELHEIM KENNETH E&KAREN R 14560 SW PEACHTREE DR 14321 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-04800 2S109AB-05400 GOODMAN LAIRD M&PAMELA J TRS HEINECK DAVID W& 14244 SW 134TH DR GIUSEPPA TIGARD,OR 97224 14323 SW 133RD AVE TIGARD,OR 97223 2S109AC-00100 2S109BA-07400 GRAHAM RICKIE ALLEN REVOCABLE T HERITAGE DEVELOPMENT COMPANY GRAHAM LINDA SUE REVOCABLE TRUST 421 SW 6TH AVE BY LINDA S/RICK A GRAHAM PORTLAND,OR 97204 13400 SW BULL MOUNTAIN RD TIGARD,OR 97224 2S109A8-05500 109BA-03800 GRONER LINCOLN C TRUST HI HIRE MIT OWNERS OF 14357 SW 133RD AVE LOTS & TIGARD,OR 97224 HIL I SUMMIT NO.2 OWNERS LOTS 22- , 0 2S 109BA-02000 2S 109BD-05900 HAGEL MICHAEL P&SHAWN R HOLZNAGEL ERIN C&THOMAS D 13917 SW LEAH TERR 14587 SW SCARLET PL TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-06400 2S 109BA-02700 HANSEN ANDREW H&LISA M IERULLI KENNETH F& 14334 SW RACELY PL IERULLI ELIZABETH WAINWRIGHT TIGARD,OR 97224 13851 SW ALPINE VIEW CT TIGARD,OR 97224 2S 109BA-00300 2S 109BA-07200 ISAAC ALFREDO A AND LAYOUN ELIE T&PAMELA S MARILYN K 13792 SW LEAH TERR 13647 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S 109 B D-00100 2S 109BA-05700 JARAMILLO JOHN C&CLARE LETTELLEIR THEODORE J JR 13580 SW BULL MOUNTAIN RD 13750 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-02300 2S109BA-02500 JEWETT DAVID G&MEGAN K LINSK STEVEN J&JULIA 14590 SW PEACHTREE DR 13947 SW ALPINE VIEW CT TIGARD,OR 97224 TIGARD,OR 97223 2S1 09 BA-00600 2S 109BA-06100 JOHNSON LIVING TRUST& LIU QI & MORENO LIVING TRUST HUANG QIQUN BY MARILYN B JOHNSON/HERBERT A MORE 13832 SW ALPINE VIEW 13632 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-04900 2S 109AB-02100 KAELIN GREGORY A&SUSAN T LIU STEPHEN K R&LISA C 14119 SW WAGONER PL 14419 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-02000 2S109BA-05800 KARR JONATHAN S&CLAUDIA A LLOYD SHAWN L&DORETTA M 14437 SW 134TH DR 13736 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02900 2S 109BA-01700 KITTLE-MIZE CANDACE C& LOOSLI BYRON G&DEBORAH J MIZE ROGER F 14353 SW BENCHVIEW TERR 13477 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109B D-06000 2S 109BD-02700 LACY EDWARD D&MARILYN L LUNDY ROBERT D&MIRIAM C TRS 14549 SW SCARLETT PL 13623 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2 S 109B D-00400 2S 109BA-04100 LAMB PATSY R LY NAM PHUOC& 13890 SW BULL MTN RD BUI MINH-HANH THI TIGARD,OR 97224 13689 SW ALPINE VIEW TIGARD,OR 97224 2S 109BA-06200 2S 109BA-05400 LAMPROS GREGORY JACK& MACKENZIE THOMAS J& GAIL PETERSON JENNIFER M 13804 SW ALPINE VIEW 13798 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 • •2S109B0-03300 2S109BD-12700 MEERMEIR PAUL J&NANCY E PARROTT TIMOTHY R& 13580 SW TARLETON CT TERI S TIGARD,OR 97224 14511 SW 139TH AVE TIGARD,OR 97224 2S 109BA-07100 2S 109AB-04700 MERX RONALD C&MARGARET A PATEL YUDHISHTHIR R&SHWETA 13818 SW LEAH TER 14252 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-05000 2S 109BD-01900 MONTGOMERY JEFFREY D& PHILLIPS ROBERT F SR 1992 TRUST KATHERINE L 14450 SW PEACHTREE DR 13773 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109 BA-00500 2S 1098A-00400 MOSZER IRENE M&MAX PLOGHOFT MICHAEL&ANITA F 14169 SW 134TH DR 13583 SW ALPINE VIEW TIGARD, OR 97224 TIGARD,OR 97224 2S 109AB-01800 2S 109BD-06100 NADRI KAZEM KEN& REINHART WILLIAM L&SUSAN I SALARIE MARZIE 14513 SW SCARLETT PL 14473 SW 134TH TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-06900 2S109AB-02800 NAEGELI JOHN F& RICHARDSON SANDRA K NAEGELI DIANA M SCHUMACHER 2831 RIDGEWAY DR 13874 SW LEAH TER REEDSPORT,OR 97467 TIGARD,OR 97224 2S109BA-04700 2S 1098 D-02900 NAJDEK FRANK T&KATHLEEN N ROWAN JOHN E AND JUDITH A 14103 SW WAGONER PL 13609 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109B D-00500 2S 109B D-06800 PAPAS TED&E ELIZABETH SCONCE ROBERT B&MARIANNE L 14550 SW 139TH 14545 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-04600 2S 109B D-00300 PARANJPE SURESH C&&SHEELA S SCRIVNER JAN T 14100 SW WAGGONER PL 13600 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-02200 2S 109BA-05600 PARECKI ED H&AMALIA B SHERRY ROBERT B& 7677 SW 87TH AVE LORIE K PORTLAND,OR 97223 13764 SW MISTLETOE DR TIGARD,OR 97224 2S 109BP-01300 2S 109AB-05600 SHOTTS DONALD L&STELLA A TRS THREE MTNS ESTATES OWNERS ASSN 13625 SW BULL MTN RD BY MICHEAL PLOGHOFT TIGARD,OR 97224 13583 SW ALPINE VIEW TIGARD,OR 97224 r..109BA-01201 2S 109BA-02100 SH► TS i ALD L&STELLA A TRS TIRUVALLUR KESHAVAN K&NANDINI 136 - BULL MTN RD 13882 SW ALPINE VIEW CT ARD,O' 97224 TIGARD,OR 97224 2S 109BA-05900 2S 109AB-04400 SNOW CAROLYN J&E NED TRANO GEORGE S&DAWN M 13855 SW ALPINE VIEW 14362 SW 134TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-03600 2S1 09 BA-00700 SORESEN ANNE E TRUSTEE TUTTLE PETER G&JACQUELYN W BY US BANK 13621 SW MOUNTAIN RIDGE CT ATTN:COLLEEN SPIDEL TIGARD,OR 97224 T-6 PO BOX 3168 PORTLAND,OR 97208 2S 109AB-04600 2S 109BA-01900 SPEZZA BUD&CARMEN WIEBE THOMAS ALLEN&CYNTHIA EL 14268 SW 134TH 13969 SW LEAH TERR TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-04300 2S 109BA-06500 STRAND KRAIG L AND JULIANNE M WIERING FRANK&DIANE 14464 SW 134TH DR 14302 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-07000 2S 109BA-06000 STRYS JOHN R&LAURA F YAP KIM ONN&JANE TRS 13846 SW LEAH TER 13866 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S 109 BA-04000 2S 109BA-01400 SUMMERS ROSS K&COLLEEN L ZEDNIK LEAH ALFA&MARY MAE 13665 SW ALPINE VIEW CT 13735 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S 109 BA-06300 2S 109BD-03000 SWIECICK LIVING TRUST ZETZSCHE KURT C&DARLENE T BY JOHN V/RANDINE S SWIECICK TRS 13597 SW TARLETON CT 14368 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 S109BA-01100 EE UNTAIN ESTATES OW R OF LOTS 16-18 Ed & Fran Egan CITY OF TIGARD 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 97224 i:lcurpin\setup\labels\CIT West.doc UPDATED: 29-Jun-01 Earl & Marilyn Elias Harold Howland 13540 SW Village Glenn Drive 13145 SW Benish Tigard, OR 97223 Tigard, OR 97223 Craig Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 14181 Avenue Tigard, OR 97223 Tigard, OR 97224 Paul E. Owen Ellen Beilstein 10335 SW Highland Drive 14630 SW 139th Avenue Tigard, OR 97224 Tigard, OR 97224 Beverly Froude Kevin Hogan 12200 SW Bull Mountain Road 14357 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97224 Craig Smelter Bonnie Bishop 14900 SW 103rd Avenue 11341 SW Springwood Drive, #40 Tigard, OR 97224 Tigard, OR 97223 Joan Best Karen Elings 10705 SW Murdock Lane, #F2 11542 SW Woodlawn Court Tigard, OR 97224 Tigard, OR 97223 Kathy Palmer Barry Albertson c/o John Tigard House 15445 SW 150th Avenue 14260 SW High Tor Drive Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps Gretchen Buehner 15305 SW Bull Mountain Road 13249 SW 136th Place Tigard, OR 97224 Tigard, OR 97224 Charlie & Larie Stalzer Jon Sirrine 14781 SW Juliet Terrace 12761 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97223 AFFIDAVIT OF MAILING J CITY OF TIGARD Community(Development ShapingA Better Community STATitE OE oco ■ ) County of Washington )ss. City of ward ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: (Check Appiopnate Box(s)Below} © NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2001-00004/DAFFODIL HILL SUBDIVISION [1 AMENDED NOTICE (File No/Name Reference) I I ® 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"8", and by reference made a part hereof, on July 19,2001, and deposited in the United States Mail on July 19,2001, postage prepaid. / _ /1 -4,ie. , In .A (Person that Prepared Notic- ,-,1 1 Subscribed and sworn/affirmed before me on the 3 day of a..� , 2001. 0 �,�" OFFICIAL SEAL -=�,. P';r�;" DIANE M JELDERKS � tit�'` NOTARY Pl16LIC OREGON L� COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003: N T.RY PUBLIC IF I ' ; I�`� My Commission Expires: vR NOTICE TO MORTGAGEE, LIENHO, R,VENDOR OR SELLER: EXHIBIT .A 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 OF TIGARD Community Devefopment Shaping.,21 Better Community DATE OF NOTICE: July 19, 2001 "URBAN SERVICE AREA" FILE NUMBER: SUBDIVISION (SUB) 2001-00004 FILE NAME: DAFFODIL HILL SUBDIVISION PROPOSAL: The applicant is requesting approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. 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 AUGUST 2, 2001. All comments should be directed to Brad Kilby, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 7, 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 ?ny party to address ...a relevant approval criteria with __ificient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." CITY o+nGARD . % ,40IP Cifer ' , W6 ■∎'■• 1 VICINITY MAP • ,• 11111V •• 4 4mr� $'i " AN SERVICE AREA" �� 1 "URBAN ��!!�.,, L �:� • ‘..T4 1 I `: SUB2001-00004 ..1.1.1= = 11111.=1 DAFFODIL HILL p 4-;-.--11 • lulls* SUBDIVISION j . ■ 4f$ y ":� : :i .— --J■� "MP - lam Illitizx . . I►.. ..i II mom oftirillin■li a.. . II∎�� , ijll iiE..7.l:1 iL P. .„.. _ � 1 1 N mr In fir tt:4,404110-2-. iii o .� �.M A14‘ k NINE.: foogicfr 4* . 4 N ■ ■; iii ��1�11i i EXHIBIT B 2S 109AB-0260V 2S 109BD-03400 ADKINS DEAN F/ANNE E BRENNEMAN RONALD F&S LORETTA 13569 SW MOUNTAIN RIDGE CT 13590 SW TARLETON CT TIGARD,OR 97224 PORTLAND,OR 97224 25109AB-04900 2S 109BA-02800 ALEXANDER DAVID DOUGLAS& BURT LONNIE JANELL LYNNE 13866 SW HIGHTOR DR 14178 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109BD-06400 2S 109B D-12600 ANDERSON JOHN ROBERT& CAIRY SHAWN M CYNTHIA M 13970 SW BULL MOUNTAIN RD 14468 SW SCARLETT PL TIGARD,OR 97224 TIGARD,OR 97224 2S 109 BA-04400 2S 109BD-03200 ANDERSON KEVIN S&JAMIE D CAMPBELL IAN B&HELENE F 13745 SW MISTLETOE DR 13570 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-04200 2S 109BD-06900 BADER RICHARD M&JERRE ANN CANNON DWIGHT L&DIANA L 13757 SW ALPINE VIEW DR 14485 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-02200 2S 109BD-01700 BASTIAAN ELISA CAPPOEN PAUL LOUIS 13926 SW ALPINE VIEW CT do M J HARDEN CONCRETE CO INC TIGARD,OR 97224 HARDEN GARY I 20725 SW KRUGER RD SHERWOOD,OR 97140 2S109AB-05200 2S 109BD-01800 BAXTER THEODORE E&JUDY H C TR C,"OEN PAUL LO IS 14265 SW 133RD do M ARDEN e•NCRETE CO INC TIGARD,OR 97224 HARDEN .' - I 2072 : K'. ER RD RWOOD,O' 97140 2S109AB-05300 2S 109 BD-02000 BERG DAVID AND KATHLEEN M CAPRI MICHAEL J&JANE A 14297 SW 133RD AVE 14480 SW PEACHTREE DRIVE TIGARD,OR 97224 TIGARD,OR 97223 2S 109BA-02300 2S 109AB-05100 BOIRE JOHN L&PATRICIA M CASALE JOHN A& 13978 SW ALPINE VIEW CT HOCEVAR JOANN MARIE TIGARD,OR 97224 14233 SW 133RD AVE TIGARD,OR 97224 2S 109AB-05000 2S 109 B D-03100 BRENNAN MARK D&LAURA M CHESNEY JOSEPH LEE JR&BEVERLY 14167 SW 133RD AVE 13585 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 231096A-03500. 2S 109BA-02600 CHORUBY JANICE L&LARRY N TRS DELUCA PHILIP G&DONNA J 14076 SW BENCHVIEW TERR 13899 SW ALPINE VIEW CT TIGARD,OR 97224 TIGARD,OR 97224 2S1098A-00100 2S109AB-04500 CLARK STEVEN J&RANDALYN N DESAI MAKRAND N& 13656 SW ALPINE VIEW GIRA M TIGARD,OR 97224 14320 SW 134TH DR TIGARD,OR 97224 109BA-00200 2S109BD-06700 CLA S EN J &RANDALYN N DOSS DONN L 136 LPINE VIEW 14592 SW SCARLETT PL T ARD,OR 7224 TIGARD,OR 97224 2S109BA-04500 2S109BA-04300 CLOSE STEVE V&VICKI LEE DRENNEN WILLIAM J&GRETCHEN 14112 SW WAGONER PL 13791 SW ALPINE VW TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02400 2S1 09B D-06300 CONNERS MICHAEL J&RITA J DUGGAN GARETH J&LYNETTE I 14299 SW 134TH DR 14465 SW SCARLETT CT TIGARD,OR 97224 TIGARD,OR 97223 2S 109 B D-02800 2S 109BA-06800 CONROY JOHN B/FRANCES E DUNAHUGH BRIAN ALAN& 13615 SW TARLETON CT DEURWAARDER HEIDI LYNN TIGARD,OR 97224 13900 SW LEAH TERR TIGARD,OR 97223 2S 109 BA-05500 2S109AB-02500 CRANSTON JOHN D&KELLY M DUTTON JAMES P&NITA J 13782 SW MISTLETOE DR 13560 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-01800 2S 109B D-03500 CULLEY CRAIG A&JODIE R EICHENBERGER WILBERT B/E MARGUE 14301 SW BENCHVIEW TERR Go EICHENBERGER EVERETT M/PATRICE TIGARD,OR 97224 13610 SW TARLETON CT TIGARD,OR 97224 2S109BD-06500 2S109BA-06700 DAVIS JOHN F& ELAM RALPH H&NANCY A O'KEEFE-DAVIS KATHLEEN M 14355 SW RACELY PL 14484 SW SCARLETT PL TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-06600 2S109BA-00800 DEAREY JAMES W&MARY R ELY JAMES H&CHERYL A 14528 SW SCARLETT PL 13643 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD,OR 97223 2S 109AB-O 900• 2S109BA-04800 FANUCCHI MICHAEL C& HANSEN LEIF C& PEGGY J CAROL M 14455 SW 134TH DR 14111 SW WAGONER PL TIGARD,OR 97224 TIGARD,OR 97224 2S 1098 D-07000 2S 109AB-02300 FERGUSON WILLIAM R/DIANA HANSON ROBERT N&HELEN M TRS 14455 SW PEACHTREE DR 14341 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02700 2S 1098 D-06200 GALLAGHER JOHN H III & HARPER GEORGE A AND DEBORAH R SUZANNE M 109 67 E BAHIA DR 13547 SW MOUNTAIN RIDGE CT SCOTTSDALE,AZ 85259 TIGARD,OR 97224 2S109BA-01600 2S 109B D-02100 GARRISON ROBERT L&BARBARA D HEATH DOUGLAS V 14385 SW BENCHVIEW TERR 14530 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109BD-02200 2S 109BA-06600 GOLDFARB RALPH A/JUDITH R HEICHELHEIM KENNETH E&KAREN R 14560 SW PEACHTREE DR 14321 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-04800 2S 109AB-05400 GOODMAN LAIRD M&PAMELA J TRS HEINECK DAVID W& 14244 SW 134TH DR GIUSEPPA TIGARD,OR 97224 14323 SW 133RD AVE TIGARD,OR 97223 2S 109AC-00100 2S 109 BA-07400 GRAHAM RICKIE ALLEN REVOCABLE T HERITAGE DEVELOPMENT COMPANY GRAHAM LINDA SUE REVOCABLE TRUST 421 SW 6TH AVE BY LINDA S/RICK A GRAHAM PORTLAND,OR 97204 13400 SW BULL MOUNTAIN RD TIGARD,OR 97224 2S109AB-05500 - 109BA-03800 GRONER LINCOLN C TRUST HI . HIRE • MIT OWNERS OF 14357 SW 133RD AVE LOTS & TIGARD,OR 97224 HIL I*- SUMMIT NO.2 OWNERS ' LOTS 22- , 10 2S 109BA-02000 2S1 098 D-05900 HAGEL MICHAEL P&SHAWN R HOLZNAGEL ERIN C&THOMAS D 13917 SW LEAH TERR 14587 SW SCARLET PL TIGARD,OR 97224 TIGARD,OR 97224 2S1 09 BA-06400 2S 109BA-02700 HANSEN ANDREW H&LISA M IERULLI KENNETH F& 14334 SW RACELY PL IERULLI ELIZABETH WAINWRIGHT TIGARD,OR 97224 13851 SW ALPINE VIEW CT TIGARD,OR 97224 28109BA-00300• 2S109BA-07200 ISAAC ALFREDO A AND LAYOUN ELIE T&PAMELA S MARILYN K 13792 SW LEAH TERR 13647 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-00100 2S109BA-05700 JARAMILLO JOHN C&CLARE LETTELLEIR THEODORE J JR 13580 SW BULL MOUNTAIN RD 13750 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 1098 D-02300 2S 1 o9BA-02500 JEWETT DAVID G&MEGAN K LINSK STEVEN J&JULIA 14590 SW PEACHTREE DR 13947 SW ALPINE VIEW CT TIGARD,OR 97224 TIGARD,OR 97223 2S 109 BA-00600 2S 1 o9BA-06100 JOHNSON LIVING TRUST& LIU 01& MORENO LIVING TRUST HUANG QIQUN BY MARILYN B JOHNSON/HERBERT A MORE 13832 SW ALPINE VIEW 13632 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-04900 2S 109AB-02100 KAELIN GREGORY A&SUSAN T LIU STEPHEN K R&LISA C 14119 SW WAGONER PL 14419 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-02000 2S 109BA-05800 KARR JONATHAN S&CLAUDIA A LLOYD SHAWN L&DORETTA M 14437 SW 134TH DR 13736 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-02900 2S 109BA-01700 KITTLE-MIZE CANDACE C& LOOSLI BYRON G&DEBORAH J MIZE ROGER F 14353 SW BENCHVIEW TERR 13477 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-06000 2S 109BD-02700 LACY EDWARD D&MARILYN L LUNDY ROBERT D&MIRIAM C TRS 14549 SW SCARLETT PL 13623 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109B D-00400 2S 109BA-04100 LAMB PATSY R LY NAM PHUOC& 13890 SW BULL MTN RD BUI MINH-HANH THI TIGARD,OR 97224 13689 SW ALPINE VIEW TIGARD,OR 97224 2S 109BA-06200 2S 109BA-05400 LAMPROS GREGORY JACK& MACKENZIE THOMAS J& GAIL PETERSON JENNIFER M 13804 SW ALPINE VIEW 13798 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 1098D-03300• 2S 1098 D-12700 MEERMEIR PAUL J&NANCY E PARROTT TIMOTHY R& 13580 SW TARLETON CT TERI S TIGARD,OR 97224 14511 SW 139TH AVE TIGARD,OR 97224 2S 109BA-07100 25109A8-04700 MERX RONALD C&MARGARET A PATEL YUDHISHTHIR R&SHWETA 13818 SW LEAH TER 14252 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-05000 2S109BD-01900 MONTGOMERY JEFFREY D& PHILLIPS ROBERT F SR 1992 TRUST KATHERINE L 14450 SW PEACHTREE DR 13773 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109 BA-00500 2S 109BA-00400 MOSZER IRENE M&MAX PLOGHOFT MICHAEL&ANITA F 14169 SW 134TH DR 13583 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-01800 2S 109BD-06100 NADRI KAZEM KEN& REINHART WILLIAM L&SUSAN I SALARIE MARZIE 14513 SW SCARLETT PL 14473 SW 134TH TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-06900 2S 109AB-02800 NAEGELI JOHN F& RICHARDSON SANDRA K NAEGELI DIANA M SCHUMACHER 2831 RIDGEWAY DR 13874 SW LEAH TER REEDSPORT,OR 97467 TIGARD,OR 97224 2S 109BA-04700 2S 109B D-02900 NAJDEK FRANK T&KATHLEEN N ROWAN JOHN E AND JUDITH A 14103 SW WAGONER PL 13609 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S 1098 D-00500 2S 109BD-06800 PAPAS TED&E ELIZABETH SCONCE ROBERT B&MARIANNE L 14550 SW 139TH 14545 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-04600 2S109BD-00300 PARANJPE SURESH C&&SHEELA S SCRIVNER JAN T 14100 SW WAGGONER PL 13600 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02200 2S 109BA-05600 PARECKI ED H&AMALIA B SHERRY ROBERT B& 7677 SW 87TH AVE LORIE K PORTLAND,OR 97223 13764 SW MISTLETOE DR TIGARD,OR 97224 2S109BA-01300• 2S109AB-05600 SHOTTS DONALD L&STELLA A TRS THREE MTNS ESTATES OWNERS ASSN 13625 SW BULL MTN RD BY MICHEAL PLOGHOFT TIGARD,OR 97224 13583 SW ALPINE VIEW TIGARD,OR 97224 '<.109BA-0120 1 2S 109BA-02100 SH► S P a ALD L&STELLA A TRS TIRUVALLUR KESHAVAN K&NANDINI 136 - BULL MTN RD 13882 SW ALPINE VIEW CT ARD,O' 97224 TIGARD,OR 97224 2S 109BA-05900 2S 109AB-04400 SNOW CAROLYN J&E NED TRANO GEORGE S&DAWN M 13855 SW ALPINE VIEW 14362 SW 134TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-03600 2S 109BA-00700 SORESEN ANNE E TRUSTEE TUTTLE PETER G&JACQUELYN W BY US BANK 13621 SW MOUNTAIN RIDGE CT ATTN:COLLEEN SPIDEL TIGARD,OR 97224 T-6 PO BOX 3168 PORTLAND,OR 97208 2S 109AB-04600 2S 109BA-01900 SPEZZA BUD&CARMEN WIEBE THOMAS ALLEN&CYNTHIA EL 14268 SW 134TH 13969 SW LEAH TERR TIGARD,OR 97224 TIGARD,OR 97224 25109AB-04300 2S109BA-06500 STRAND KRAIG L AND JULIANNE M WIERING FRANK&DIANE 14464 SW 134TH DR 14302 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-07000 2S109BA-06000 STRYS JOHN R&LAURA F YAP KIM ONN&JANE TRS 13846 SW LEAH TER 13866 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-04000 2S109BA-01400 SUMMERS ROSS K&COLLEEN L ZEDNIK LEAH ALFA&MARY MAE 13665 SW ALPINE VIEW CT 13735 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-06300 2S 1098D-03000 SWIECICK LIVING TRUST ZETZSCHE KURT C&DARLENE T BY JOHN V/RANDINE S SWIECICK TRS 13597 SW TARLETON CT 14368 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 S 109BA-01100 EE UNTAIN ESTATES OW R OF LOTS 16-18 Ed & Fran Egan CITY OF TIGARD 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 97224 i:Icurpinlsetup\labels\CIT West.doc UPDATED: 29-Jun-01 Earl & Marilyn Elias Harold Howland 13540 SW Village Glenn Drive 13145 SW Benish Tigard, OR 97223 Tigard, OR 97223 Craig Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 141st Avenue Tigard, OR 97223 Tigard, OR 97224 Paul E. Owen Ellen Beilstein 10335 SW Highland Drive 14630 SW 139th Avenue Tigard, OR 97224 Tigard, OR 97224 Beverly Froude Kevin Hogan 12200 SW Bull Mountain Road 14357 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97224 Craig Smelter Bonnie Bishop 14900 SW 103rd Avenue 11341 SW Springwood Drive, #40 Tigard, OR 97224 Tigard, OR 97223 Joan Best Karen Elings 10705 SW Murdock Lane, #F2 11542 SW Woodlawn Court Tigard, OR 97224 Tigard, OR 97223 Kathy Palmer Barry Albertson c/o John Tigard House 15445 SW 150th Avenue 14260 SW High Tor Drive Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps Gretchen Buehner 15305 SW Bull Mountain Road 13249 SW 136th Place Tigard, OR 97224 Tigard, OR 97224 Charlie & Larie Stalzer Jon Sirrine 14781 SW Juliet Terrace 12761 SW 133`d Avenue Tigard, OR 97224 Tigard, OR 97223 Bill McMonagle RESIDENT 12555 SW Hall Boulevard 13792 SW Leah Terrace Tigard, OR 97223 Tigard, OR 97224 George Marshall RESIDENT PO Box 91249 13846 SW Leah Terrace Portland, OR 97291 Tigard, OR 97224 Susan Allen RESIDENT 13849 SW Mistletoe Drive 14353 SW Benchview Terrace Tigard, OR 97223 Tigard, OR 97224 Robert Hanson RESIDENT 14341 SW 134th Drive 14385 SW Benchview Terrace Tigard, OR 97224 Tigard, OR 97224 SUB2001-00004 RESIDENT DAFFODIL HILL SUBDIVISION 14301 SW Benchview Terrace "RESIDENT" SIGNATURES FROM 6/3/01 Tigard, OR 97224 PETITION BELOW: RESIDENT RESIDENT 14334 SW Racely Place 13804 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 14302 SW Racely Place 13656 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 14368 SW Racely Place 13866 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 14355 SW Racely Place 13855 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 RESIDENT RESIDENT 13818 SW Leah Terrace 13832 SW Alpine View Tigard, OR 97224 Tigard, OR 97224 0 1. SIGNATURES OF THOSE OPPOSED TO CURRENT PROPOSA TO THE"ZEDNICK PROPERTY"—DAFFODIL HILL NAME ADDRESS 6 ' IL-- /L/334 Scu X16,1 PI 97229 Rob, nun2e / 3 Wi iS SW- LE4 lzio.e. \ , • S.,,,,.. ....., ._. l 4 3 6s Sw i�1-=h-f Pt. / 365 tej,&<til- ),/, . ' ' Cf7gliatirk_ i 3 .ai,L-qicery, fY V .4, m 355- SA-J aCt c.: 19( O• .+•.:.k-- ,c./--- 14 353 3• .,J , / . l.ff I/ 14363 5th 3. .r)c.- ,v, -e.4-3 T€- - '- (4c■ so er c.riNrres v "Tr . ,��' ifs l ,c�rzJ .i& i�l./fill /�l ��P n� a, ,,,,,„ ..- H.30 JV 6(77i4ti/e-e,i-77-c-- t� �/ rc tc (C t ,il, e rr /3gbq S�-t) &F. 0:4?_.„----.4" . '//i-- s-6, sei., ,i - ,;ve 6.e_ti_J '_ 0-(-0 LeiciAtc,' /q3dol 5W 1-- 0 ctly ,:j1 0 cc._ f//V s7/Ci _S /.3.- 6 S4, .9/`7'_ . > SIGNATURES OF THOSE OPPOSED TO CURRENT PROPOS O TO THE"ZEDNICK PROPERTY"-DAFFODIL HILL NAME ADDRESS i `� 136w 5.41 a1r - VlP-Li c___,..,...7..„ /3 I'g 6 /I 6`") . 4-(/7 e.,,,4 V/,g-t._/ : —3._ 7-„1- ' 3 1?. -' c a •___ ..,_,,i . MACIEW 41 /3• � , 3 2 /, , V, �� it /41,10)1 13g 32-- ' //91 nev, Vicevti CITY of TIGARD .3___\_i GEOGRAPHIC INFORMATION SYSTEM )susa:es AREA NOTIFIED issuisms Q` 0 �! 0 FOR: Bill McMonagle I ON l > M• _ r. , . , Ec� RE: Daffodil Hill Sub. �l 2 RE: Daffodil 1400)S 4g il' �glOaii4,� ALPINE VICE Property owner information is valid for 3 months from the date printed on this map. SWLEgHT ., \moo ALP ► � �� mei* 4T 1016, 4411'. ' MTN RD '�' sw cnce 211...0.« 7.,,,s, 1 2111811010111 r- 111110191111 • 21ew 21010101 mom (/) N 0 21t ., eZ/ 1111414.. 21ta010121aa 21.01010010 "lin" nismegus •• 0 100 200 300 Feet J (I 71�1111a1M , / 1"=248 feet 2111a1aNSMI ^ ' • 211MgNAA �. • 4 Q � 1>,L iii City of Tigard . Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd • Tigard,OR 97223 . (503)839-4171 1 _ htlpl/www.u.bgard.Gr.us Community Development Plot date:Jul 18,2001;C:lmagic\MAGIC03.APR 25109AB-02600 2S 109B D-03400 ADKINS DEAN F/ANNE E BRENNEMAN RONALD F&S LORETTA 13569 SW MOUNTAIN RIDGE CT 13590 SW TARLETON CT TIGARD, OR 97224 PORTLAND,OR 97224 2S 109AB-04900 2S 109 BA-02800 ALEXANDER DAVID DOUGLAS& BURT LONNIE JANELL LYNNE 13866 SW HIGHTOR DR 14178 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109BD-06400 2S 109BD-12600 ANDERSON JOHN ROBERT& CAIRY SHAWN M CYNTHIA M 13970 SW BULL MOUNTAIN RD 14468 SW SCARLETT PL TIGARD,OR 97224 TIGARD, OR 97224 2S109BA-04400 2S 109B D-03200 ANDERSON KEVIN S&JAMIE D CAMPBELL IAN B&HELENE F 13745 SW MISTLETOE DR 13570 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-04200 2S 109 B D-06900 BADER RICHARD M&JERRE ANN CANNON DWIGHT L&DIANA L 13757 SW ALPINE VIEW DR 14485 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-02200 2S 109BD-01700 BASTIAAN ELISA CAPPOEN PAUL LOUIS 13926 SW ALPINE VIEW CT c/o M J HARDEN CONCRETE CO INC TIGARD,OR 97224 HARDEN GARY I 20725 SW KRUGER RD SHERWOOD,OR 97140 25109AB-05200 2S 109BD-01800 BAXTER THEODORE E&JUDY H C TR C••'OEN PAUL LO IS 14265 SW 133RD do M ARDEN ••NCRETE CO INC TIGARD,OR 97224 HARDEN .• I 2072 : K'. ER RD RWOOD,O' 97140 2S1 09AB-05300 2S 109 B D-02000 BERG DAVID AND KATHLEEN M CAPRI MICHAEL J&JANE A 14297 SW 133RD AVE 14480 SW PEACHTREE DRIVE TIGARD,OR 97224 TIGARD,OR 97223 2S 109BA-02300 2S 109AB-05100 BOIRE JOHN L&PATRICIA M CASALE JOHN A& 13978 SW ALPINE VIEW CT HOCEVAR JOANN MARIE TIGARD,OR 97224 14233 SW 133RD AVE TIGARD,OR 97224 2S 109AB-05000 2S 109 B D-03100 BRENNAN MARK D&LAURA M CHESNEY JOSEPH LEE JR&BEVERLY 14167 SW 133RD AVE 13585 SW TARLETON CT TIGARD, OR 97224 TIGARD,OR 97224 2S109BA-03500 2S109BA-02600 CHORUBY JANICE L&LARRY N TRS DELUCA PHILIP G&DONNA J 14076 SW BENCHVIEW TERR 13899 SW ALPINE VIEW CT TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-00100 2S109AB-04500 CLARK STEVEN J &RANDALYN N DESAI MAKRAND N& 13656 SW ALPINE VIEW GIRA M TIGARD,OR 97224 14320 SW 134TH DR TIGARD,OR 97224 109BA-00200 2S109BD-06700 C • ' S - EN J&RANDALYN N DOSS DONN L 136 v. •LPINE VIEW 14592 SW SCARLETT PL T• ARD,OR •7224 TIGARD,OR 97224 2S109BA-04500 2S109BA-04300 CLOSE STEVE V&VICKI LEE DRENNEN WILLIAM J&GRETCHEN 14112 SW WAGONER PL 13791 SW ALPINE VW TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02400 2S 109 B D-06300 CONNERS MICHAEL J&RITA J DUGGAN GARETH J&LYNETTE I 14299 SW 134TH DR 14465 SW SCARLETT CT TIGARD,OR 97224 TIGARD,OR 97223 2S109BD-02800 2S 109BA-06800 CONROY JOHN B/FRANCES E DUNAHUGH BRIAN ALAN& 13615 SW TARLETON CT DEURWAARDER HEIDI LYNN TIGARD,OR 97224 13900 SW LEAH TERR TIGARD,OR 97223 2S109BA-05500 2S109AB-02500 CRANSTON JOHN D&KELLY M DUTTON JAMES P&NITA J 13782 SW MISTLETOE DR 13560 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S 109BA-01800 23 109BD-03500 CULLEY CRAIG A&JODIE R EICHENBERGER WILBERT B/E MARGUE 14301 SW BENCHVIEW TERR c/o EICHENBERGER EVERETT M/PATRICE TIGARD, OR 97224 13610 SW TARLETON CT TIGARD,OR 97224 2S1 09 B D-06500 2S 109BA-06700 DAVIS JOHN F& ELAM RALPH H&NANCY A O'KEEFE-DAVIS KATHLEEN M 14355 SW RACELY PL 14484 SW SCARLETT PL TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-06600 2S109BA-00800 DEAREY JAMES W&MARY R ELY JAMES H&CHERYL A 14528 SW SCARLETT PL 13643 SW MOUNTAIN RIDGE CT TIGARD, OR 97224 TIGARD,OR 97223 2S 109AB-01900 2S1 09 BA-04800 FANUCCHI MICHAEL C& HANSEN LEIF C& PEGGY J CAROL M 14455 SW 134TH DR 14111 SW WAGONER PL TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-07000 2S109AB-02300 FERGUSON WILLIAM R/DIANA HANSON ROBERT N&HELEN M TRS 14455 SW PEACHTREE DR 14341 SW 134TH DR TIGARD, OR 97224 TIGARD,OR 97224 2S 109AB-02700 2S 109BD-06200 GALLAGHER JOHN H III & HARPER GEORGE A AND DEBORAH R SUZANNE M 109 67 E BAHIA DR 13547 SW MOUNTAIN RIDGE CT SCOTTSDALE,AZ 85259 TIGARD,OR 97224 2S109BA-01600 2S109BD-02100 GARRISON ROBERT L&BARBARA D HEATH DOUGLAS V 14385 SW BENCHVIEW TERR 14530 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-02200 2S109BA-06600 GOLDFARB RALPH A/JUDITH R HEICHELHEIM KENNETH E&KAREN R 14560 SW PEACHTREE DR 14321 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-04800 2S109AB-05400 GOODMAN LAIRD M&PAMELA J TRS HEINECK DAVID W& 14244 SW 134TH DR GIUSEPPA TIGARD,OR 97224 14323 SW 133RD AVE TIGARD,OR 97223 2S 109AC-00100 2S1 09 BA-07400 GRAHAM RICKIE ALLEN REVOCABLE T HERITAGE DEVELOPMENT COMPANY GRAHAM LINDA SUE REVOCABLE TRUST 421 SW 6TH AVE BY LINDA S/RICK A GRAHAM PORTLAND,OR 97204 13400 SW BULL MOUNTAIN RD TIGARD,OR 97224 2S 109AB-05500 109BA-03800 GRONER LINCOLN C TRUST HI . HIRE MIT OWNERS OF 14357 SW 133RD AVE LOTS & TIGARD, OR 97224 HIL ' I-. SUMMIT NO.2 OWNERS •• LOTS 22- , 0 2S 109BA-02000 2S 109BD-05900 HAGEL MICHAEL P&SHAWN R HOLZNAGEL ERIN C&THOMAS D 13917 SW LEAH TERR 14587 SW SCARLET PL TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-06400 23109BA-02700 HANSEN ANDREW H&LISA M IERULLI KENNETH F& 14334 SW RACELY PL IERULLI ELIZABETH WAINWRIGHT TIGARD,OR 97224 13851 SW ALPINE VIEW CT TIGARD,OR 97224 2S 109 BA-00300 2S 109BA-07200 ISAAC ALFREDO A AND LAYOUN ELIE T&PAMELA S MARILYN K 13792 SW LEAH TERR 13647 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S 109 B D-00100 2S 109 BA-05700 JARAMILLO JOHN C&CLARE LETTELLEIR THEODORE J JR 13580 SW BULL MOUNTAIN RD 13750 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109 B D-02300 2S 109BA-02500 JEWETT DAVID G&MEGAN K LINSK STEVEN J&JULIA 14590 SW PEACHTREE DR 13947 SW ALPINE VIEW CT TIGARD,OR 97224 TIGARD,OR 97223 2S 109BA-00600 2S 109BA-06100 JOHNSON LIVING TRUST& LIU QI & MORENO LIVING TRUST HUANG QIQUN BY MARILYN B JOHNSON/HERBERT A MORE 13832 SW ALPINE VIEW 13632 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109 BA-04900 2S 109AB-02100 KAELIN GREGORY A&SUSAN T LIU STEPHEN K R&LISA C 14119 SW WAGONER PL 14419 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 23109AB-02000 25 109 BA-05800 KARR JONATHAN S&CLAUDIA A LLOYD SHAWN L&DORETTA M 14437 SW 134TH DR 13736 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-02900 2S 109BA-01700 KITTLE-MIZE CANDACE C& LOOSLI BYRON G&DEBORAH J MIZE ROGER F 14353 SW BENCHVIEW TERR 13477 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD, OR 97224 2S1 098 D-06000 2S 109BD-02700 LACY EDWARD D&MARILYN L LUNDY ROBERT D&MIRIAM C TRS 14549 SW SCARLETT PL 13623 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S1 096 D-00400 2S 109 BA-04100 LAMB PATSY R LY NAM PHUOC& 13890 SW BULL MTN RD BUI MINH-HANH THI TIGARD, OR 97224 13689 SW ALPINE VIEW TIGARD,OR 97224 2S109BA-06200 2S109BA-05400 LAMPROS GREGORY JACK& MACKENZIE THOMAS J& GAIL PETERSON JENNIFER M 13804 SW ALPINE VIEW 13798 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-03300 25109BD-12700 MEERMEIR PAUL J&NANCY E PARROTT TIMOTHY R& 13580 SW TARLETON CT TERI S TIGARD, OR 97224 14511 SW 139TH AVE TIGARD,OR 97224 2S109BA-07100 2S109AB-04700 MERX RONALD C&MARGARET A PATEL YUDHISHTHIR R&SHWETA 13818 SW LEAH TER 14252 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-05000 2S109BD-01900 MONTGOMERY JEFFREY D& PHILLIPS ROBERT F SR 1992 TRUST KATHERINE L 14450 SW PEACHTREE DR 13773 SW MISTLETOE DR TIGARD,OR 97224 TIGARD, OR 97224 2S109BA-00500 2S 109BA-00400 MOSZER IRENE M&MAX PLOGHOFT MICHAEL&ANITA F 14169 SW 134TH DR 13583 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-01800 2S109BD-06100 NADRI KAZEM KEN& REINHART WILLIAM L&SUSAN I SALARIE MARZIE 14513 SW SCARLETT PL 14473 SW 134TH TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-06900 2S109AB-02800 NAEGELI JOHN F& RICHARDSON SANDRA K NAEGELI DIANA M SCHUMACHER 2831 RIDGEWAY DR 13874 SW LEAH TER REEDSPORT,OR 97467 TIGARD,OR 97224 2S109BA-04700 2S109BD-02900 NAJDEK FRANK T&KATHLEEN N ROWAN JOHN E AND JUDITH A 14103 SW WAGONER PL 13609 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109BD-00500 2S 109BD-06800 PAPAS TED&E ELIZABETH SCONCE ROBERT B&MARIANNE L 14550 SW 139TH 14545 SW PEACHTREE DR TIGARD, OR 97224 TIGARD,OR 97224 2S 109 BA-04600 2S 109BD-00300 PARANJPE SURESH C&&SHEELA S SCRIVNER JAN T 14100 SW WAGGONER PL 13600 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-02200 2S109BA-05600 PARECKI ED H&AMALIA B SHERRY ROBERT B& 7677 SW 87TH AVE LORIE K PORTLAND,OR 97223 13764 SW MISTLETOE DR TIGARD,OR 97224 2S109BA-01300 2S109AB-05600 SHOTTS DONALD L&STELLA A TRS THREE MTNS ESTATES OWNERS ASSN 13625 SW BULL MTN RD BY MICHEAL PLOGHOFT TIGARD,OR 97224 13583 SW ALPINE VIEW TIGARD,OR 97224 1098A-01200 2S109BA-02100 SHc S P aNALD L&STELLA A TRS TIRUVALLUR KESHAVAN K&NANDINI 136 - BULL MTN RD 13882 SW ALPINE VIEW CT ARD,O' 97224 TIGARD,OR 97224 2S 109BA-05900 2S 109AB-04400 SNOW CAROLYN J &E NED TRANO GEORGE S&DAWN M 13855 SW ALPINE VIEW 14362 SW 134TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-03600 2S109BA-00700 SORESEN ANNE E TRUSTEE TUTTLE PETER G&JACQUELYN W BY US BANK 13621 SW MOUNTAIN RIDGE CT ATTN:COLLEEN SPIDEL TIGARD,OR 97224 T-6 PO BOX 3168 PORTLAND,OR 97208 2S109AB-04600 2S109BA-01900 SPEZZA BUD&CARMEN WIEBE THOMAS ALLEN&CYNTHIA EL 14268 SW 134TH 13969 SW LEAH TERR TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-04300 2S109BA-06500 STRAND KRAIG L AND JULIANNE M WIERING FRANK&DIANE 14464 SW 134TH DR 14302 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-07000 2S109BA-06000 STRYS JOHN R&LAURA F YAP KIM ONN&JANE TRS 13846 SW LEAH TER 13866 SW ALPINE VIEW TIGARD, OR 97224 TIGARD,OR 97224 2S 109BA-04000 2S 109BA-01400 SUMMERS ROSS K&COLLEEN L ZEDNIK LEAH ALFA&MARY MAE 13665 SW ALPINE VIEW CT 13735 SW BULL MTN RD TIGARD, OR 97224 TIGARD,OR 97224 2S 109BA-06300 2S 109BD-03000 SWIECICK LIVING TRUST ZETZSCHE KURT C&DARLENE T BY JOHN V/RANDINE S SWIECICK TRS 13597 SW TARLETON CT 14368 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 S109BA-01100 EE UNTAIN ESTATES OW R OF LOTS 16-18 • Ed & Fran Egan CITY OF TIGARD 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 97224 i:lcurpin\setup\labels\CIT West.doc UPDATED: 29-Jun-01 Earl & Marilyn Elias Harold Howland 13540 SW Village Glenn Drive 13145 SW Benish Tigard, OR 97223 Tigard, OR 97223 Craig Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 141st Avenue Tigard, OR 97223 Tigard, OR 97224 Paul E. Owen Ellen Beilstein 10335 SW Highland Drive 14630 SW 139th Avenue Tigard, OR 97224 Tigard, OR 97224 Beverly Froude Kevin Hogan 12200 SW Bull Mountain Road 14357 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97224 Craig Smelter Bonnie Bishop 14900 SW 103rd Avenue 11341 SW Springwood Drive, #40 Tigard, OR 97224 Tigard, OR 97223 Joan Best Karen Elings 10705 SW Murdock Lane, #F2 11542 SW Woodlawn Court Tigard, OR 97224 Tigard, OR 97223 Kathy Palmer Barry Albertson do John Tigard House 15445 SW 150th Avenue 14260 SW High Tor Drive Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps Gretchen Buehner 15305 SW Bull Mountain Road 13249 SW 136th Place Tigard, OR 97224 Tigard, OR 97224 Charlie & Larie Stalzer Jon Sirrine 14781 SW Juliet Terrace 12761 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97223 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY OF TIGARD Community(Development 13125 SW HALL BOULEVARD Shaping Better Community TIGARD, OREGON 91223 PHONE: 503-639-4171 FAX 503-684-1297(Attn: Patty or Shirley/Planning) U . � r AILING QEST f I 1 00- O0T T ' MY OW ER : 1)4T Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. ISI34AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting,you should request 3 sets) NAME OF CONTACT PERSON: PHONE: This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE—TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). CV-rj Then, multiply the cost to print one set of labels by the number of sets requested. * EXAMPLE * * * COST FOR THIS REQUEST * * 4 sheets of labels x $2/sheet = $8.00 x 2 sets = $16.00 sheet(s) of labels x S2/sheet = S / a-x -�� jets = _2_ sheets of labels x $2/sheet for CIT area x I sets = S 4.00 _ 1 sheet(s)of labels x$2/sheet for CIT area = S d� x sets = GENERATE LIST = $1100 GENERATE LIST = ..► ' TOTAL = $31.00 TOTAL = S 9 Receipt #: 27200100000000002925 ---"'"�—� Date: 07/18/2001 �sizoo� COMPUTER SYSTEMS, INC Line Items: Case No Tran Code Description Revenue Account No. Amount Due RECEXP Recovered Expenditures(labels)-39.0000 @$1.00 100-0000-479000 $39.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check CHERRY&WILLIAM MOORE 0 103 $39.00 TOTAL AMOUNT PAID: $39.00 CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED , , **/#0. > I (500.') �� G i ltNN11NpO map nimaNM�II11aNNN��. a kki os FOR: Bill McMona le IiNN.aITa ♦ '°Z �� midi g �` `filik a M• Tillie r'C ;.• PINE s.Nr�N. . V RE: 2S 109BA., 1400 �� ALPINE VILYMNN' • Property owner information ` is valid for 3 months from ju1I__I the date printed on this map. SW LEAH T \�`�\ \ ALP ■ 1 ►t..s,„,, ,mi, Amp4r 0.00-mace /1*- abil, 43- r 0 3/4 vos\\\\\\\\*FL% Ti v TN RD r l MUM/IN , 4 c,20.)b- • , i'. C7 u e twat, • Ih;61:14 Z/4/ 100 200 300 Feet �� O�/� 1,244 feel 41 El■ • At 111NNt1N -I ,l.0''r 1_ . ■ **4� • City of Tigard 1 :r Information on this map is for general location ony and 4 should be verified with the Development Services Division . 13125 SW Hall Blvd . - Tigard,OR 9171 (503)639.4171 h ttp.//www.ci.t iga rd.or.u s Community Development Plot date:May 9,2001;C:lmagic'MAGIC03.APR CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY OFTIGARD 13125 SW HALL BOULEVARD Shaping ABettern Community TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-684-7297(Attn: Patty or Shirley/Planning) QUEST FOR .�t0 DOTt 'SOP fiTI OWNER MAILING 11811 Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. ISI34AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): SI 09 JL i)/�) 2 /5 l eiww skt//CP: 41eaqii INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you should request 3 sets) NAME OF CONTACT PERSON: %K3I/1 727/11 ' PHONE: 6D3 -x'39 //a-3 This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE—TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: • $I 1 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. * EXAMPLE * * * COST FOR THIS REQUEST * * 4 sheets of labels x $2/sheet = $8.00 x 2 sets = $16.00 7 sheet(s) of labels x $2/sheet = X 1 x 1 sets = 2 sheets of labels x $2/sheet for CIT area x 2_ sets = $ 4.00 .L sheet(s) of labels x $2/sheet f — IT area = / sets GENERATE LIST = $j]i0 GENERATE LIST = $— TOTAL = $31.00 �' TOTAL = $.A Receipt #: 27200100000000001945 �Q .-•► Date: 0 511 012 0 0 1 ''11 TIDEMARK c SYSTEMS, INC, Line Items: Case No Tran Code Description Revenue Account No. Amount Due RECEXP Recovered Expenditures(labels)-27.0000 @$1.00 100-0000-479000 $27.00 Payments: Method Payer Bank No Acct Check No Confirm No. $27.00 Amount Paid Check HARRIS-MCMONAGLE ASSOCIATES INC 0 8721 TOTAL AMOUNT PAID: $27.00 . 1 • 2S109AB-02600 2S109B0-03400 ADKINS DEAN F/ANNE E BRENNEMAN RONALD F&S LORETTA 13569 SW MOUNTAIN RIDGE CT 13590 SW TARLETON CT TIGARD, OR 97224 PORTLAND,OR 97224 2S109AB-04900 2S109BA-00900 ALEXANDER DAVID DOUGLAS& BRUNKE JOHN H/ANGELA M JANELL LYNNE 13655 SW MOUNTAIN RIDGE CT 14178 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-06400 2S109BA-02800 ANDERSON JOHN ROBERT& BURT LONNIE CYNTHIA M 13866 SW HIGHTOR DR 14468 SW SCARLETT PL TIGARD,OR 97224 TIGARD,OR 97224 2S1 09BA-04400 2S1 09 B D-12600 ANDERSON KEVIN S&JAMIE D CAIRY SHAWN M 13745 SW MISTLETOE DR 13970 SW BULL MOUNTAIN RD TIGARD, OR 97224 TIGARD,OR 97224 2S1 09BA-04200 2S 109B D-03200 BADER RICHARD M&JERRE ANN CAMPBELL IAN B&HELENE F 13757 SW ALPINE VIEW DR 13570 SW TARLETON CT TIGARD,OR 97224 TIGARD,OR 97224 2S109BA-02200 23109B0-06900 BASTIAAN ELISA CANNON DWIGHT L&DIANA L 13926 SW ALPINE VIEW CT 14485 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 109AB-05200 2S 109BD-01700 BAXTER THEODORE E&JUDY H C TR CAPPOEN PAUL LOUIS 14265 SW 133RD do M J HARDEN CONCRETE CO INC TIGARD, OR 97224 HARDEN GARY I 20725 SW KRUGER RD SHERWOOD,OR 97140 2S 109AB-05300 2S 109 B D-01800 BERG DAVID AND KATHLEEN M C•"OEN PAUL LO. S 14297 SW 133RD AVE do M J ' •RD ■ ONCRETE CO INC TIGARD,OR 97224 HARDEN •'Y I 207 • W KRU e ' RD 'ERWOOD,OR 9 140 2S109BA-02300 25109BD-02000 BOIRE JOHN L&PATRICIA M CAPRI MICHAEL J&JANE A 13978 SW ALPINE VIEW CT 14480 SW PEACHTREE DRIVE TIGARD,OR 97224 TIGARD,OR 97223 2S109AB-05000 2S109AB-05100 BRENNAN MARK D&LAURA M CASALE JOHN A& 14167 SW 133RD AVE HOCEVAR JOANN MARIE TIGARD, OR 97224 14233 SW 133RD AVE TIGARD,OR 97224 • 2S109BD-03100 2S109BD-06600 CHESNEY JOSEPH LEE JR&BEVERLY DEAREY JAMES W&MARY R 13585 SW TARLETON CT 14528 SW SCARLETT PL TIGARD, OR 97224 TIGARD,OR 97224 2S 109BA-03500 2S 109BA-02600 CHORUBY JANICE L&LARRY N TRS DELUCA PHILIP G&DONNA J 14076 SW BENCHVIEW TERR 13899 SW ALPINE VIEW CT TIGARD, OR 97224 TIGARD,OR 97224 2S 109BA-00100 2S 109A8-04500 CLARK STEVEN J&RANDALYN N DESAI MAKRAND N& 13656 SW ALPINE VIEW GIRA M TIGARD,OR 97224 14320 SW 134TH DR TIGARD,OR 97224 1098A-00200 2S 109 B D-06700 CL STEV J&RANDALYN N DOSS DONN L 13656 LPINE VIEW 14592 SCARLETT CT 14 RD,OR 224 TIGARD,OR 97223 2S1 09 B A-04500 2S 109 BA-04300 CLOSE STEVE V&VICKI LEE DRENNEN WILLIAM J&GRETCHEN 14112 SW WAGONER PL 13791 SW ALPINE VW TIGARD,OR 97224 TIGARD,OR 97224 2 S 109AB-02400 2S1 09 B D-06300 CONNERS MICHAEL J &RITA J DUGGAN GARETH J &LYNETTE I 14299 SW 134TH DR 14465 SW SCARLETT CT TIGARD,OR 97224 TIGARD,OR 97223 2S109BD-02800 2S109BA-06800 CONROY JOHN B/FRANCES E DUNAHUGH BRIAN ALAN& 13615 SW TARLETON CT DEURWAARDER HEIDI LYNN TIGARD,OR 97224 13900 SW LEAH TERR TIGARD,OR 97223 2S 109BA-05500 2S 109AB-02500 CRANSTON JOHN D&KELLY M DUTTON JAMES P&NITA J 13782 SW MISTLETOE DR 13560 SW ALPINE VIEW TIGARD,OR 97224 TIGARD,OR 97224 2S1 09BA-01800 2S 1098 D-03500 CULLEY CRAIG A&JODIE R EICHENBERGER WILBERT B/E MARGUE 14301 SW BENCHVIEW TERR c/o EICHENBERGER EVERETT M/PATRICE TIGARD, OR 97224 13610 SW TARLETON CT TIGARD,OR 97224 25 109BD-06500 2S 109BA-06700 DAVIS JOHN F& ELAM RALPH H&NANCY A O'KEEFE-DAVIS KATHLEEN M 14355 SW RACELY PL 14484 SW SCARLETT PL TIGARD,OR 97224 TIGARD,OR 97224 • 2S109BA-00800 2S109BA-02000 ELY JAMES H&CHERYL A HAGEL MICHAEL P&SHAWN R 13643 SW MOUNTAIN RIDGE CT 13917 SW LEAH TERR TIGARD,OR 97223 TIGARD,OR 97224 2S109AB-01900 2S1090A-06400 FANUCCHI MICHAEL C& HANSEN ANDREW H&LISA M PEGGY J 14334 SW RACELY PL 14455 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S10900-07000 2S1 09 BA-04800 FERGUSON WILLIAM Ft/DIANA HANSEN LEIF C& 14455 SW PEACHTREE DR CAROL M TIGARD,OR 97224 14111 SW WAGONER PL TIGARD,OR 97224 2510900-03600 2S109AB-02300 FISHER DAVID J/NANCIE I HANSON ROBERT N&HELEN M TRS 13620 SW TARLETON CT 14341 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-02700 2S109BD-06200 GALLAGHER JOHN H III & HARPER GEORGE A AND DEBORAH R SUZANNE M 109 67 E BAHIA DR 13547 SW MOUNTAIN RIDGE CT SCOTTSDALE,AZ 85259 TIGARD,OR 97224 2S109BA-01600 2S109BD-02100 GARRISON ROBERT L&BARBARA D HEATH DOUGLAS V 14385 SW BENCHVIEW TERR 14530 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 2510980-02200 2S109BA-06600 GOLDFARB RALPH A/JUDITH R HEICHELHEIM KENNETH E&KAREN R 14560 SW PEACHTREE DR 14321 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-04800 2S109A8-05400 GOODMAN LAIRD M&PAMELA J TRS HEINECK DAVID W& 14244 SW 134TH DR GIUSEPPA TIGARD,OR 97224 14323 SW 133RD AVE TIGARD,OR 97223 25109AC-00100 2S109BA-07400 GRAHAM RICKIE ALLEN REVOCABLE T HERITAGE DEVELOPMENT COMPANY GRAHAM LINDA SUE REVOCABLE TRUST 421 SW 6TH AVE BY LINDA S/RICK A GRAHAM PORTLAND,OR 97204 13400 SW BULL MOUNTAIN RD TIGARD, OR 97224 2S 109AB-05500 S 109BA-03800 GRONER LINCOLN C TRUST HIL HIRE . MIT OWNERS OF 14357 SW 133RD AVE LOTS 1-'• & TIGARD,OR 97224 HIL : IRE MMIT NO.2 OWNERS • LOTS 22-58 , '0 • 2S109BD-05900 2S109BA-06200 HOLZNAGEL ERIN C&THOMAS D LAMPROS GREGORY JACK& 14587 SW SCARLET PL GAIL PETERSON TIGARD, OR 97224 13804 SW ALPINE VIEW TIGARD,OR 97224 2S109BA-02700 2S109BA-07200 IERULLI KENNETH F& LAYOUN ELIE T&PAMELA S IERULLI ELIZABETH WAINWRIGHT 13792 SW LEAH TERR 13851 SW ALPINE VIEW CT TIGARD,OR 97224 TIGARD, OR 97224 2S109BA-00300 2S1098A-05700 ISAAC ALFREDO A AND LETTELLEIR THEODORE J JR MARILYN K 13750 SW MISTLETOE DR 13647 SW ALPINE VIEW TIGARD,OR 97224 TIGARD, OR 97224 2S 109BD-00100 2S 109BA-02500 JARAMILLO JOHN C&CLARE LINSK STEVEN J&JULIA 13580 SW BULL MOUNTAIN RD 13947 SW ALPINE VIEW CT TIGARD, OR 97224 TIGARD,OR 97223 2S 109BD-02300 2S 109BA-06100 JEWETT DAVID G& MEGAN K LIU 01 & 14590 SW PEACHTREE DR HUANG QIQUN TIGARD, OR 97224 13832 SW ALPINE VIEW TIGARD,OR 97224 2S1096A-04900 2S109AB-02100 KAELIN GREGORY A&SUSAN T LIU STEPHEN K R&LISA C 14119 SW WAGONER PL 14419 SW 134TH DR TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-02000 2S109BA-05800 KARR JONATHAN S&CLAUDIA A LLOYD SHAWN L&DORETTA M 14437 SW 134TH DR 13736 SW MISTLETOE DR TIGARD, OR 97224 TIGARD,OR 97224 2S 109AB-02900 2S 1098 A-01700 KITTLE-MIZE CANDACE C& LOOSLI BYRON G&DEBORAH J MIZE ROGER F 14353 SW BENCHVIEW TERR 13477 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD, OR 97224 2 S 109 B D-06000 2S 1098 D-02700 LACY EDWARD D&MARILYN L LUNDY ROBERT D&MIRIAM C TRS 14549 SW SCARLETT PL 13623 SW TARLETON CT TIGARD, OR 97224 TIGARD,OR 97224 2510980-00400 2S109BA-04100 LAMB PATSY R LY NAM PHUOC& 13890 SW BULL MTN RD BUI MINH-HANH THI TIGARD,OR 97224 13689 SW ALPINE VIEW TIGARD,OR 97224 , 2S109BA-05400 2S109BA-04600 MACKENZIE THOMAS J & PARANJPE SURESH C&&SHEELA S JENNIFER M 14100 SW WAGGONER PL 13798 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S109BD-03300 2S109AB-02200 MEERMEIR PAUL J&NANCY E PARECKI ED H&AMALIA B 13580 SW TARLETON CT 7677 SW 87TH AVE TIGARD,OR 97224 PORTLAND,OR 97223 2S109BA-07100 2S10900-12700 MERX RONALD C&MARGARET A PARROTT TIMOTHY R& 13818 SW LEAH TER TERI S TIGARD, OR 97224 14511 SW 139TH AVE TIGARD,OR 97224 2S109BA-05000 2S109AB-04700 MONTGOMERY JEFFREY D& PATEL YUDHISHTHIR R&SHWETA KATHERINE L 14252 SW 134TH DR 13773 SW MISTLETOE DR TIGARD,OR 97224 TIGARD, OR 97224 2S109BA-00600 2S109BD-01900 MORENO HERBERT A AND PHILLIPS ROBERT F SR 1992 TRUST JOHNSON MARILYN B 14450 SW PEACHTREE DR 13632 SW MOUNTAIN RIDGE CT TIGARD,OR 97224 TIGARD, OR 97224 2S109BA-00500 2S109BA-00400 MOSZER IRENE M&MAX PLOGHOFT MICHAEL&ANITA F 14169 SW 134TH DR 13583 SW ALPINE VIEW TIGARD, OR 97224 TIGARD,OR 97224 2S109AB-01800 2S109BD-06100 NADRI KAZEM KEN& REINHART WILLIAM L&SUSAN I SALARIE MARZIE 14513 SW SCARLETT PL 14473 SW 134TH TIGARD,OR 97224 TIGARD,OR 97224 2S1098A-06900 2S109AB-02800 NAEGELI JOHN F& RICHARDSON SANDRA K NAEGELI DIANA M SCHUMACHER 2831 RIDGEWAY DR 13874 SW LEAH TER REEDSPORT,OR 97467 TIGARD,OR 97224 2S109BA-04700 25109BD-02900 NAJDEK FRANK T&KATHLEEN N ROWAN JOHN E AND JUDITH A 14103 SW WAGONER PL 13609 SW TARLETON CT TIGARD, OR 97224 TIGARD,OR 97224 2S 109 B D-00500 2S1 09 B D-06800 PAPAS TED&E ELIZABETH SCONCE ROBERT B&MARIANNE L 14550 SW 139TH 14545 SW PEACHTREE DR TIGARD,OR 97224 TIGARD,OR 97224 • •• 2S109BD-00300 2S109BA-06300 SCRIVNER JAN T SWIECICK JOHN V&RANDINE S 13600 SW BULL MTN RD 14368 SW RACELY PL TIGARD,OR 97224 TIGARD,OR 97224 2S1090A-05600 - 109BA-01100 SHERRY ROBERT B& TH" I 0 . TAIN ESTATES LORIE K OWN • STS 16-18 13764 SW MISTLETOE DR TIGARD, OR 97224 2S109BA-01200 2S109A6-05600 SHOTTS DONALD L&STELLA A TRS THREE MTNS ESTATES OWNERS ASSN 13625 SW BULL MTN RD BY MICHEAL PLOGHOFT TIGARD, OR 97224 13583 SW ALPINE VIEW TIGARD,OR 97224 - 109BA-01300 2S109BA-02100 SH• S D•• •LD L&STELLA A TRS TIRUVALLUR KESHAVAN K&NANDINI 1362 : : L MTN RD 13882 SW ALPINE VIEW CT T ARD, OR 9 4 TIGARD,OR 97224 2S109BA-05900 2S109A8-04400 SNOW CAROLYN J &E NED TRANO GEORGE S&DAWN M 13855 SW ALPINE VIEW 14362 SW 134TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S1 09BA-03600 2S 109BA-00700 SORESEN ANNE E TRUSTEE TUTTLE PETER G&JACQUELYN W BY US BANK 13621 SW MOUNTAIN RIDGE CT ATTN:COLLEEN SPIDEL TIGARD,OR 97224 T-6 PO BOX 3168 PORTLAND,OR 97208 2S109AB-04600 2S109BA-01900 SPEZZA BUD&CARMEN WIEBE THOMAS ALLEN&CYNTHIA EL 14268 SW 134TH 13969 SW LEAH TERR TIGARD,OR 97224 TIGARD,OR 97224 2S109AB-04300 2S109BA-06500 STRAND KRAIG L AND JULIANNE M WIERING FRANK&DIANE 14464 SW 134TH DR 14302 SW RACELY PL TIGARD, OR 97224 TIGARD,OR 97224 2S109BA-07000 2S1098A-06000 STRYS JOHN R&LAURA F YAP KIM ONN&JANE TRS 13846 SW LEAH TER 13866 SW ALPINE VIEW TIGARD, OR 97224 TIGARD,OR 97224 2S 1098A-04000 2S1 09 BA-01400 SUMMERS ROSS K&COLLEEN L ZEDNIK LEAH ALFA&MARY MAE 13665 SW ALPINE VIEW CT 13735 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 i r 2S109BD-03000 ZETZSCHE KURT C&DARLENE T 13597 SW TARLETON CT TIGARD,OR 97224 Ed & Fran Egan C OF TIGA' 1 14635 SW Bull Mountain Road WEST ► BCOMMITTEE Tigard, OR 97224 is\c setup\la.: \CIT West.doc • 'DATED: 9-May-s Earl & Marilyn Elias Charlie & Larie Stalzer 13540 SW Village Glenn Drive 14781 SW Juliet Terrace Tigard, OR 97223 Tigard, OR 97224 Craig Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 141st Avenue Tigard, OR 97223 Tigard, OR 97224 Paul E. Owen Ellen Beilstein 10335 SW Highland Drive 14630 SW 139th Avenue Tigard, OR 97224 Tigard, OR 97224 Beverly Froude Kevin Hogan 12200 SW Bull Mountain Road 11945 SW Morning Hill Drive Tigard, OR 97224 Tigard, OR 97223 Craig Smelter Bonnie Bishop 14900 SW 103rd Avenue 11341 SW Springwood Drive, #40 Tigard, OR 97224 Tigard, OR 97223 Joan Best Karen Elings 10705 SW Murdock Lane, #F2 11542 SW Woodlawn Court Tigard, OR 97224 Tigard, OR 97223 Kathy Palmer Barry Albertson c/o John Tigard House 15445 SW 150th Avenue 14260 SW High Tor Drive Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps Harold Howland 15305 SW Bull Mountain Road 13145 SW Benish Tigard, OR 97224 Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. #3 Tigard, OR 97224-3376 Receipt #: 27200100000000002714 Date: 06/29/2001 TIDEMARK \ ' COMPUTER SYSTEMS, INC Line Items: Case No Tran Code Description Revenue Account No. Amount Due RECEXP Recovered Expenditures(labels)- 16.0000 @$1.00 100-0000-479000 $16.00 RECEXP Recovered Expenditures(labels)- 16.0000 @$1.00 100-0000-479000 $16.00 ZCA2001-00002 [LANDUS)ZONE CHANGE ANNX 100-0000-438000 $1,160.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check HARRIS&MCMONAGLE 0 2336 0 $1,192.00 TOTAL AMOUNT PAID: $1,192.00 T : ANSTV: IIAL Harris - McMonagle Associates, Inc. Engineers -Surveyors 12555 S.W. Hall Boulevard Tigard, Oregon 97223 Tel. (503) 639-3453 - Fax 639-1232 DATE: 7 / "! D/ TO: B IzA-D e , NN 1 NCB PROJECT: DA Fr---0 D l (_WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS: SHOP DRAWINGS PRINTS SAMPLES CHANGE ORDER COPY OF LETTER PLANS DATA SPECIFICATIONS MYLARS OTHER FOR YOUR: REVIEW COMMENTS APPROVAL FILE COPIES DATE DESCRIPTION 2 .5 5 t,1V i.QP STArvt w74 REMARKS: RECEIVED PLANNING JUL 1 9 z001 CITY OF TIGARD WITH REGARDS, APPLICANT MATERIALS • , SUBDIVISION TYPE II or 44���, SUBDIVISION TYPE III w/PD CITY OF TIGARD APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION PRE-APP. HELD WITH: /0'/-B.e-ag"SCr 7 DATE OF PRE-APP.: S-j-O/ Property Address/Location(s):/✓73$ $a)BU/� 41 '0 TG497-2O 6',f2.' 70 Z3 FOR STAFF USE ONLY Tax Map & Tax Lot Ns): Z5 '/- 9 .9.49 6 774 J//®, Case No.(s): a ( & tj Site Size: ,-/6. Ole Other Case No.(s): 'A Receipt No.:02OOt- 1 Property Owner/Deed Holder(s)*: Application A cc^eplIt By: la'�' Address:ge",BdX y/2 y5 Phone: c 7/- ...4,_>0 Date: CO 0--f (01 city: c� �1 OL - Zip: 9 70 Date Determined To Be Complete: Applicant*:,7//�/ 2 c-A>eN/ ,`'/ Sv3 Com lan/ZonQ�� ignati Address:/2$ $ 4�� ��• Phone: c5✓� /S� ( � _'1 : City: ,? 44 CW- ' Zip: y7.03 CIT Area: Recording Date and Number: * When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. Rev.11/26/98 is\curpinlmasterslsubapp.doc The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY ✓ Application Elements Submitted: The owners of record of the subject property request Subdivision approval to divide a: Application Form rL- Owner's Signature/Written Authorization (37//‘ parcel into Ag lots between ,U,' Title Transfer Instrument or Deed `g and square feet in size. WA. CO. Subdivision Name Approval (Site/Plot Plan — #of copies based on pre-app check list) % , -1 _ _— Site/Plot Plan (reduced 8'h"x 11") . (provide any additional information here) r ❑ Applicant's Statement - — ---- (#01 copies based on pre-app check list) �� - _ VoT E2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes 4.11,,/d/ ? ❑ F ;. (+$10 Per Lot) *Add 20% PD Fee CO tOt R B ---- y 134 1 1 List any VARIANCE OR OTHER 'D USE ACTIONS to be considered as F )f this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as I 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 RTCI E ;1-9-- 2®0 -IENEVAIPPir 410.11._41 • ner'i• atur- Owner's Signature Owner's Signature Owner's Signature Net 14 14.°1"..*".6 51-kJ 2 Receipt #: 272001 00000000002603 id "'. Date: 06/25/2001 FIE copy T I D E M A R K COMPUTER SYSTEMS, INC Line Items: Case No Tran Code Description Revenue Account No. Amount Due SUB2001-00004 [ULANUS]SUB PRELIM FEE 255-0000-438000 $1,779.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check HEIGHTS CONSTRUCTION,INC. 0 2335 0 $1,779.00 TOTAL AMOUNT PAID: $1,779.00 --_-- �-•� :._ —=-moo �=�mm----.,nmm�- - , �- ".`'i --- _-. -- - - - -- - - "S"'`H° ,, 2335 HEIGHTS CONSTRUCTION, LLC 'i, P.O.BOX 91249 (503)690 8512 PORTLAND,OR 97291 // I, DATE_ �P"as^01 PAY %......._......) I $0?! ORDER m� / I(C 0 $ / ?7p 00 �'! ORDER OF � !. 'i• �/Vc I f.�S�WD J1r� J.1&*oRED `�E✓F..vr'`� /V/A .t ��Cfi DC:1_LARS ..•. CENTENNIAL BANK jI' TANASBOURNE OFFICE BEAVERTON,OR 97006 Il 11 i FOR 'p' H'I L t-kt.(: ,OPuc .4-ts y --- ---- -- ----- MP ll 1 i -— Receipt #: 27200100000000002573 Date: 06121/2001 T I D E M A R K A&P—.... COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due SUB2001-00004 IULANUS]SUB PRELIM FEE 255-0000-438000 $2,355.00 Payments: Amount Paid Method Payer Bank No Acct Check No Confirm No. Check HEIGHTS CONSTRUCTION,LLC 0 2323 0 $2,355.00 TOTAL AMOUNT PAID: $2,355.00 • S i HEIGHTS CONSTRUCTION, LLC 2323 1] P.O.BOX 91249 (503)690-8512 PORTLAND,OR 97291 /[. M 1 DATE -' !S"C [ i PAY ORDER OF___�[ �`�r OF ! [ f� I $ .� 3 S'S` OG h' , r« ► _ • I ■i � , DOLLARS n o. 1 CENTENNIAL BANK i!; TANASBOURNE OFFICE �� BEAVERTON.OR 97006 i ri FOR 1116."r�r - — - — — — --- "r I -- I ,--. n u--_. - t HARRIS - McMONAGLE ASSOCIATES INC. ENGINEERS - SURVEYORS 12555 SW HALL BLVD. TIGARD OREGON, 97223 TEL. (503) 639-3453 FAX. (503) 639-1232 TRANSMITTAL June 21,2001 RE: DAFFODIL HILL • ENCLOSED PLEASE FIND THE FOLLOWING: 1. 1 - APPLICATION FORM AND A CHECK FOR THE PROCESSING FEE. 2. 3 - COPIES OF THE PRELIMINARY PLAT AND NARRATIVE. 3. 3 - 8/1/2"X 11"REDUCTION OF THE PRELIMINARY PLAT. 4. 1 - NOTICE OF NEIGHBORHOOD MEETING. 5. 1 - NEIGHBORHOOD MEETING SIGN UP SHEET. 6. 1—COPY EACH OF WRITTEN SUGGESTIONS PRESENTED BY PROPERTY OWNERS. 7. 1 - AFFIDAVIT OF POSTING NOTICE. 8. 1 - AFFIDAVIT OF MAILING. 9. 2- SETS OF ADDRESSED AND STAMPED ENVELOPES. 10. 1 -ARBORIST REPORT. 11. 1 -PLAT NAMING APPROVAL, WASHINGTON COUNTY. 12. 1 -COPY PRE-APPLICATION PLANNING CONFERENCE DATA. 13. 1 -PRE-APPLICATION ENGINEERING CONFERENCE DATA. 14. 1 -COPY LAND USE APPLICATION CHECK LIST. 15. 1—COPY PRELIMINARY STORM WATER QUALITY AND DETENTION CALCULATIONS. AS WE UNDERSTAND IT,ONCE YOU HAVE DETERMINED THAT THE APPLICATION DATA IS COMPLETE WE WILL SUBMIT THE ADDITIONAL 15 COPIES. SINCERELY WILLIAM L. McMONAGLE Sent by: OREGON TITLE 503 297 9033; 06/13/01 9:46; )etfAL_#423;Page 2/3 �r • _ Ni.....-...,!.a-o.r.aa «.aar r 12 1 D- r wr+ o....r --—� a• sun of O RfOO N l I ! lfa � .. ti y ,1)1 L I. me+ ..r rm► v r.Ate.. ii ar.�..r.�+..asr.0 A La �g•e � Aar sha11 .ar Al seek RICE nFaPvf0 ant VON . CwMyotMaSspbn ' SS s,Jerry R-t 1`n3u.DMkhr of Asaw- sr Ited Cc nrd .ndi s ti s:9:11d:..�, Tee Ni and t t ; � : mutcy;' i v !.% M r. `r ore.• .Cfe?.0.it w 1t .P,O, lion 5ft3i1L .91249. Doc : 200104905T ii _Porl:lan4. Oregon_ 91291 Rect: 779646 621,00 I; u.*«..wwr.•..w,..ra la.w...,+n■Maw..ww.aN Ofd/2912001 08:42:S5am i .,.same as above 1 By Deputy Ii ii 1 •1 t ! PERSONAL REPRESEN'rATTVE•S DUO it THIS INDENTURE dated ....May ........r 2001 , between..,_PAuLINE J, 1. ►.VIS. ,` the duly appointed.qualified and acting persona!representative of the estate of . 1.EAltiA...ZEDNI ......__......-......__-- deceased,beteiaafter called the first party, j' and ..Gt.0 .1.JdARS11ALL , hereinafter called the second party:WITH?SSETH. t For value received and the consideration hereinafter stated,the first pan)ha,granted.bargained,sold and conveyed,and by I, these presents does grant.bargain.sell and convey unto the second party and second party's heirs,successors and assigns all the estate,right and interrn of the estate erne deceased,whether acquired by operation of the law or otherwise,in that certain real prop- ! arty situated in the County of Washington Stare of Oregon.described as folltn.s,to-wits I See attached legal description.... li h i .1 ii a It 4..•: I >> WASHINGTON COUNTY ', j `;' REAL PROPERTY'TRANSFER TAk � ,/., FEE PAID DATE II �i iii nF 9w,ee INtWrIGEnr.[OnTMUE JEBCRrnl01,ON 4aYERSe1 TO HAVE AND TO HOLD the same unto the second pony,and second party's heirs,successors-in-interest and assigns i. iiforever. I The true and actual consideration paid for this transfer.stared in Items of dollars.is S 800=000.00 C IN WITNESS WHEREOF•the Graz party has exec. xecute!this instrument:if first pant Es a corporation.it has caused its name I. to be signed and its seal.if any.affixed by an officer or other person duly authorized to al)so by orde "Ti hoard of directors. I Y Iv'� L' '?.u�� �/ ITHIS INSTRUMENT WILL NOT ALLOW USE DF THE PROPERTY DESCRIBED IN Pauline J. Davd�' I THIS tNSTRUMEN1 IN VIOLATION OF AP PL ICARLE LANG USE LAWS AMP REG' j UL.TIONS BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON •--•-- i ELOUIRING FEE ma TONE PROPERTY StrOULD CNEDr WITH THE APPRD• MATE city DR COU.ifl PLPNN,NG ODPARIMENT TO VERIFY APPROVED USES '. MO It OETElMNE ANY OMITS Oh LAWSb1T$AGAINaT FARMING OR FOREST 1 PRACTICES AS DEFINED IN ORS JO e30 ' Personal Representative �? III STATE OF OREGON.County or..ltlaShington .1 ss. ii This instrument was acknowledged heforr ow on ..!'?al '.e V ., 2QQ1 :i by. Pauline J_.Dpv1.s....._...... __... , ....This instrument was acknowledged ham.:me on 111 by li or c. . .......... .._ h1. . n1 1 �-u.. t.... ... `I I 4 Notary Public hit Ilregon!� :i• II • ^+ u,,.. [ • : FA saC DOUGAL.L AT)..rlmmi.. m cepira . II ` ..:stew.rubLnJ•uau.tri l Ct IA%''...Ow NU:Len... Y,,.r,I4...i eI I..n,IN y:.fU1 C I I.le)a .; I a Sent by: OREGON TITLE 503 297 9033; 06/13/01 9:47; JetFa: #423;Pege 3/3 maimmommialmemimmommilmimming Order No: 225239 Ll3.L DBECRIP?IOW A tract of land situated in the Northwest one-quarter of Section 9. Township 2 South. Range 1 West, of the Willamette Nesidian, in the County of Washington and State of Oregon, and bring mote particularly described ax follows: Beginning at the Northwest corner of Lot 10. plat of Three Mountains Estates; thence along the west line of said Plat north 00.01'20• west, 13.55 feet to the Southeast corner of the parcel described in Deed recorded as Fee No. 97091395; thence South 86.17'09• West 375.09 feet along the South line of said parcel to the Southwest corner of Tract C. Hillshire Summit No. 21 thence South 00'O1'48 East along the East boundary of Hillshire Summit No. 2 to the center at SW Bull Mountain Road (County Road No. 147 1/2!; thence Easterly along the center line of acid road to the Southwest corner of Parcel 1 as described it Warranty Deed recorded as Fee No. 89-30171; thence North along the West line of said Parcel 1 and Lot 10, Three Mountains Eecatea. Lo the true point of beginning. TOGETHER WITH the following described property: Tract C, Hillshire Summa No. 2, Washington County, Oregon. EXCEPTING THEREFROM that portion as described in Dedication peed recorded on June 20, 1995, as Fee N . 95042262. FURTHER EXCEPTING THEREFROM that portion lying within SW Bull Mountain Road (County Road No. 141 1/21 11,4Y- .el a1 �:� �i: NAY-03-01 TNU lr,�l �" co � yW 1q lCl1ONACCE �3 &% c9 N T FAX ro.s03 639 USE O N 5p3 6 23? �2 •�Npr C t ►'E y0R��'sPO,�raT� �N r �, p off:er-el reserve th • �' er°'° the et tie �� ��l�T •PROPOSED „g�biagtoa C - �r sED NAME OF s subdivision a ty Bq�e■ MAP 80�Y�s�pN. 8 e; yotls 4 AND TAX LOT woe CITY Nu ,BER: 1i C Y�RlSDiCrlOAf l ��`�' COUNTY JVRISO/CTl r f�h City?, - /- .r SVRVFY pR.S NA ON. r ..:- .>`-4 1y ME, Q� ... OWNERS NA /� ME. . be automatically understand that � boy of then �4 Na ifth/endmeisn°t used , i 'add eS°f person ed within t ./ T�'�phong reserving /arne_ wo Yeas, it w; mbar: - , p' ,r �� Pak Signature. -a fr'' ..'` numb �. ' '�2 /Verne approved f2..Sr nfy Sv re °rS Off;165.North Fir'st g k anue suit 3 50.rs yl/isboroO R 977.23 Fd X. 681-290.9 NRgiSV eNA E p a[ AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7)CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS A 1.1.UAVIT TO: <,. . CitY of Tigard •Planning `' 13125 SW Hall Boulevard'" • Tigard,OR 97223 -• I, G 7*a 0 affirm that I am r� resenOthe P a rty initiating interest in a proposed J�c����/ �J^. affecting the land located at (state the approximate locations) if no address(s) and/or tax lot(s) currently registered) , and did on the /' day of 2a,/ persocally post notice indicating that the site may be proposed for a T ,--- T' ti application, and the time, date and place of a neighborhood meeting to discuss the proposal. Thee � sign was posted at t 7 3 C-�14 ==/�/�.��T. /GF� r (state location you posted notice on property) •/ Signa,• a (In the pres- .. a tary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and swom/affirrned before me on the It' day of t r-;' -rgr -zoo l .�, SEAL LANCE S Llc -' COMMISSION NO.305962 NOTARY PUBLIC OF OREGON MY COMMISSION EXPIRES OCT 20,2001 My Commission Expires: (Appii=.t, please complete information below for proper placement with proposed project) rN..-OCE OF PROJECT OR PROPOSED NAME: , •f�O,diZ. /74/77 - TYPE OF PROPOSED DEVELOPMENT: eV' ,A7/��SiU� Name of Applicanr/Owner. ' Address or General Locanon of Subject Property / S� 13 '// 1i'7>�� 7745-44-"0-- LSubject P_oper:N:a=Map(s)and Loc 7:(5): S ,6757 7 /L /djel r kgr 1patty∎tatters a tposu st AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. City of Tigard ) I, 721 / ,.i'i. /VY/4. A6¢��� /� . being duly sworn, depose p and say that on /✓�.4-> 7 $?g�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) /377�,1-d //, /, /-� 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 States Pcst Offi ce located at 776.17-7_ , ,e2!' with postage prepaid thereon. .. /.T\Aar;Aer _ Signa ! (In the =;.c:- •" - otary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE'NOTARIZJ Subscribed and swom/afrmed before me an the / Th day of N'1.-i ' Zcot HOFFICIAL SEAL 444 LANCES wow= `� NOTARY PUBLI -OREGON cowMlsslol�Mo. NOTARY PUBLIC EGON MISSION EXPIRFc OCT 20, zoo, My Commission Expires: (Applicant. oiease complete information below for proper placement with proposed project) rti ME OF PROJECT OR PROPOSED NAME: -, '/L /LT 71 ,'TYPE OF PROPOSED DE�LOPMEN'T:<�U/ l>/5/c.,�• Name of Appiicanc.'Owner 6---G',06- /-:50/l .S4 // 'Address or General Iacadon of Subject Property, L3735"--- .5GJ ,9 //71,7-/LV.. 77 ifs _ Lublect?rope__i Tax Mapts)and Lot#(s):ZS/-9B4z 712./1146 I Jogn` Yvnanemernau.ma HARRIS - McMONAGLE ASSOCIATES INC. ENGINEERS - SURVEYORS 12555 SW HALL BLVD. TIGARD OREGON, 97223 TEL. (503) 639-3453 FAX. (503) 639-1232 Date of mailing Original May 7, 2001 Revised May 10, 2001 ATTENTION: PROPERTY OWNER WITHIN 500 FEET OF THE BOUNDARY OF THE SUBJECT SITE TO BE DEVELOPED. RE: DAFFODIL HILL DEAR PROPERTY OWNER, MR. GEORGE MARSHALL WILL BE THE DEVELOPER OF DAFFODIL HILL AND IS THE CONTRACT PURCHASER OF THE PROPERTY LOCATED AT 13735 SW BULL MOUNTAIN ROAD, THIS PROPERTY IS COMMONLY KNOWN AS THE "ZEDNIK" PROPERTY, AND IS SHOWN ON TAX MAP 2S-1-9BA AS TAX LOT 1400. WE ARE PROPOSING TO DEVELOP AN 18 LOT SINGLE FAMILY SUBDIVISION ON THIS SITE, WHICH IS THE MINIMUM NUMBER OF LOTS THAT ARE ALLOWED BASED ON THE METRO REQUIREMENTS AS ADOPTED BY THE CITY OF TIGARD. THIS LAND WILL BE REQUESTING ANNEXATION TO THE CITY OF TIGARD DURING THE DEVELOPMENT REVIEW PROCESS. PRIOR TO APPLYING TO THE CITY OF TIGARD FOR THE NECESSARY PERMITS, WE WOULD LIKE TO DISCUSS THE PROPOSAL IN MORE DETAIL WITH THE SURROUNDING PROPERTY OWNERS AND RESIDENTS. YOU ARE INVITED TO ATTEND A NEIGHBORHOOD MEETING AT THE FOLLOWING DATE, TIME AND LOCATION: MAY 29, 2001 6:30 PM THE EXISTING HOME AT 13735 SW BULL MOUNTAIN ROAD PLEASE NOTICE THIS WILL BE AN INFORMATIONAL MEETING BASED ON PRELIMINARY PLANS TO APPRISE YOU OF OUR INTENT TO DEVELOP THIS PROPERTY. THESE PLANS MAY BE ALTERED PRIOR TO THE SUBMITTAL OF THE APPLICATION TO THE CITY. WE LOOK FORWARD TO MORE SPECIFICALLY DISCUSSING THE PROPOSAL WITH YOU. PLEASE CALL BILL McMONAGLE AT 503 639-3453 OR GEORGE MARSHALL AT 503 291-2550, IF YOU HAVE ANY QUESTIONS. SINCERELY Bill McMonagle—Developers Engineering Representative HARRIS - McMONAGLE ASSOCIATES INC. ENGINEERS - SURVEYORS 12555 SW HALL BLVD. TIGARD OREGON, 97223 TEL. (503) 639-3453 FAX. (503) 639-1232 May 29, 2001 DAFFODIL HILL NEIGHBORHOOD MEETING ATTENDANCE SHEET NAME ADDRESS PHONE No. ;br" d 1 n 26elelf t-b__%1 s w. L.__ T _s,o-03 9-4 64-1„ 1435S so.) Azelt I. 4-063 /) e L AV e 0)- &e:ch /3 5/00. .&. & t , / kit. 6'03 - olo7 cx-- [ 3 8 l (IA vi- 5 " g -/o" 0 Ot..Egg L P i-er /a 5 cc( S''td (/i 52 -z3 a /3 .64 Sw 527-- ���� Aft Li . ` . 3 ; ; S`90-e • Nom- t `-t 3o2 sW _ • / 5�0-�%'t\ S / I• b4 'd« %a 7 ' 'S �� • L . S "--??7,6 vice) t`e ci'ck /i(3 so re ?Z ' ► - - 5 - /0/ -AtN\ ~ oiTA 5vi?t ) U1 J s7,- ec, 17c, oss / eolkv 5uw wti' 13665 5W al :Liti s-(31 `5-)q /3d�� J � ✓ HARRIS - McMONAGLE ASSOCIATES INC. ENGINEERS - SURVEYORS 12555 SW HALL BLVD. TIGARD OREGON, 97223 TEL. (503) 639-3453 FAX. (503) 639-1232 May 29. 2001 DAFFODIL HILL NEIGHBORHOOD MEETING ATTENDANCE SHEET NAME ADDRESS PHONE No. 47/ 2 /34®?5" )11/ 60 04 3 04 &.:.tieI °.:j. 1 - , RA r,� ,I a ( tcx L ry Ck0 Ott yo-n, s ,co • 8.pmcivaio k0.11A. (7t0-8-4-J ), (g, . • at SL-u t - C r.L �l �G.f mil-✓ 9i, a Gclv SUGGESTIONS: 1. That a street as close to the ZEDNIK property as possible be named MARY LANE, CIRCLE, WAY,etc. (The ZEDNIK sisters were promised that would be the case when HILLSHIRE was developed...there is a LEAH TERRACE which was named for LEAH ZEDNIK, but no street has been named for MARY (ZEDNIK). 2. That the weeds and grass be kept cut on a regular basis to control in infestation of mosquitoes, mice, and other harmful pests which have plagued residents in past area building projects: i.e., Three Mountain Estates and Hillshire. The grass on the perimeter of the ZEDNIK property is much too high now, which presents both a health hazard and fire hazard. 3. That telephone numbers be provided to local residents so that questions and/or complaints can be directed to the proper authorities instead of City Offices such as the Health Department, Fire Department, etc. Please realize that this will be the 12th continuous year a building project has been in progress in our neighborhood, and each project impacts our residents in a variety of ways and causes great inconvenience at almost every level. Your consideration of these facts will be appreciated. Stella Shotts 13625 SW Bull Mountain Road Tigard, Oregon 97224 Page 1 of 1 • • John Swiecick From: "Swiecick, John" <JSwiecick@ltk.com> To: "John and Randi Swiecick(E-mail)" Sent: Tuesday, May 29, 2001 1:28 PM Subject: Developer Questions I think that we'll have little say about how the developer will do to set up the lots,but we should focus on minimizing the disruption to our neighborhood during and after construction. 1. What is the developer's traffic plan during construction? What steps will the developer take to enforce this plan on the builders? The developer must be fully responsible for hazards to children playing in the established neigborhood and damage to existing roadways. Construction vehicles and vehicles belonging to construction workers travelling noisily and at high rates of speed are unacceptable. 2. What is the developer's plan to minimize dust, dirt, and noise during construction? What steps will the developer take to enforce this plan on the builders? Construction work in the middle of a developed neighborhood detracts from our quality of life, especially to the people on adjoining lots. The developer must be responsible for dust, dirt, and noise that causes the adjacent property owners to have to perform excess maintenance. Also,the disruption caused by construction noise must be mitigated. (The developer should install a construction fence on border of the development to cut down on the bleed-over of dirt, dust, and noise. The developer should also wash down the established streets on a daily basis to keep down dust in our neighborhood.) 3. What regrading of the property will be done? What will be done to prevent drainage damage to properties further down the hill from the new development? The developer must be responsible for any damage to existing properties. 4. What proof do we have that the developer will be responsible for protecting the value of the existing neighborhood? Is he willing to put his guarantees in writing? --John S. 5/29/2001 Prôposa l Na_ rreCHVE__ P14101E1- (06 DAFFODIL HILL SUBDIVISION APPLICATION SUPPORT INFORMATION OWNER/APPLICANT GEORGE MARSHALL PO Box 91010 Portland, OR 97291 ENGINEER/ SURVEYOR Harris-McMonagle Associates, Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 RECEIVED PLANNING June 21, 2001 JUN 21 2001 CITY OF TIGP RD DAFFODIL HILL SUBDIVISION APPLICATION SUPPORT INFORMATION TABLE OF CONTENTS REDUCED DEVELOPMENT REVIEW PLANS SECTION 1 DATA SUMMARY AND REGULATIONS SECTION 2 INTRODUCTION SECTION 3 IMPACT STUDY SECTION 4 COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION 5 DEVELOPMENT REVIEW PLANS (Full size) BOUND SEPARATELY Enclosed(1 copy each) APPLICATION, INCLUDING FEE PRE-APPLICATION NOTES VESTING DEEDS PLAT NAME APPROVAL AFFIDAVIT OF POSTING NOTICE AFFIDAVIT OF MAILING NEIGHBORHOOD MEETING INFORMATION LAND USE APPLICATION CHECK LIST ARBORIST PRELIMINARY MEMORANDUM PRELIMINARY STORM WATER DETENTION& QUALITY SIZING GEOTECHNICAL CONSULATION Enclosed (2 sets) ADDRESSED STAMPED ENVELOPES SECTION 1 REDUCED DEVELOPMENT PLANS '—'11111M111--111111111111-11111M W•111111 1=1 =rm. PRELIMINARY THE PLAT NOTES TGA DAFFODIL HILL - -_ 1.THE COMSTRUCiDH OF AU.FUBUC WORK OTTUTES AND ROADWAYS Will BE IN CONFORMANCE ^'A•S - - TAM THE CITY IO TIGARD A MID TIE CLEAN WATER ANDREA STANDARDS. .l- ,r. 2 STORM DRAINAGE.THIS SYSTEM TALL BE EXTENDED WITHIN S.W ALPINE WAY FROM DIE i'`,'y► INTERSECTION Cf S.W.133rd AVE.TO SERVE THE STE. H VET IUf .+� C ].F ROTARY SEAH THIS SYSTEM 1E BE STE. NJ.IN AND FROM S.W.ALPNE WAY AS WTAC AS HI - FROM S.W. IE caw HIS r0 SERVE ME 9X7 DE LOTS WILL BE PRODDED GRAVITY S VELE. DEVELOPMENT REVIEW PLANS :6 = .,. „ - 4.WATER LNES WILL BE EXTENDED FROM S.W.LEAH WAY AND CONNECTED TO THE SYSTEM M SW .�} ALPINE DRIVE. I 11 ti .• 5 TIE RIGHT of WAY Cr THE ROAD TO BE CONSTRUCTED YOU.BE 42 FEET WIDE.INN TIE PAWED N - Mn'..1 0i IMPROSOETITS 32 FEET WOE.5-FOOT SIDEWALKS TALL BE CONSTRUCTED COI BON SIDES OF 111E STREET. PTJRUC UTEJTY EASEMENTS WILL WE PRONGED ABUTONG NC NARY OF WAY LAMS. # •s B.STE GRADING WILL CONSIST OF DTGVATNG 11E ROADWAYS.NO LOT/STE GRADING IS AI : ., ANOCRATED TO DEVELOP THIS SITE AU.EXCAVATED MATERIAL FROM THE ROADWAYS ArO * 4 I 1 - > .1. - UIIUTY TRENCHES TALL BE HAULED BY TRUCK AWAY FROM THE SITE TO MI APPROVED PUMP STE. i E . •., i T Yr 9) E T.TIC RNN PRAMS FROM ALL LOTS TALL DISCHARGE TO THE CURB LINE A 10 FOOT TADE PRIVATE I f iya A.•' #j* ' DRAINAGE EASEMENT ALONG RE FAST LINE OF LOTS]THROUGH MAY BE HE TALL BE FRONDED FOR ME ` eK PROJECT ��'.- NG TO/V BENEFIT(IF LOTH 6 EXTENDED 10.N THE EVENT THAT 11 MAY BE HEEDED.A 10-INCH STORM I 'A LATERAL MILL BE EXTENDED FROM THE STORM SYSTEM TO LOT 10 AS SHORN. 8.VEHICULAR ACCESS FROM OR TO SW BULL MOUNTAR ROAD BY LOTS 1 THROUGH 6 SHALL BE s .�► _; LU(:A I IVIV - .`•0 PROHIBITED. - - °° VICINITY MAP 191.5 1,45 `y —\ I_'�_J % // ` / \ OENIER/DEyELO fRI ENGINEER-SURVEYOR A \ / \\ / I I GEORGE MARSHALL HARRIS-MCMONACL; L R00 m 0) 500 606 3.1 , INC. / `\`/ / / \ 1 \ I I PHONE (503)291-2550 12366 9.i HAIL 23- - , N. __ FAX (503)291-2555 11CAIfD,OREGON 9Y229-62M PIIOHL:(605)E99-9165 / / I� —T——— I PAY (603)639-1232 I/ 1 / ��\�\ \ LOT / I I ----r` // 1 / / / \ // LOT I LOT I LOT I Lor I 11 /� I 23 I2 I 1, I r1/ 1 .1 /l / / \\ S/y`/\`=1LLSHIRE SUMMIT NO.2 I I __- 11 I I / �� / / \ —L---J-----I- / / T L\ / LOT ALPINE I / �'' ' LOT �— ,o I W . "� ^�, DAFFODIL HILL /N I 5I / ■ I 1 DEVELOPMENT REVIEW PLANS .ANS v Q / ` / 14 t3 12 1, L �2/ /J- / I ; i LOT I '' LOCATED DI THE SW 1/4 OF SECTION 4 / LOT 651 ) 1 9 I 0I 70 1 �>�NW 1/4 OF SECTION 9 ■r T—— I 't-wu 1 • + + + II w I 1 TOWNSHIP arr a .s era: rr OREGON MERIDIAN \ y v I _ � I 1- = I I / 3 / w `/ Loi - s E �l I 8 [I I DENSITY COMPUTATION \ _ ___1, .__.y .. I GROSS AREA TAX LOT,400- 135.137 S.F. (3.10 AC.) I ! / `- ——�___-' 2S-1-Q9B� I : I __-_ GROSS AREA TRACT'C'- 2,573 S.F. (0.06 AC.) ____I- 91E09i NIDSICI AIEM /37.000 SF. (7.111 AC) I I I I / /J F CR�CYE ___T____TLlflti Tt� ` w TAX LET PUBUC R/W AREA(INTERIOR): 20.804 S.F.(0.16 AC.) I I / /I; ? �——=1- � ; 1400 130o I y I / j I mTA.-EE7 DEVELOPMENT Al1EM n8 w s, (:M AC) 1—— r -...4:-.. /(I / / 5 ( r I MAXIMUM NUMBER OF LOTS: 1 '//F / I 116.846 S.F./5.000 S.F.PER LOT= 23 LOTS _ MINIMUM NUMBER OF LOTS: I -! LOT _ 1 J•`` ......... / / I 23•HOE- 18 LOTS _ -� A�•ERAGE LOT AREA: l __ — \ ROAD -,...1, \ 6,846/18 LOTS- 6.491 S.F. ———�' —BULL MOUNTAIN —_I----J-------- S.W. ---- -— N.\ Sheet Index: Lil - _ — -1 ———— _ re Preliminary Plat 1 of 3 ——_— H L..I I BENCH MARK: `3 U CITY OF 11l;ARD BENCH MARK N0.215. Preliminary Grading Plan 2 of 3 II II V1 dpi HAVING AN ELEVATION OF 660.35. Preliminary Utility Plan 3 of 3 I I JUNE 20, 2001 -, / // 'i'� 1 —_T—-----'I — I , I I / / \� /I I I —r l I I `_ LOT / I I I �� 1 // !! // ��'N �\ 25 / 24 LOT I LOT LOT 1 1 I / / / \\ / I 23 I 22 11 l l --T----1-----// // / / \\ \�/` ` H I L L S H y R E S U M '9 I T N 0 . 2 I .—��/ \ `I // / _..� '— ALPINE VIE��` / / LOT .. w 6956U6 c / / y a• Pz --rte L. / Cr, / 1 \/�'_ '>• l>49 5' /6' L1f9 22 22'��30' 6f i ————r — \ \ , \ / , Rz,9 i \ t \ J� i∎ I LOT , __ 10 W ` \ \ \ --L� �/ GZ �/ ......` I 51 �r . 14 13 12 g 11 s.n�3sF. t -\ ` i �– N. a«9 5F 4981 S.F. 4466 sr am ss LOT l —-- \ 0 l / �_ ,-;.L.„/ \1 o 50 ss ss' ss' ss 1 4 in 10 r \ 6,0000 S.F W l 1 I C� 0 r —_- z: fao \1 / a \ r--- ! S� � S{1i `���/ �� 1-1 —S 2t 15 + 16. $ 17 . 18 $ 6000 SS. t$ ,- ! / / ! LOT �. 4454 S.F. 4935 S.F. 6.806 S.F. u 6486 S.F. oo' z \ 49 mid IV ti :, t '' .166' - _� L 5 4661 S.F. - I I / /: 7 '- RACE fY R.16 132 v 18 60 `�. 0 L_t5 y W TAX LOT 4_1 1300 I L. // / / ! x to cc I `J / ! 2 3 4 5 9.,6 SF. 1 / 1 v 6,632 5 F. 6.197 S.F.m 1 /' I I `;' • / ! LOT Z 7.091 S.F. L • ! ar 7,175 S.F. m 7,191 SF. ! 60 1 6J' 60' 60' -� 1 •�__ ___�_•__________________ ___ 5861709 W 375.W' ----------J �1 _____- MOUNTAIN 3 ROAD _---- \.V _ __ - --- --- BULL _ - ---- N w �� �►W 1 �z I 1 v> I s 1 �> 1 IV) p I 1 3Q 1 1 d I 0 w I N 1 I 1 S.F ,._a. � I ,oavrF 6ip16616gN AO O R Om. GEORGE MARSHALL "` _� w`, PO .O 1 DAFFODIL HILL �° PHONE:(503)561-2550 5.0.P. L PAE•(509)261-2565 P1�-vUT Fq¢D HARRIS-McMONAGIE ASSOCIATES, INC 91E 1 �'`"` 'K" PRELIMINARY PLAT MOW 66l Ta ,. .. OR RUM 70 MONO TOR LA=MORN o6/m/o1 (,03)';,-US, C 3 -- r' i \� I r I I �r LOT 1 �' ,/'r +// ` \ 25 / LOT L07 ' ` 11 ' , P4 23 LOT LOT/ /' +' / \ 22 11 1 1 + f ` \ LSHdRE SUMA� I T N0 . 2 r J -1' ,'/ ,/ `. �� SIN.IeI 1 1 LMJeI 'f1- � . 1 �� , , +w,,twr E S7Y...me ` SRAM dr^. J� C� i LOT ``� 10 w 5 �'� \`t Z `. M ,w ,f` ' . 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'I Ir , 1 I } -/Y-,asc wa / I I ,r--' , i �l f TYPICAL Mir a,mt,SECTION }j�� 1 , • _ �C�,n_�'�p' SW BULL MWNTNN ROAD / _----------------- ------------ -4 'e_'I _ ,� �•� / •I. _ �\ --f� -�L_1------- l 7 iS' . 1• _its ' 7`Si-uPao - -- —�---------------------------- J - - - - s• tr S. 'r v '. N c umem _-- 11.1 / aw•amw .,-ir GUN r..wlrrc muaOr `{ ----- _-- Cr a•,�_)�� �``� _ � TREE MITIGATION �) TYPRW.LEAH 1F REL7)VN 1 • 0 „»K'� sa,1015•x'an. SW AEIN TERRACE I� Q I 2 vacs N2 sur 14 0 ,r- crass r .mw.RV I a I S 9 ,° e3 I scut:r-.o REFERENCE INFORMATION"N0 NOTES: ®` GEORGE �IARSHAT.i. u ,. �x �' DAFFODIL HILL PRONE:(309)291-2530 S.O.P. FA](:(503)291-2565 or.NO :_� HARRIS-McYONAGLE ASSOCIATES, INC. PRELIMINARY 'R' 3 — ___ - "" "� ° ` GRADING PLAN 3 9lFG 10 w1,aA9 c u,ESf RYdOM 06/x0/01 nna.CAS)�w20-5 5C DT SECTION 2 DATA SUMMARY AND REGULATIONS DATA SUMMARY SHEET Owner George Marshall Contact: George Marshall & P.O. Box 91010 Telephone: 503-291-2550 Developer Portland, Oregon 97291 Fax 503-291-2555 Engineer Harris- McMonagle Associates Contact: Bill McMonagle & 12555 SW Hall Blvd. Telephone: 503-639-3453 Surveyor Tigard, Oregon 97223 Fax 503-639-1232 Description Tax Lot 1400,Map 1 S-1-09BA Size 3.16 acres Request Subdivision: 18 single family lots. Location 13735 SW Bull Mountain Road. Zoning R-7 Regulations: Tigard Community Development Code (TCDC) Applicable sections of the TCDC as follows: 18.390 Decision Making Procedures/Impact Study 18.430 Subdivisions 18.510 Residential Zoning Districts 18.705 Access/Egress/Circulation 18.715 Density Calculations 18.725 Environmental Performance Standards 18.730 Exceptions To Development Standards 18.745 Landscaping & Screening Standards 18.765 Off-Street Parking/Loading Requirements 18.790 Tree Removal 18.795 Visual Clearance Areas 18.810 Street& Utility Improvement Standards I I I I SECTION 3 I INTRODUCTION I I I I I I I I I I I I I DAFFODIL HILL SUBDIVISION APPLICATION INTRODUCTION LOCATION The project site is on the north side of SW Bull Mountain Road approximately 600 feet East of SW Benchview Terrace. The address of the dwelling on the site is 13735 SW Bull Mountain Road. The property is shown as Tax Lot 1400, Assessor's Map 1S 1 09BA. SIZE The area of the site is approximately 3.16 acres. ZONING The site is in the R-7,Medium Density Residential District. Minimum lot areas in this district are 5,000 square feet. EXISTING SITE CONDITIONS The site is approximately 390 wide(east-west)along Bull Mountain Road and 365 feet deep (north- south). The site is bounded by SW Bull Mountain Road on the south, SW Alpine View on the north, single family residences on the east and west. SW Leah Terrace is stubbed out on the west line. There is one single family residence and two outbuildings on the property. There are eight old fruit trees and several shrubs near the house. Refer to the preliminary plat. Approximately seventy-five percent of the site slopes to the east the remainder to the west. Ground slopes vary from approximately 1%to 10%. ADJACENT PROPERTIES The land adjacent to the project site is also in the R-7 zone. However, at the time of development the eighty percent density rule was not in effect and the lots in the abutting subdivisions are in excess of 10,000 square feet. There is a single family residence on a 0.86 acre lot adjacent to the southeast corner of the site. 1 PUBLIC FACILITIES Water—There are existing water mains in SW Leah Terrace& SW Alpine View which have sufficient capacity to serve the site with line extensions. Sanitary Sewer—There are existing sanitary sewer lines in SW Leah Terrace& SW Alpine View which have sufficient capacity to serve the site with line extensions. Storm Drainage—There is an existing storm sewer in SW 134th Avenue. An extension from this storm line west in SW Alpine View will provide service to the site. DEVELOPMENT PROPOSAL As shown on the Preliminary Plat,the proposal is to develop an 18 lot single family subdivision on the 3.16 acre site. Access to the site will be from SW Leah Terrace and SW Alpine View. The existing house and outbuildings will be removed. There is a possibility one of the old fruit trees will remain;this is dependent on the final grading plan. Please refer to the Arborist Report. As mentioned above, and shown on the preliminary plat public facilities; sanitary sewer, storm drainage and water supply are available and will be extended into the subdivision. Electricity, telephone, cable television and natural gas will be supplied by the private providers. The storm sewer which will serve the site discharges into the natural drainage course which flows through Jack Park. In lieu of an on site water quality facility the proposal is to mitigate some of the riparian area in Jack Park or construct a water quality facility for untreated water now entering the drainage course from the Bellwood subdivision. 2 SECTION 4 IMPACT STUDY DAFFODIL HILL SUBDIVISION APPLICATION IMPACT STUDY GENERAL The 3.16 acre site is the last portion of the former Zednik farm which comprised approximately ?? acres. The property has been developed over the years as the Hillshire subdivisions. Hillshire Summit and Hillshire Summit No. 2 are the plats abutting the site on the West and North. All of the infrastructure needed for development of the site was provided in the development of these subdivisions. The Daffodil Hill site was taken into consideration in the sizing of utilities and drainage facilities during the development of these Hillshire developments. TRANSPORTATION Traffic impacts will primarily be to SW Bull Mountain Road. The traffic created by the proposed project will not alter the level of service at the intersection of Benchview Terrace and Bull Mountain Road. During the Hillshire Summit development this intersection was widened to provide left and right turn lanes from Bull Mountain Road. The proposed project will complete the improvement of Bull Mountain Road across the frontage of the property. This will include a sidewalk. Sidewalks will be constructed on both sides of the internal streets. The extension of Leah Terrace through the project site will complete the street system originally planned. DRAINAGE The impact to the downstream drainage systems will be minimal as the project site was considered in the design of these systems. To further lessen the impact, a detention facility is being proposed for the portion of the site that drains to the northeast and the Fanno Creek basin. PARKS The nearest park facility is Jack Park which is approximately 1.5 miles north of the site. Just a bit farther north is Summerlake Park. Both of these parks have playgrounds and picnic areas. Cook Park which is approximately 3 miles southeast of the site provides numerous recreational facilities including access to the Tualatin River. These facilities are capable of accommodating the proposed project. 1 WATER SYSTEM Potable water will be supplied to the proposed lots by extension of existing Tigard Water Department lines which are stubbed out to the site. There are large mains in Bull Mountain Road which serve the area. All of the facilities were designed to serve the entire development community. SANITARY SEWER Sanitary sewer has been stubbed out to the property. These lines are adequate for the proposed subdivision. Sewage is treated at the Clean Water Services Durham Treatment plant which has adequate capacity. NOISE The proposed subdivision will result in future single family dwellings which will be compatible with the surrounding single family neighborhood. 2 SECTION 5 COMPLIANCE WITH THE TIGARD COMMUNITY DEVELOPMENT CODE • DAFFODIL HILL SUBDIVISION APPLICATION COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY DEVELOPMENT CODE STANDARDS NARRATIVE Chapter 18.390—DECISION MAKING/IMPACT STUDY, 18.390.040 Type II Procedure Comment: The proposal 18 lot subdivision application is being submitted under a Type II procedure. The Applicant met with the City staff in a pre-application conference on May 1, 2001 as required by this Section and is providing the submittal information required Chapter 18.430- SUBDIVISIONS 18.430.030 Approval process Comment: The preliminary plat review is the first step in the subdivision approval process. This application is for approval of the preliminary plat through a Type II procedure in accord with TCDC requirements 18.430.040 Approval Criteria: Preliminary Plat Comment: 1. The proposed preliminary plat complies with the applicable City ordinances and regulations. 2. The plat name "DAFFODIL HILL"was approved by the Washington County Surveyor's office on May 4, 2001 and is reserved for this property. 3. The street through the proposed subdivision will be an extension of SW Leah Terrace which is stubbed out on the west line. The street improvements will conform to all requirements of the City. 18.430.050 Submission Requirements: Preliminary Plat Comment: This application contains the general information required for a Type II procedure, as set forth in Chapter 18.390. Chapter 18.510—RESIDENTIAL ZONING DISTRICTS Comment: The subject property is within the R-7:Medium-Density Residential District. The proposed subdivision complies with the District standards as follows: 1 18.510.030 Uses Comment: The proposed lots will be developed as single family housing which is permitted outright in the R-7 District. 18.510.040 Minimum and Maximum Densities Comment: This section requires that the property be developed to a minimum of 80%of the maximum density. The density calculations are shown on the Cover sheet of the Development Review Plans. The maximum density for the site would be 22.6 lots; the minimum is the 18 lots proposed. 18.510.050 Development Standards Comment: The proposed lots meet the development standards for the R-7 District as set forth in this section. Chapter 18.705—ACCESS, EGRESS. AND CIRCULATION 18.705.030 General Provisions D. Public-street access Comment:All of the proposed lots will connect directly to a public street. H. Minimum access requirements for residential use. Comment: Vehicular access for the lots will meet or exceed the requirements of this section. Chapter 18.715—DENSITY COMPUTATIONS Comment: The density computation is shown on the Cover sheet of the Development Review Plans. The computation was performed according to the provisions of 18.715.020. Chapter 18.725—ENVIRONMENTAL PERFORMANCE STANDARDS Comment:All federal and state environmental laws, rules and regulations will be complied with as well as those of the City of Tigard Chapter 18.745—LANDSCAPING & SCREENING STANDARDS 18.745.040 Street Trees Comment: The subdivision improvements will include the planting of street trees in conformity with the size and spacing standards set forth in 18.745.040 C. A street tree planting list will be submitted with the final plat as provided under 17.745.040 B. 2 18.745.050 Buffering and Screening Comment: The proposed single family residential use is the same as the abutting development; therefore buffering and screening is not applicable. Setbacks and height restrictions for fences and walls will be observed as set forth under 18.745.050 C and D. Chapter 18.765—OFF STREET PARKING AND LOADING REQUIREMENTS Comment:At the time of house construction a minimum of one off-street parking space will be provided on each lot as set forth in Table 18.765.2. Chapter 18.790—TREE REMOVAL Comment:Robert Mazany, Registered Arborist performed an on site tree inventory. A copy of his memorandum is enclosed with this application. His Memorandum states that there are seven apple trees on site. Due to the location of the trees and little flexibility with lot sizes due to the 80% density requirement there is some doubt that the trees will be retained Chapter 18.790 requires mitigation for removed trees. If grading and home construction requirements do not allow for the retention of any trees, the total number of diameter inches to be mitigated will be 110.7. A plan showing the location of the trees for mitigating the total number of existing trees is shown on sheet 3 of the Development Review Plans. Chapter 18.795—VISUAL CLEARANCE AREAS Comment: The visual clearance requirements to assure proper sight distances at intersections will be implemented with development of the subdivision lots. Chapter 18.810— STREET& UTILITY IMPROVEMENTS STANDARDS 18.810.030 Streets Comment:All street improvements will be constructed in accord with the City's street standards. SW Leah Terrace - The proposed section is a 44 foot right-of-way with 32 feet of paving, concrete curbs and 5 foot sidewalks. The typical street section is shown on sheet 3 of the Development Review Plans. SW Bull Mountain Road- A one-half street improvement will be made across the frontage of the property. This improvement will consist of pavement 22 foot wide from centerline to curb with a 6 foot wide concrete sidewalk. This improvement will be made in the existing right-of-way which is 35 feet wide from centerline to right-of-way line. 18.810.040 Blocks Comment: The length width and shape of the blocks has been designed to provide adequate building sites with as little disturbance to the natural land form as possible and to meet the restraints of the existing streets. The perimeters of the blocks formed by the street do not exceed 1,800 feet. 3 18.810.050 Easements Comment: There will be a ten foot wide public utility easement along the front lines of all lots. The front 2.5 feet of this easement will also be a landscape easement. 18.810.060 Lots A. Size and shape Comment:All of the lots meet the size and shape requirements of this section. No lot contains part of a public right-of-way within its boundaries and the lot depth does not exceed 2-1/2 times the average width. B. Lot frontage Comment:All of the proposed lots will abut a public street for a width of at least 25 feet as required by this section. 18.810.070 Sidewalks Comment:Five foot wide sidewalks will be constructed along all lot frontages. A six foot wide sidewalk will be constructed along the site's Bull Mountain frontage. 18.810.090 Sanitary Sewers Comment:Extensions from the existing sanitary sewers in SW Leah Terrace and SW Alpine View will serve the proposed lots. A preliminary sanitary sewer plan is shown on sheet 3 of the Development Review Plans. All sanitary sewers will be constructed in conformity with the City and Clean Water Services requirements. 18.810.100 Storm Drainage Comment: There is an existing storm sewer in SW 134Th Avenue. An extension from this storm line west in SW Alpine View will provide service to the site. Underground stormwater detention will be provided on site. The storm sewer which will serve the site discharges into the natural drainage course which flows through Jack Park In lieu of an on site water quality facility the proposal is to mitigate some of the riparian area in Jack Park and/or construct a water quality facility for untreated water now entering the drainage course from the Bellwood subdivision which abuts the park. 18.810.120 Utilities Comment:All utilities will be placed underground within the proposed subdivision as set forth in 18.810.120 A. 4 rho ris+/ re_ e., RQporc c.Rogzzt S'(azan. and ogisociatEl zee and 1'anc lca iE Con3.u.fti►u9 &SEZViaE MEMORANDUM TO: William L. McMonagle P.L.S. Harris-McMonagle Associates Inc. FROM: Robert Mazany, ASCA, ACFE Registered Consulting Arborist#133 DATE: June 8, 2001 RE: Proposed Development Daffodil Hill—Tigard, Oregon I have completed my preliminary site and plan review of the proposed Daffodil Hill development on Bull Mountain in Tigard as requested. There are seven mature apple trees located on the site that I have measured and assessed for their current condition. All have diameters larger than 12 inches. They are all only in fair condition that reflects the lack of proper care for at least the past two years. The following is a list of the tree diameters as measured at 4 feet above the ground unless noted otherwise. They have been numbered from north to south in the site plan provided. 1 —Diameter— 13.7"as measured at 3.5' above the ground due to low branch configuration 2 —Diameter 14.1" 3 —Diameter 14.4" 4—Diameter 16.7" 5 —Diameter 16.2"as measured at 3.5' above the ground due to low branch configuration 6—Diameter 18.9" 7—Diameter 16.7" Depending on the final construction envelope for Lot 16, it may be possible to retain some trees. This will reduce the mitigation required. If construction requirements do not allow for the retention of any trees, the total number of diameter inches to be mitigated will be 110.7. I trust this brief memorandum will be sufficient for your needs at this time. Please contact me if additional information or clarification is required. �.�. _Box 1305, Ezwy ztoiz, (JZE9o12 97075 • (503) 646-0597 DAFFODIL HILL PRELIMINARY STORMWA TER DETENTION & WATER QUALITY SIZING REPORT OWNER GEORGE MARSHALL PO Box 91010 Portland, Oregon 97291-0010 503-291-2550 ENGINEER/SURVEYOR Harris-McMonagle Associates Inc. 12555 SW Hall Boulevard Tigard, Oregon 97223 503-639-3453 . 10 ••. • •Et3ON * ,6' 12, Q° June 19, 2001 suô a04*0000f DAFFODIL HILL PRELIMINARY STORMWATER DETENTION & WATER QUALITY SIZING REPORT TABLE OF CONTENTS Pages DISCUSSION 1-2 SCS RUNOFF CURVE NUMBERS TABLE 3 DETENTION POND SUMMARY 4 UNDEVELOPED SITE HYDROGRAPH—2 YEAR EVENT 5 DEVELOPED SITE HYDROGRAPH—2 YEAR EVENT 6 DETENTION HYDROGRAPHS —2 YEAR EVENT 7 UNDEVELOPED SITE HYDROGRAPH— 10 YEAR EVENT 8 DEVELOPED SITE HYDROGRAPH— 10 YEAR EVENT 9 DETENTION HYDROGRAPHS — 10 YEAR EVENT 10 UNDEVELOPED SITE HYDROGRAPH—25 YEAR EVENT 11 DEVELOPED SITE HYDROGRAPH—25 YEAR EVENT 12 DETENTION HYDROGRAPHS —25 YEAR EVENT 13 PRELIMINARY WATER QUALITY DESIGN FORM 14 EXHIBIT"A" 15 EXHIBIT `B" 16 DISCUSSION DRAINAGE AREAS Approximately 2.4 acres of the 3.16 acre site drains northeast to the Fanno Creek basin. The remainder, approximately 0.76 acres drains southwest to the Tualatin River. The site is at the top of the hill so there is no offsite drainage. Slopes vary from approximately 1%to 10% . Ground cover is meadow grass. There are eight fruit trees, a house and barn. SOILS The SCS Soil Survey of Washington County(map 47) indicates the site is comprised of soil types 11B and 11C which are Cornelius and Kinton silt loams and are in hydrologic group "C". SCS CURVE NUMBERS Runoff curve numbers are from the King County Surface Water Design Manual (1993), Table 3.5.2B. A copy of this table is enclosed. (Page 3) Curve number calculations are shown on the sub-basin summary and hydrograph sheets. TIME OF CONCENTRATION The times of concentration for each subcatchment are shown on the hydrograph summary sheets. DESIGN STORM FLOWS Hydrocad, software developed by Applied Microcomputer Systems, was used to compute the drainage hydrographs for each sub-basin and peak flow rates for each reach in the storm sewer system. This was done using the Santa Barbara Hydrograph Method with Type IA rainfall distribution and 24-hour rainfall amounts as follows: 2 year event 2.50 inches 10 year event 3.45 inches 25 year event 3.90 inches UNDEVELOPED SITE STORM FLOWS Drainage from the portion of the site that drains to the Fanno Creek basin flows from the existing house to the northeast corner of the site. Refer to Exhibit "A", page 15. Time of Concentration The time of concentration calculations are shown on the hydrograph sheets. Curve Numbers For the unimproved portion of the site the ground cover and hydrologic classification of the soil determine the SCS curve numbers. The ground cover chosen was meadow or pasture. From the SCS curve number table(page 3) a curve number of 85is obtained for hydrologic soil group C. A summary of the peak flows from the site hydrographs for the Fanno Creek basin portion of the undeveloped site are the following: 2 year event 0.52 cfs 10 year event 0.91 cfs 25 year event 1.10 cfs DETENTION The detention facility will be designed to limit the developed site flows to those of the undeveloped or existing site flows going to the Fanno Creek Basin. The proposed detention facility is an underground 48-inch pipe, 230 feet in length. There will be a control manhole at the downstream end with metering orifices to limit peak outflow from the site. Refer to Exhibit`B", page 16. Inflows and outflows from the proposed detention facility are shown on the following drainage summary sheet together with a comparison of the peak outflows from the undeveloped and developed site. The data in the detention pond summary are from the pond hydrographs for each storm event (pages 6, 10, & 13). WATER QUALITY The storm sewer which will serve the site discharges into the natural drainage course which flows through Jack Park. In lieu of an on site water quality facility the proposal is to mitigate some of the riparian area in Jack Park or construct a water quality facility for untreated water now entering the drainage course from the Bellwood subdivision. A water quality swale 100 feet long with a 6 foot wide bottom would serve the entire site. Please refer to page 14. - KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution, 24-hour storm duration. I CURVE NUMBERS BY HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION I A B C 0 Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed or older second growth 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 89 92 94 • Open spaces, lawns, parks, golf courses. cemeteries. • landscaping. good condition: grass cover on 75% or more of the area 60 80 86 90 `air condition: grass cover on 50% to 75% of the area 77 35 90 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 Impervious surfaces, pavement, roofs, etc. 98 98 98 98 Open water bodies: lakes, wetlands, ponds. etc. 100 100 100 100 Single Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned unit developments, % impervious condominiums, apartments. must be computed commercial business and industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. ? 3.5.2-3 11/92 PROJECT: DAFFODIL HILL 06/19/01 SUBJECT:PRELIMINARY DETENTION POND SUMMARY DETENTION OUTLET DEVICES ORIFICE ORIFICE 1 2 DIAMETER(inches) 3.70 3.00 INVERT ELEVATION 149.00 151.15 DETENTION SUMMARY 24 HR PEAK PEAK PEAK PEAK OVERFLOW EVENT RAINFALL INFLOW OUTFLOW STORAGE ELEVATION ELEVATION inches aft cfi cubic feet fed feet elev. 2 YEAR 2.50 1.04 0.51 1,414 151.16 153.50 10 YEAR 3.45 1.61 0.90 2,413 152.39 153.50 25 YEAR 3.90 1.89 1.10 2,906 153.47 153.50 COMPARISON OF PEAK FLOWS FROM THE UNDEVELOPED&DEVELOPED SITE PEAK OUTFLOW EVENT UNDEVELOPED DEVELOPED oft cS 2 YEAR 0.52 0.51 10 YEAR 0.91 0.90 25 YEAR 1.1 1.10 • Daffodil Hill - PRELIMINARY 2 YEAR EVENT- Rainfall=2.50" Prepared by Harris McMonagle Associates HydroCAD®5.95 s/n 001146 © 1986-2001 Applied Microcomputer Systems 6/19/01 Subcatchment 1: Undeveloped Site Runoff = 0.52 cfs @ 8.07 hrs, Volume= 0.222 of Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=2.50" (AMC=2) Area (sf) CN Description 15,732 98 Improvements 89,518 85 Meadow 105,250 87 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 29.5 300 0.0400 0.2 Sheet Flow, House twds NE cor Grass: Dense n= 0.240 P2= 2.50" 0.4 100 0.0800 4.2 Shallow Concentrated Flow, NE cor Grassed Waterway Kv= 15.0 fps 29.9 400 Total Subcatchment 1: Undeveloped Site Hydrograph Plot 0.52 cfs [EJRunoff ` 0.5 j 0.4 0.3 / // o 0.2 / 0.1 0 5 6 7 8 9 1011 12 13 14 15 1617 18 19 20 Time (hours) Daffodil Hill - PRELIMINARY 2 YEAR EVENT- Rainfall=2.50" Prepared by Harris McMonagle Associates HydroCAD®5.95 s/n 001146 © 1986-2001 Applied Microcomputer Systems 6/19/01 Subcatchment 2: Developed Site Runoff = 1.04 cfs @ 7.94 hrs, Volume= 0.292 of Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=2.50" (AMC=2) Area (sf) CN Description 15,732 98 Streets 36,960 98 Lot impvts (14 @ 2,640) 52,558 86 Landscaping 105,250 92 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 2: Developed Site Hydrograph Plot 1.04 cfs Runoff 1 0 'f LT- 5 6 7 8 9 10 11 12 13 14 15 16 1718 1920 Time (hours) Daffodil Hill - PRELIMINARY 2 YEAR EVENT- Rainfall=2.50" - Prepared by Harris McMonagle Associates HydroCAD®5.95 s/n 001146 © 1986-2001 Applied Microcomputer Systems 6/19/01 Pond 2P: 230' of 48" Pipe, s=0.002'1' [82] Warning: Early inflow requires earlier time span Inflow = 1.04 cfs @ 7.94 hrs, Volume= 0.292 af Outflow = 0.51 cfs @ 8.36 hrs, Volume= 0.290 af, Atten= 51%, Lag= 25.0 min Primary = 0.51 cfs @ 8.36 hrs, Volume= 0.290 af Routing by Stor-Ind method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Peak Elev= 151.16' Storage= 1,414 cf Plug-Flow detention time= 21.3 min calculated for 0.290 af(99% of inflow) Elevation Cum.Store (feet) (cubic-feet) 149.00 0 149.40 86 150.30 659 151.20 1,445 152.10 2,232 153.00 2,802 153.40 2,890 Primary OutFlow (Free Discharge) 4L1=Orifice/Grate 2=Orifice/Grate # Routing Invert Outlet Devices 1 Primary 149.00' 3.7"Vert. Orifice/Grate Limited to weir flow C= 0.600 2 Primary 151.15' 3.0"Veil. Orifice/Grate Limited to weir flow C= 0.600 Pond 2P: 230' of 48" Pipe, s=0.002'1' Hydrograph Plot 1 .04 cfsI Inflow ❑ Primary 1 N •.. V 0.51 cfs 0 5 6 7 8 9 1011 12 13 14 15 16 17 18 19 20 Time (hours) Daffodil Hill - PRELIMINARY 10 YEAR EVENT- Rainfall=3.45" Prepared by Harris McMonagle Associates HydroCAD®5.95 s/n 001146 ©1986-2001 Applied Microcomputer Systems 6/19/01 Subcatchment 1: Undeveloped Site Runoff = 0.91 cfs @ 8.06 hrs, Volume= 0.365 of Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.45" (AMC=2) Area (sf) CN Description 15,732 98 Improvements 89,518 85 Meadow 105,250 87 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 29.5 300 0.0400 0.2 Sheet Flow, House twds NE cor Grass: Dense n= 0.240 P2= 2.50" 0.4 100 0.0800 4.2 Shallow Concentrated Flow, NE cor Grassed Waterway Kv= 15.0 fps 29.9 400 Total Subcatchment 1: Undeveloped Site Hydrograph Plot 1 1 0.91 cfs ❑ Runoff o r 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Daffodil Hill - PRELIMINARY 10 YEAR EVENT- Rainfall=3.45" --- Prepared by Harris McMonagle Associates HydroCAD®5.95 s/n 001146 © 1986-2001 Applied Microcomputer Systems 6/19/01 Subcatchment 2: Developed Site Runoff = 1.61 cfs @ 7.93 hrs, Volume= 0.442 of Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.45" (AMC=2) Area (sf) CN Description 15,732 98 Streets 36,960 98 Lot impvts (14 @ 2,640) 52,558 86 Landscaping 105,250 92 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 2: Developed Site Hydrograph Plot 1 .61 cfs LLL1 Runoffil vA U w - 1 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Daffodil Hill - PRELIMINARY 10 YEAR EVENT- Rainfall=3.45" Prepared by Harris McMonagle Associates HydroCAD®5.95 s/n 001146 © 1986-2001 Applied Microcomputer Systems 6/19/01 Pond 2P: 230' of 48" Pipe, s=0.002'I' Inflow = 1.61 cfs @ 7.93 hrs, Volume= 0.442 af Outflow = 0.90 cfs @ 8.27 hrs, Volume= 0.439 af, Atten= 45%, Lag= 20.3 min Primary = 0.90 cfs @ 8.27 hrs, Volume= 0.439 af Routing by Stor-Ind method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Peak Elev= 152.39' Storage= 2,413 cf Plug-Flow detention time= 29.9 min calculated for 0.439 af(99% of inflow) Elevation Cum.Store (feet) (cubic-feet) 149.00 0 149.40 86 150.30 659 151.20 1,445 152.10 2,232 153.00 2,802 153.40 2,890 Primary OutFlow (Free Discharge) 4L1=Orifice/Grate 2=Orifice/Grate # Routing Invert Outlet Devices 1 Primary 149.00' 3.7"Vert. Orifice/Grate Limited to weir flow C= 0.600 2 Primary 151.15' 3.0"Vert. Orifice/Grate Limited to weir flow C= 0.60D Pond 2P: 230' of 48" Pipe, s=0.002'/' Hydrograph Plot 1 .61 cfs Inflow 1 Primary 0 1 0.90 cfs 5 6 7 8 9 1011 12 13 14 15 16 17 18 19 20 Time (hours) Daffodil Hill - PRELIMINARY 25 YEAR EVENT- 24-hr Rainfall=3.90" ' Prepared by Harris McMonagle Associates HydroCAD®5.95 s/n 001146 © 1986-2001 Applied Microcomputer Systems 6119/01 Subcatchment 1: Undeveloped Site Runoff = 1.10 cfs @ 8.06 hrs, Volume= 0.435 of Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" (AMC=2) Area (sf) CN Description 15,732 98 Improvements 89,518 85 Meadow 105,250 87 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 29.5 300 0.0400 0.2 Sheet Flow, House twds NE cor Grass: Dense n= 0.240 P2= 2.50" 0.4 100 0.0800 4.2 Shallow Concentrated Flow, NE cor Grassed Waterway Kv= 15.0 fps 29.9 400 Total Subcatchment 1: Undeveloped Site Hydrograph Plot 1 .10 cfs ' I Runoff 1 5 3 5 o / 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Daffodil Hill - PRELIMINARY 25 YEAR EVENT- 24-hr Rainfall=3.90" Prepared by Harris McMonagle Associates HydroCAD®5.95 s/n 001146 © 1986-2001 Applied Microcomputer Systems 6/19/01 Subcatchment 2: Developed Site Runoff = 1.89 cfs @ 7.92 hrs, Volume= 0.514 of Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr Rainfall=3.90" (AMC=2) Area (sf) CN Description 15,732 98 Streets 36,960 98 Lot impvts (14 @ 2,640) 52,558 86 Landscaping 105,250 92 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 2: Developed Site Hydrograph Plot 2 1 .89 cfs Runoffs /' ,/ 1 0 0 / / 5 6 7 8 9 1011 12 13 14 15 16 17 18 19 20 Time (hours) 1 I S Daffodil Hill - PRELIMINARY 25 YEAR EVENT- 24-hr Rainfall=3.90" Prepared by Harris McMonagle Associates HydroCAD®5.95 s/n 001146 ©1986-2001 Applied Microcomputer Systems 6/19/01 Pond 2P: 230' of 48" Pipe, s=0.002'/' Inflow = 1.89 cfs @ 7.92 hrs, Volume= 0.514 of Outflow = 1.10 cfs @ 8.24 hrs, Volume= 0.509 af, Atten= 42%, Lag= 18.9 min Primary = 1.10 cfs @ 8.24 hrs, Volume= 0.509 af Routing by Stor-Ind method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Peak Elev= 153.47' Storage= 2,906 cf Plug-Flow detention time= 33.2 min calculated for 0.509 af(99% of inflow) Elevation Cum.Store (feet) (cubic-feet) 149.00 0 149.40 86 150.30 659 151.20 1,445 152.10 2,232 153.00 2,802 153.40 2,890 Primary OutFlow (Free Discharge) 11=Orifice/Grate 2=Orifice/Grate # Routing Invert Outlet Devices 1 Primary 149.00' 3.7"Vert. Orifice/Grate Limited to weir flow C= 0.600 2 Primary 151.15' 3.0"Vert. Orifice/Grate Limited to weir flow C= 0.600 Pond 2P: 230' of 48" Pipe, s=0.002'/' Hydrograph Plot 1 .89 cfs Inflow 2 L__ Primary LA 1 .10 cfs 0 0 5 6 7 8 9 1011 12 13 14 15 16 17 18 19 20 Time (hours) PROJECT:DAFFODIL HILL 6/18/01 SUBJECT:PRELIMINARY WATER QUALITY SWALE DESIGN jib CRITERIA: a. Storm event of 0.36 inches of precipitation falling in 4 hours with an average return period of 96 hours. b. Impervious surfaces=street area+2,640 sq.ft.per dwelling unit. c. Maximum design depth=0.5 foot d. Hydraulic residence time=9 minutes e. Manning"n"value=0.18 f. Maximum velocity:2.0 fps based on 25 year flow g. Minimum slope:0.5 percent IMPERVIOUS AREA Street/impervious area 20,804 sq.ft. Number of dwelling units 18 Total impervious area 68,324 sq.ft. 1.57 acres WATER QUALITY VOLUME Volume=(0.36 inches)x(total impervious area)= 2,050 cubic feet DESIGN FLOW- Qd=(volume)/(14,400 seconds(4 hrs))= 0.14 cfs SWALE SIZING Slope Bottom Width Mannings Side Slopes Flow Depth (ft/ft) (ft) "n" h:v (ft) 0.010 6.00 0.18 4.00 0.11 SWALE HYDRAULICS Q Velocity Flow Area Wp R (() VP) (sq.&) (ft) (ft) 0.14 0.18 0.74 6.94 0.11 MINIMUM SWALE LENGTH Length of swale for 9 minute residence time= 100 Lf. USE Swale dimensions: Design Bottom Width Length Slope (feet) (feet) (11/ft) 6.00 100 0.010 \ LU I x EXHIBIT 'A'25 / L0T I EXHIBIT L0T L0T \\ / 24 23 22 \ �� HILLSORE SUMMIT N0 . , l- ^� _. ALP I N �� — ` - \ .....� ` �670 -�oR_ _ o- � , -\ 1j � — ---__1 \ \ ,100' !SHALLOW , 1 gONDITION \ I I I ( FLOW � w 1 I- I e9 11 11 \ \ t , ,:, ,,,Ln't ..< �, A eN %+ rn I - rn o ,N c, i l N 1 ! l 1 1 \ w 1f, 1 1 1 1 1 Z �` [-UILDING I1 1 ` \ \ ` j TO 9E It , �, Z ' \i\ REMOVED.] II �j �` ‘\ `• �,� f- \ 1,\ ' ,'CL 1 \ t .)off , 240 AC \ o _cf) \ 1 \■ \ \! \ • GARAGE 1 w ` 1TO E '. ` ; i 1 j REMOVED ! ' i W ba \ I _1 — — . / i ,I, 1 CC _ -(OUSE cp ., Cl) -0.70 AC % ro 3E 0 m ■ REMOVED ;y j ' ~— —J ( 2 CI ' \ j �/ i coo O ', , �r - i I I 1 / ,,I 1 V. _I 1 - - - - /. - - _ J - J B.J qn6'.. - _ DAFFODIL HILL UNDEVELOPED DRAINAGE 03 HILLSHIIRE ISUMMIT ' N0 . 2 / 7 / 7/ ... I 1 66: ' .' , //4 / I / J1 / T li I ' // �i / C I 1 - - -66$- I I 1111k IIII III - ._ ^N - \ II Ili IIF,I�11 ` f .......&W I1 / 8 Iwil / 1/ ' I I I I — L-E 1 'I' I 11 1 r= � I - -Po .I IV , II r- 1 I, , ' I I I I Iw (../)I I 1111 Ill 1 \ w ., I ---L■_9:: --to —+ / DI - + — I O ni I � ' � I zi \ in r I c V.) - `y`-I — It., I I DETENTION PIPE I 1 Cn _ -cc-- -- -• H _ 1 al)iri \ eI1 i -666 r iN 1111 ._.. _. ... . 71 I �,II1 gCiy- o '' '4 „_°° co o z N o- I 662 )qy CD I o) I -� I 0.. -_ ._., _ ... _ 680._ _ __ -° 10' PRIVATE STORM LINE EASEMENT ----- ; I / ,- ': _mss ,D r" I THREE MOON TAI ° ml" I I I IIN ESTATES � � I II n 4 CITY OF TIGARD Community Devetpment Shaping/7(Better Community LAND USE PROPOSAL DESCRIPTION l 120 DAYS 11/14/2001 "URBAN SERVICE AREA" FILE NO.: SUBDIVISION (SUB) 2001-00004 (Type II Land Use Application) FILE TITLE: DAFFODIL HILL SUBDIVISION APPLICANT: Bill McMonagle OWNER: George Marshall 12555 SW Hall Boulevard PO Box 91249 Tigard, OR 97223 Portland, OR 97291 PHONE: 503-639-3453 503-291-2550 REQUEST: The applicant is requesting approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. CIT AREA: West CIT FACILITATOR: List Available Upon R equest DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JULY 19, 2001 DATE COMMENTS ARE DUE: AUGUST 2, 2001 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:C0 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM STAFF DECISION (TENTATIVE) DATE OF DECISION: SEPTEMBER 7, 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 ❑ GEOTECH REPORT ® ARBORIST REPORT STAFF CONTACT: Brad Kilby, Associate Planner(503)639-4171, x388 LAND USE APPLIC ION Project: . ZOO I -60061-1 Date: COMPLETENESS REVIEW COMPLETE INCOMPLETE STANDARD INFORMATION: Deed/Title/Proof Of Ownership E( Neighborhood Mtg. Affidavits, Minutes, List Of Attendees 2f Impact Study (18.390) I USA Service Provider Letter E Construction Cost Estimate ❑ -# Sets Of Application Materials/Plans Pre-Application Conference Notes U27 Envelopes With Postage (Verify Count) PROJECT STATISTICS: ❑ Building Footprint Size ❑ % Of Landscaping On Site ❑ % Of Building Impervious Surface On Site [, Lot Square Footage PLANS DIMENSIONED: 0/, I Building Footprint Et- Parking Space Ime• 't r. ' sir e g) ere pp Ica e ❑ Building Height ❑ Access Approach And Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: livr Vicinity Map E Architectural Plan 1'1/4(1 Tree Inventory 1vt Existing Conditions Plan /p w:t( r,;+:�Q4e c'0 . °b.on TkECs � Site Plan 1+ghting flan t� cr� }o be r�• ovE ' 0/p TREE PLAN/MITIGATION PLAN: ❑ C ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ - ❑ - II A RESPONSE TO APPLICABLE CODE SECTIONS: 18.330(Conditional Use) ❑ 1 8.620(Tigard Tnangle Design Standards) ❑ 18.765(Off-Street Parking/loading Requirements) Li18.340(Director's Interpretation) ❑ I8.630(Washington Square Regional Center) ❑ 18.115(Sensitive Lands Review) ❑ 18.350(Planned Development) I it 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ri 1 8.360(Site Development Review) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) U 18.370(Yanances/Adjustments) 18.715(Density Computations) ❑✓" 18.790(Tree Removal) ❑ 18.380(inning Map/Text Amendments) [2..."-1 8.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) ❑ 18.385(Miscellaneous Permits) ❑t/ 1 8.125(Environmental Performance Standards) ❑ 18.791(Water Resources(WR)Overlay District) [AA.' 18.390(Decision flaking Procedures/Impact Study) ❑ 18.130(Exceptions To Development Standards) ❑ 18.798(wireless Communication facilities) [1 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) V 18.810(Street&Utility Improvement Standards) 1 18.420(Land Partitions) ❑ 1 8.742(Home Occupation Permits) R" 18.430(Subdivisions) I✓ 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) U 1 8.520(Commercial Zoning Districts) I-I 18.755(Mixed Solid Waste/Recycling Storage) U 1 8.530(Industrial Zoning Districts) I I 1 8.160(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revisedlland use application completeness review.dot REVISED: 17-Jan-01 *40004 CITY OF TIGARD July 17, 2001 OREGON Bill Mcmonagle 12555 SW Hall Blvd. Tigard, OR 97223 RE: Daffodil Hill Subdivision SUB 2001-00004 Completeness Letter Dear Mr. Mcmonagle, The City of Tigard received your application for the Daffodil Hill Subdivision on June 21, 2001 and the additional items requested on July 17, 2001 . The property is described as map 2S19BA, tax lot 1400, and is located within a medium density residential zoning district. Your application has been deemed complete and is scheduled for review. A decision on this application should be issued in 6-8 weeks. If you have any questions regarding this letter or your project, contact me at (503) 639-4171, x388. Sincerely, Brad Kilby Associate Planner cc: Land use case file No. SUB 2001-00004 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD a►, stea PRE—APPLICATION CONFERENCE NOTES' , Commurtuy(Development (Pre-Application Meeting Notes are Valid for Six (6) Months). Shaping A(Better Community RESIDENTIAL PRE-APP MEG DATE: / -- STAFF AT PRE APP /'71P C • APPLICANT: Geed ee_ AGENT: Rd) A/C-/ 1-e Phone: ,� '2.Z Phone: "'- 3 3 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: TAX MAP(S)/LOT #(S): _- NECESSARY APPLICATIONS: -5 L Oily S(D ✓l - 1 -- PROPOSAL DESCRIPTION: JET 1o/ 51.4.Lc+rV'fLsic1%1 © 3, /6 crce.c COMPREHENSIVE PLAN Q �//e MAP DESIGNATION: need;(.4ivt. Q RC g/dK J tc l - ZONING MAP DESIGNATION: —7, /-I ed. , !&i 4' pesi-cie,44,61 CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.5 10 ] MINIMUM LOT SIZE:$O sq. ft. Average Min. lot width: >---0 ft. Max. building height: 3 5-ft. Setbacks: Front J 5 ft. Side S ft. Rear /5-ft. Corner /0 ft. from street. MAXIMUM SITE COVERAGE: 8® % Minimum landscaped or natural vegetation area: 20%. 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 lesdenwl Appli,,anft1nuut Dion Seaton /-f/In�YcV�'� (� � �aic�✓_ • (-Agre ,/�U lrw NARRATIVE (Refer to Code Chalk. _.,.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 18.390.0501 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 18.705 and 18.1651 i el'si v I PiMi 1Yweit. t Minimum number of accesses: , - Minimum access width: I S Maximum access width: Minimum pavement width: / J WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) 7 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 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: rn�c�. 2_2_ ' C3) K� ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; • e ➢ Drainageways; and Dl eStA � ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning district . iuo� �euN 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 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 B0%at 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 0110 leedru+l 7,40uw.Rlannee Dense.Sot*. SPECIAL SETBACKS (Refer to Codc,ectio 18.7301 Y STREETS: "jv feet from the centerline of EL v4. 1n RI, FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements. FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.1301 M.: - _ 'i .EIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, r 35 eet In R 7, R- R-25 or R-40 zones provided that the standards of Section 18.730.010.0.2 e ` �f-• --(0 7 BUFFERING AND SCREENING (Refer to Code Chapter 18.1451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: 0 feet along north boundary. 0 feet along east boundary. 0 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 18.7051 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 Chapter18.7551 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. - OTT OF TIGARD Pre-Application Conference Notes Page 3 of IC 4sdeetul AppIKAmerLmmat Orman S,(1*, PARKING (Refer to Code Chaptera .165&18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. D Single-family Requires: One (1) off-street parking space per dwelling unit; and One 1) space per unit less than 500 square feet. Y Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: D Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. D Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. D Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. -A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS (Refer to Code Section 18.1651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.7751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL 7 DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Code Section 18.115.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be 7 submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY[USA]BUFFER STANDARDS (Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive ______, area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: city Of TIGARD Pre-Appliation Conference Notes Page 4 of 10 4n4,.1u1 Applrcioodet waf lAvnion khan • 1. .LE 3.1 VEGETATED CORRIDOR V. .THS 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 SIDES • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet • >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25% slope), add 35 feet past the _ top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, USA must still issue a letter stating a USA Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.780] SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a —�` development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. OTT Of TIGARD Pre-Application Conference Notes Page S 0110 lesdawl lopiKAhee?IUnat Dynan Senan THE TREE PLAN SHAD . ■ICLUDE 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. MITIGATION (Refer to Code Section 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the dear vision area. OTT Of TIGARO Pre-Application Conference Notes Page 6 of 10 tewk.dl AFOCII eARlar.g Dwain lento. WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18.191.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and rotected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). • The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. • The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. • ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.191.1001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: • Native plant species currently cover less than 80% of the on-site riparian corridor area; • The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; • That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; (ITT Of TIGARD Pre-Application Conference Notes Page 7 of 10 4tdm"d Appl.utaa/Plmagn Dnmmn Whoa Y That there will bt ..o infringement into the 100-year floour.,.lin; and Y 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. ADDITIONAL LOT DIMENSIONAL REQUIREME [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE ►less lot is created through the minor land partition process. Lots created as part of a pa e• --est have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 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 natura opography, 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) 1 620(Tigard Triangle Design Standards) - 18.165(Off-Street Parking/loading Requirement) 18.340(Director's Interpretation) __ 18.630(Washington Square Regional Center) / 18.715(Sensitive Lands Review) 18.350(Planned Development) - 1 705(Access/Lgress/Grutlation) 18.180(signs) 18.360(Site Development Review) 18.110(Accessory Resdential unit) -7- 18.185(Temporary Use Pe mt) 1 8.310(Yanances/Adlustment) 18.115(Density computations) ' A.190(Tree Removal) 18.380(Zoning Map/Text Amendment) /1. (Design Compatibility Standards) k/ 1 8.795(Ysual Clearance Areas) `1 8.385(Miscellaneous Permit) .725(Environmental Perlomunce Standards) 18 (Water Resources(WR)Overlay District) \// 1 8.390(Derision Hiking P oceduasAmpact Study) 18.130(Erreptiom to Development Standards) 8.798(Wreless Communication Facilities) 8.410(to(tine Adjustment) 18.740(Historic Overlay) 18.810(Street E Utility Improvement Standards) Z18.420(land Partitions) 18.742(Home Occupation Permit) � 18.430(Subdinnons) 1 8.745(landscaping&Screening Standards) 1 8.510(Residential toning Districts) 1 8.150(Manufactured/Mobil Home Regulations) 18.520(Commercial inning District) 18.155(Mixed Solid Waste/Recycling Storage) 18.530(Industrial lasing District) 18.760(Noncon fomv ng Situations) CITY Of TIGARD Pre-Application Conference Notes Page 8 of 10 Aes.teneat Appl.arq./Ptannnt 0.•no.Sean ADDITIONAL CONCERNS OR COMML...S: MN= AP P c ( tJ i� rs J I i / rail! N/l.ti CIA Q Ou50 LS/ Vim't4.cii - ey'— C29067/uv,e t ALy �1✓ PII" —, l est f — LA e5 IMMO , A .4"i es f k — __ e c /e Atv`e eqv'`e souse 44s Iwtcy vieed V id>o cZC'c 5 & sFu(ei 7� �b rZc, N � 9 e3tC ear Ca 3 Co. PAa c�o7�) Y PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" 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 R<tdrnwl App1oswn/MU.nr Dmsun lectern The administrative dect.....1n or public hearing will typically occur _.,iproximately 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 perigd follows all la use decisions. An appeal on this matter would be heard by the Tigard J 11&NVg5 . A basic flow chart which illustrates the review process is availab14. from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME 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: ► " vi CITY OF TIGARD PLANNING DIVISOI - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-1297 E-MAIL (staffs fir name)@ ei.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters\Pre-App Notes Residentialdoc Updated: 18-Jan-2001 (Engineering section:preapp.eng) OTT Of TIGARD Pre-Application Conference Notes Page 10 of 10 4taleawl Applkman/Pliannr Drama Seam ✓ Ce Y �,,t+T.d �gzsic 4c) br. Cl.4 °� aJ Sys P2E.-lA, , Notes — 1N.h2r,4 44,ruo 1 ✓ —� $ or de; 4 1,0 i h o l 7 e E'!nC ✓ 1111 i ia7r/ ,001 Ao CcceSs SEre r/E IaS.Ce„en7 rtCc.tic LO7J 1-Co as -CdwFb _ - (( Q7007 . : C3 /7 56-`' �� +/ Gr;Ah q d Y-5- Pre-Apps (CD Meetings) May2001 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, May 01, 2001 8:00 8:30 9:00 Pre-app 9:30 10:00 Pre-app appt Bill McMonagle 639-3453 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 11:40AM Friday, April 20, 2001 PRE-APPLICATION CONFERENCE REQUEST e• CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY. Applicant:3 /,/if/ /ZSS-5.S� /, /� Phone:�.�5 15� Case No.: (P0 to 0 t -C; O -s'1 Address Zip: �? --09 Receipt o.:Ript N ,�. Application Accepted By: Contact Person: . /,i/1-11.` Phone: c 3 5- 3` S,5 Date: y(t° l o I Property Owner/Deed Holder(s): y DATE OF PRE-APP.: S J ( �C3 TIME OF PRE-APP.: /0 :�•- r�"Y^ Address: :572/e) Phone�33-�2�� PRE-APP. HELD WITH: City: /v/ Zip: ���� Rev.12/6/2000 i:\curpin\masters\revised\Pre-App Request.doc Property Address/Location(s):n21 6, r- /9 4, 46 / " F � REQUIRED SUBMITTAL ELEMENTS >r4.6, ,,,)-&r (Note: applications will it be accepted �!/ without the required submittal elements) Tax Map & Tax Lot#(s);,25/ C)7a� - Q /y o O • Pre-Application Conf. Request Form Site Size: 3 � � /�� 2 COPIES EACH OF THE FOLLOWING: , 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 LJ mite Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts conference date/time to allow staff ample time to drawn to scale. Also, show the location pre-application the s 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 long and are typically held between the hours of a Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. (l If the Pre-Application Co' erence is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLE project, th applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy Of-t‘letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol wak 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 0 Filing Fee $240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. Receipt #: 27200100000000001697 —'"'*-'... Date: 0 TIDEMARK 4!2312001 COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due PRE2001-00034 [LANDUS] PreApp Conf 100-0000-438000 $240 00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check GEORGE MARSHALL&ASSOCIATES INC 0 8073 $240.00 TOTAL AMOUNT PAID: $240.00 - - _ - - 1 8073 GEORGE MARSHALL & ASSOCIATES INC P O BOX 91249 *I ' PORTLAND, OREGON 97291-0249 DATE ..e7/—..2 S — Q/ 3'1 PAY ;II ORDER OF L ti"� �� / L � I $ -ZuD .66 r f I`kiv / 'O DOLLARS 0 oaa..wa A lw 07bank. • 1-800-673-3555 , u.bank com , %. . 0 Y _ ♦I hp FOR _ ---- ------------ Ii,.,. — TRANSMITTAL Harris - McMonagle Associates, Inc. Engineers -Surveyors 12555 S.W. Hall Boulevard Tigard, Oregon 97223 `<, Tel. 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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: Vl s4- \/D(A`'9 Date: 5/I // N.) 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 chec ist provides details on what information to include on each plan): Vicinity Map L� reliminary Grading/Erosion Control Plan Cr7 Existing Conditions Map B reliminary Utilities Plan H Subdivision Preliminary Plat Map Lgreliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustme t Plan • 1 C�' Tree Preservation/Mitigation Plan ❑ Site Development Plan / ')o �u/� ❑ Architectural Drawings 7 ❑ Landscape Plan —1 b� t-{-^, >.-f ❑ Sign Drawings ■ Gd/ Public Improvements/Streets Plan / `I_in oe 3. NUMBER OF COPIES REQUIRED 1 $ $�O, Q3O. P 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 f 8 COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES A, 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 X 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 f❑ • 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 , it-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 and-dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ • If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan • The owner of the subject parcel ❑ • The owner's authorized agent ❑ • The map scale, north arrow and date ❑ • Proposed property lines ❑ • Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10%or 5'for slopes >10%) ❑ • Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ • Location of all permanent buildings on and within 25'of all property lines ❑ • Location and width of all water courses ❑ • Location of any trees with 6"or greater caliper at 4' above ground level ❑ • All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ • 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 ❑ • 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 Pi..1 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 ❑ • Wheie applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ • Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ • Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ • i:\;curpin■masters\revised\cheddist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 I PRE-APPLICATION CONFERENCE NOTES aY ENGINEERING SECTION < City offmmgard,Oregon Development Shaping A Better Community PUBLIC FACILITIES Tax Mapls]: 2S1 09BA Tax Lolls]: 1400 Use Type: Subdivision(Zednild 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 _to feet from centerline. M SW Leah Terrace to 50 feet to match existing. Could possibly reduce the ROW down, once inside the development, but no less than'feet. M SW (north/south portion of new street) to Ito 50 feet fl SW to feet Street improvements: M Full street improvements will be necessary along SW Leah Terrace, to include: ® 32 feet of pavement curb to curb • concrete curb ® storm sewers and other underground utilities N 5-foot concrete sidewalk both sides. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering OepertMent Section M street trees behir -idewalk, spaced per TDC standar If ROW drops to 46 feet, then street trees must be in a landscape easement, sepal, from the PUE. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: Full street improvements will be necessary along SW (north/south portion of new street), to include: ® 32 feet of pavement curb to curb ® concrete curb ® storm sewers and other underground utilities N 5-foot concrete sidewalk both sides. N street trees behind sidewalk, spaced per TDC standards. If ROW is 46 feet, then street trees shall be placed in a landscape easement, separate from the PUE. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: ® 1/2 street improvements will be necessary along SW Bull Mountain Road, to include: ❑ 22 feet of pavement from centerline to curb. If concrete curb VI storm sewers and other underground utilities • 6-foot concrete sidewalk . fX street trees spaced per TDC standards. XI street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: X Partial street improvements will be necessary along SW Alpine View, to include: I feet of pavement concrete curb I storm sewers and other underground utilities I -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Any remaining improvements needed to bring this street up to full compliance with City standards. It appears that most of the street frontage was improved as a part of the Hillshire Summit #2 development. CITY OF TIGARO Pre-Application Conference Notes Page 2 of 6 Eipeeerlq'apartment Section 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 Bull Mountain Road. 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 Leah Terrace, SW Alpine View. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend public sewer lines as needed to serve the new lots. The applicant will be required to annex to the City prior to tying into the City's sewer system. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF T1GARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Sectlee Storm Sewer Improvements. All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Onsite detention is required in the City. Submit a plan showing how this will be accomplished, along with the subdivision application. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: 1X1 Construction of an on-site water quality facility. Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) Provide an ingress/egress easement (or tract) and paved access to the parcel to the east (Tax Lot 1300). Since that parcel has the size to be divided into 5 - 6 lots in the future, the access easement and pavement widths shall be a minimum of 20 feet wide. 115(""j"169 e Pry. �tug b. �r'Di i tsa Tyr g,� �r.u� .40 05 - Ac eC5 C eGe4A (kJ Opp &iovi 1 I' t 6C�► NrJC� tb�5'a A ,6 r kr .�►n1D ►,o`"� P.01-6 ilk TRAFFIC IMPACT FEES¢ t�° r`'� In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engleoerle8 Department Section category. The TIF shall calculated at the time of bui■ permit issuance. In limited circumstances, payment of , hIF may be allowed to be deferrer, the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF. Portions of the improvements to SW Bull Mountain Road may be 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 most obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. CITY OF TIGARO Pre-Application Conference Notes Page 5 of 6 Wowing Iepertmeot Section Site Improvement Fes. nit (SIT). This permit is general., 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: ic.,1 EN 'JEERING DEPARTMENT STAFF Phone: 1503)639-4171 Fax: 15031 684-7297 i:leng\brianntemplateslpreap notes-eng dot Revised: April 21,2000 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Eyteeertei Department Section NOTICE TO MORTGAGEE, LIENHC =R,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 Development Shaping Better Community DATE OF NOTICE: July 19, 2001 "URBAN SERVICE AREA" FILE NUMBER: SUBDIVISION (SUB) 2001-00004 FILE NAME: DAFFODIL HILL SUBDIVISION PROPOSAL: The applicant is requesting approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. 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 AUGUST 2, 2001. All comments should be directed to Brad Kilby, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR SEPTEMBER 7, 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 brie relevant approval criteria with ,_..fficient 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. i'11IAl11•A nv f r -ruc r% r`IClrlpt 11A A Lei kin DDr11•1CCe• • IJIYIiwII.%I i i/1 I I 1L vt_vlv/vi•-a"a/�la ii.•v a 'WV b�v. ♦ 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." tilt" \/ CITY of TIGARD r °' . I■ , �#. ; VICINITY MAP •�,,,, • ,,,, .w '.- 1. `,1 �-Y� "URBAN SERVICE AREA" %s in �jS%� j����j*mi/ ��±iii ■ I lid 11 � � �� WA11111��111∎ 666 •♦��` 1r :/ SUB2001-00004 Ionnu �■� Pe- . L. IS DAFFODIL HILL rill ���y ���I IF SUBDIVISION as moo am a 1-0116Q=- ■‘4-Lib ism 4 NM.111 11111,A1* Atorom• • -IN -.1r4w4 - -nom a ir- ...pm MIME i'Aid 7.p \a■ g v N � tiamin Pi alp !. ■ NE ■ INIELN m ■I 6',•, ,I i •A allin.°....11111 111.1. Illa Wr *OW ..____Mill ENEllra *lbw OW. MINN I11► ♦ ll>•.� 1,5p1..1 il NMI mov, PV IIIIIIII- tvillei - NO ♦1 I d ce..M .0../O.4ii5 I Mom ■∎*i1� p"„Wa.A' NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" . CITY OF TIGARD DAFFODIL HILL SUBDIVISION Community Development SUBDIVISION (SUB) 2001-00004 Shaping A Better Community 120 DAYS = 11/14101 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: DAFFODIL HILL SUBDIVISION CASE NO: SUB2001-00004 PROPOSAL: Approval of an 18-lot subdivision of 3.16 acres. The lots are to be developed with detached single-family homes. The lot sizes for this development would range from 5,464 square feet to 9,152 square feet in size. APPLICANT: Bill McMonagle OWNER: George Marshall 12555 SW Hall Boulevard PO Box 91249 Tigard, OR 97223 Portland, OR 97291 COMPREHENSIVE PLAN DESIGNATION: Medium-Density Residential. ZONING DESIGNATION: The subject property is within the R-7 Medium-Density Residential zoning district. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 13735 SW Bull Mountain Road; WCTM 2S109BA, Tax Lot 1400. The project is located on the north side of SW Bull Mountain Road and south of SW Alpine View. Southwest Leah Terrace is proposed to extend into the project and loop into SW Alpine View. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.420, 18.390, 18.510, 18.705, 18.715, 18.720 18.725, 18.730, 18.745, 18.765, 18.775, 18.795, 18.790 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 SEPTEMBER 14, 2001 AND BECOMES EFFECTIVE ON SEPTEMBER 29, 2001 UNLESS AN APPEAL IS FILED. Appea The D rector'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 appea 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 appea 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. Ci THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 28, 2001. I Questions: For further information please contact the Planning Division Staff Planner Brad Kilby at (503) 639- 4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. \` 75 . UT I I 1 I ''� 41 1 W 1 „T 14T 1 1 '7' ti- %' , \.\, (- NILI SH1Rf Su Y 1111 N0.7 1 1 ..) 1 II / , /' `Z-� i, �r ` T\--- -`jeLeINE , 1-----" I, --L, _/,' 4 1 LOT >--- 14' N'.'0'at I ————r---''\ \ \ \ J " , ' ' n ` � 1 1 rep a .__. � J . a I I 1 k./ I SA i2 6 --' S.W. BULL- MOUNTAIN ROAD -`" --—'— . {I iI 1 An I 1 1 .4 .k., CITY OF TIGARD T SUB2001-00004 RITE PLAN N DAFFODIL HILL SUBDIVISION (Map Is not to aoal.) F ■,, `, , :... .W11=•,;-'V'i ,`- C.I TY of TIGA.RD ah,�,` ��� `` +C!�� •/���, 1 VICINITY MAP IW.4 Ot al IV -4. lit!!LI!f4ZAr1 SUB2001 00004 11■UI!1■hI■�� 1►�� �� 1111/,� DAFFODIL HILL if Lam, ���' 1 % ► ■■Inj Ems€ SUBDIVISION i �!I f �j I�m.i ■ %NI .—_J'/ smis 4, .2 pounni !11 UMW' 1■r�■ ■U 'I1 �_ t•-•.,. ,ja NNW IiIi Ea Fa IiL'II1Ir;LJ! I R11 MI a/I�� •1. .14!••• 0 � : -�° 3/111'12 Conditions A aciated with Case #: SUB2( -00004 9:50:08 AM 1-601 Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 NATURAL SLOPES 0 Met 2/19/02 BDR 3/6/02 BDR 16. The design engineer shall indicate,on the grading plan,which lots will have natural slopes between 10%and 20%,as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 0001 ADDRESSING FEE 0 Met 3/11/02 DCP 3/11/02 PLN 17. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$540.00. (STAFF CONTACT: Kit Church,Engineering). pd recpt#2002-893, dcp 0001 44-FOOT ROW WIDTH 0 Met 3/6/02 BDR 3/6/02 BDR 18. The final plat shall show a minimum 44-foot ROW width for the new internal street extensions. 0001 STREET TREES 0 Met 3/6/02 BDR 3/6/02 BDR 19. The final plat shall show a separate landscape easement for the street trees. The landscape easement shall be in addition to the standard 8-foot public utility easement. 0001 ACCESS RESTRICTION 0 Met 3/6/02 BDR 3/6/02 BDR 20. The final plat shall contain a restriction whereby Lots 1 through 6 shall not be permitted to access directly onto SW Bull Mountain Road. 0001 HOMEOWNER'S ASSOCIATION 0 Not Met BR 11/14/01 ST 21. Prior to approval of the final plat,the applicant shall demonstrate that they will form and incorporate a homeowners association. They shall also develop CC&R's for this project that clearly indicate the association will be responsible for the perpetual maintenance of the planter strip along the frontage of SW Bull Mountain Road. 0001 NORTH/SOUTH STREET NAME 0 Met 3/8/02 BDR 3/8/02 BDR 22. The north/south local street segment must be a different name. The preference would be to designate it with a number. However, if a number can not be assigned that fits well with the City's address grid system,then the applicant shall propose a name to be approved by the City Engineer. (NOTE: We decided it would be best to continue with Leah Terrace as the name. Less confusing.) 0001 STATE PLANE COORDINATES 0 Met 3/8/02 BDR 3/8/02 BDR 23. 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: 1. GPS tie networked to the City's GPS survey;and 2. By random traverse using conventional surveying methods. 0001 FINAL PLAT APPL. SUBM. REQ. 0 Met 3/8/02 BDR 3/8/02 BDR 24. 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. 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; C. The right-of-way dedication for SW Bull Mountain Road shall be made on the final plat; D. 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 asociated 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's signature. 0001 TREE MITIGATION 0 Met 2/26/02 BK 2/26/02 BMK 26. Prior to final plat approval,the applicant shall submit a tree mitigation plan which provides information showing a reasonable similarity between the species of trees to be removed and the species to be planted. In addition to providing the required species information,the plan shall also indicate the caliper size for the proposed trees to be planted,as well as indicate the location of the proposed plantings. The applicant shall provide information showing that the proposed spacing and location of the trees in relation to each other,existing trees,and proposed structures will allow the trees to thrive. Prior to the issuance of final occupancy permits of dwellings on the lots,the proposed mitigation trees shall be planted. 0001 MYLAR COPY RECORDED FINAL PLAT 0 Not Met BR 11/14/01 ST 26. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. Page 3 of 4 Receipt t #: 27200200000 000000893 El itt(OFf/ �J Date: 0311112002 TIDEMARK COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due SUB2001-00004 [ULANUS]SUB FINAL FEE 255-0000-438000 $709.00 SUB2001-00004 [UADDRE]Address Fee 255-0000-433070 $540.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check GFCR(;F MARSHAI I R ASSO(.IATFS (1 R1R1 n . $1,249.00 $1,249.00 8363 1 GEORGE MARSHALL & ASSOCIATES INC 1 o PO BOX 91249 r Y PORTLAND, OREGON 97291-0249 ± i A DATE 3 -// -OZ.,. L2,Y TO THE „1 ORDER OF (1-')r-e of 1 16.40. I $ 5440•66 ZA f LL' 1dt�a»2G./J f B�rY C IOZ� DOLLARS + ^ oY I 0. (bank. 1-800-673-3555 I7 us6ank.corn A A 0 FORPD2f551AG F-E_ FO/L V/ FODIc &Lai. —.�__. "P -- ----- -.- �� --,�� -- . 8364 GEORGE MARSHALL & ASSOCIATES INC P 0 BOX 91249 PORTLAND,OREGON 97291-0249 DATE 5 ~« —oz 4 TO THE - I 7d , O O ,,I ORDER OF ` --1'r.''� m1= /1 n F ;1 4.4) h,40/21/1 ia,a E rr co / a DOLLARS = ° tbank. 1-800.673-3555 sbank corn Ill A / FOR INAL titrCl{ Ff£ — - 14.1u._ ��� '�1 P.I. 10/8/2002 conditions Associated With 11:33:09AM TIDEMARK Case #: SUB2001-00004 COMPUTER SYSTEMS, INC condition tatus ' pda ted Code Title Hold Status Changed By T g Date ° By 1 MYLAR COPY RECORDED FINAL PLAT None NOT MET BR 11/14/2001 ST 26. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 1 CONSTRUCTION ACCESS/PARKING PLAN None NOT MET BR 11/14/2001 ST 27. The City Engineer may determine the necessity for,and require submittal and approval of,a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 1 PUB. IMP. SUBSTANTIALLY COMPLETE None NOT MET BR 11/14/2001 ST 28. 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). 1 COMPLIANCE WITH LOT COVERAGE None NOT MET BK 11/14/2001 ST 29. At the time of building permit review,plans for the construction of individual homes on individual lots in the subdivision shall demonstrate compliance with lot coverage,landscaping,and building height requirements,per Table 18.510.2. 1 EACH SITE ACCESS None NOT MET BK 11/14/2001 ST 30. At the time of application for building permits for individual homes,the applicant shall demonstrate that each site will be accessed by a minimum 10-foot-wide paved access. 1 EACH SITE LANDSCAPED None NOT MET BK 11/14/2001 ST 31. At the time of application for building permits for individual homes,each applicant shall demonstrate that each site will be landscaped to the required 20%minimum. 1 OFF-STREET PARKING None NOT MET BK 11/15/2001 ST 32. At the time of submittal for building permits for individual homes within the development,the developer shall submit materials demonstrating that one(1)off-street parking space,which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new home. 1 COMPLETE STREET TREE PLAN None Met 2/26/2002 BK 2/26/2002 BMK 33. Prior to the issuance of building permits,the applicant shall submit a complete street tree plan showing the required plantings on SW Leah Terrace and Alpine View for the City Forester's review and approval. The street tree plan shall include information on the species,size,and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 1 I► • k CIAL SURETY/TREE MITIGATION None Met 10/8/2002 BK 10/8/2002 BMK darer to the issuance of building permits for any lot,the applicant shall submit financial surety in the form of an evocable letter of credit or pay a fee in-lieu of planting for proposed on-site tree mitigation for 100%of the caliper inches to be removed(110.70 inches). 1 FINANCIAL SURETY/STREET TREES None Met 4/17/2002 BDR 4/17/2002 BDR 35. The developer shall provide financial surety in the form of an irrevocable letter of credit from an approved financial institution for the cost of all required street trees. No release of credit shall occur until all street trees are in place. (NOTE: Since the Engineering Department performance assurance for the public improvements covers street trees, there is no need for an additional surety.) 1 GEO-TECHNCIAL REPORT None NOT MET BP 11/14/2001 ST 36. The developer shall submit a geo-technical report for soil stability and liquefaction potential to the City of Tigard Building Division. 3 COMP AGRMNT/$ASSURANCE INFO REQI None Met 2/19/2002 BDR 3/6/2002 BDR 2. 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. Page 4 of 4 CaseConditions..rpt Customer Receipt CITY OF TIGARD Printed: 10/08/2002 11:22 User:phyllis Station: 03 Operator: PAH Rcpt No: 0012735 Date: 10/08/2002 Customer No:000000 Amount Due: 13,250.00 Name: GEORGE MARSHALL Cash: 0.00 Address: AND ASSOCIATES INC Check: 13,250.00 PO BOX 91249 N/A 0.00 PORTLAND, OR 972910249 Change: 0.00 Type Description Amount DEPOS Tree Mitigation - Customer Deposits 13,250.00 Tree Mitigation Acct 100-0000-229000 (DEPOS) (\i\E6-1- Co,c1` � copy • .. ! 8 8 2 3 GEORGE MARSHALL & ASSOCIATES INC 1 P 0 BOX 91249 Al PORTLAND, OREGON 97291-0249 ki DATE JO -R.-- 01.■ "-:. TP8YTHE ., imicrscA) )444z5A-vo /443 ilea,upaf4 f---t72 -t- i °r-' 06 - ---- -- DOLLARS II, W Mbank. ,-800-673-WA 1 usbank com , . j1 FOR stgff rfilTt64)-ta.t) kr I: Ii __________ __ _. ,: • George J. Marshal P.O. Box 91249 Portland, Oregon 97291 (503) 291-2550 Fax (503) 291-6917 OCT E ivso 3 0 2002 October 28, 2002 ci pF TIGARD Mr. Michael White, Senior Engineering Technician City of Tigard 13125 S. W. Hall Blvd. Tigard, OR 97223 RE: Daffodil Hill - ENG 2001-00070 Dear Mike: On October 8, 2002, I wrote a check to the City of Tigard in the amount of $13,250.00 which was given as a cash bond to insure the installation of 55 two inch caliper trees at Daffodil Hill as mitigation for the removal of several original trees an the 3.06 acre Daffodil Hill site. The check number was 8823. The mitigation trees were to be in addition to the required street trees. This letter is to notify you that 65 mitigation trees have now been installed and we hereby respectfully request the return and release of the cash bond. Please return the funds to: George J. Marshall P. 0. Box 91249 Portland, OR 97291 Thank you for your assistance with this matter and if I can be of further help please call me at 503-291-2550 or FAX = at 503-291-6917. Sinc ely, / Ueor e J. Marshall g Realtor® • Residential & Contractor • Consulting - CITY OF TIGARD EXPENDITURE REQUEST This form is a multi-use form. Appropriate receipts and documentation must be attached to this form. Approved request due Monday 5:00 PM to A/P for checks by Friday (week opposite payroll only). VENDOR NO.: DATE: November 7, 2002 PAYABLE TO : George Marshall & Associates, Inc. REQUESTED BY: Brad Kilby PO Box 91249 Portland, OR 97291-0249 MISCELLANEOUS EXPENDITURES: Date Description, Invoice No., etc. Account No. Amount November 7, Release of funds required for tree 100-0000-229000 13,250.00 2002 mitigation. 110 inches for Daffodil Hill SUB2001-00004 TOTAL Mileage 36.5ct APPROPRIATION BALANCE: AS OF: PURCHASING: APPROVALS: (IF UNDER$50) Section Manager/Professional Staff ici. t"1 A. 4 (IF UNDER$2500) Division Manager (IF UNDER$7500) Department Manager (IF UNDER$25000) City Manager (IF OVER$25000) Local Contract Review Board ACity of Tigard 444 PV, �! Request for Refund City of Tigard This form is used for refund requests of permit application fees. Appropriate receipts, documentation and the applicant's written request for the refund must be attached to this form. Refund requests must be submitted to the Tidemark system administrator by no later than Friday at 5:00 PM for processing the following Monday. Requests are then routed to Accounts Payable by Monday at 5:00 PM for checks by Friday(week opposite payroll only). VENDOR NO.: .EaG 3114 DATE: April 29, 2004 PAYABLE TO: George Marshall & Associates REQUESTED BY: Shirley Treat PO Box 91249 Portland, OR 97219 REFUND METHOD: Check `EXPENDITURES: Date Description,Invoice No.,etc. Revenue Account No. $Amount 4/29/04 Receipt#: 20020893 Receipt Date: 3/11/02 Payment Method: Check Case#: SUB2001-00004 Site Address: 13735 SW Bull Mountain Rd Project Name: Daffodil Hill Subdivision Explanation: Overpayment of Sub Final Plat Fee L_�S-Cr it) 49A6o() $209.00 TOTAL $209.00 APPROVALS: (IF UNDER$50) Section Manager/Professional Staff OF UNDER$2500) Division Manager .--�l (IF UNDER$7500) Department Manager (IF UNDER$25000) City Manager OF OVER$25000) Local Contract Review Board i:\Building\Refunds\RefundRequest.doc 03/03 CITY OF TIGARD, OREGON U 031832 Vendor:GEORGE MARSHALL&ASSOC Check Date: 05/07/2004 Vendor No: ENG00034 Vendor Acct No: Check Amount: $209.00 Invoice Number Date Description Invoice Amount Refund-Eng 04/29/2004 T 02-0893/SUB2001-00004 209.00 • T;I1-YSO*13d161116N 119 1:FW_i iTK:T4iITN:ItizTeMIDWIE11133:71J4 CITY OF TIGARD BANK OF AMERICA 031832 125 S.W Hall B!vo. ��``�� T:�r�rd OR 97223 A "LI 50T■ 639-4171 CITY OF TIGARD 1.0 x 93-0503940 VOID AFTER 180 DAYS Pay: *** Two hundred nine dollars and Zero cents Date Amount 05/07/2004 $209.00 To the order of: GEORGE MARSHALL&ASSOC PO BOX 91249 PORTLAND, OR 97219 r 1f SECURITY FEATURES INCLUDED.DETAILS ON BACK. L CITY OF TIGARD. OREGON 031832 Vendor:GEORGE MARSHALL&ASSOC Check Date: 05/07/2004 Vendor No:ENG00034 Vendor Acct No: Check Amount: $209.00 Invoice Number Date Description Invoice Amount Refund-Eng 04/29/2004 T02-0893/SUB2001-00004 209.00 Copy 35 SUB2 I 01M0004 DAFFODIL HILL SUBDIVISION 0 N lY 9__------ ,X� 25 ESTAT LEGEND • , ...,J J } \\- N J J m LOT 24 LOT 23 LOT 22 z MITIGATION TREE o i �" SEE MITIGATION TREE NOTE sxop H I L L S H I R E SUMMIT N 0 . 2 cK cK -� f W - t' STREET TREE 1-- S.W. ALPINE VIEW - LOT 5 i 00 0 3+00 34' 2+00 _ �� ARMSTRONG MAPLE , 4+00 + — — — (ACER, RUBRUM - RED SUNSET MAPLE) 48 ---r �— — I �-- I Z Z Z o OR �- z 4 __ v ® � ;; �,� � Ex. S W CERCIS, CANADENSIS ? \�� *47:'--e � ( CANADIAN RED BUD ) - o 0 0 - If ( , :.--,i r LOT 32' , i i_ 51 — cK THREEWOUNTN cy 13 12 1 1 ESTATES LL- i -, - . Li., 14 O MIT/GA TION TREE NOTES LOT CONTRACTOR / DEVELOPER MAY CHOOSE FROM THE FOLLOWING CD 14 A k� : � LOT 9 Q r TREE SPECIES UST FOR THE MITIAGTION PLANTINGS: LOT — — — — -� - - - � , ; , - ® : �}!! 10 Ili I I- i ,, I/_� ;)� I)/�- /,� I�� 50 - �� _srs -TAI -1ri LL - - - - - - I OREGON WHITE OAK (QUERCUS GARRYANA) I ∎- I I {∎ I�' ,: I1 I1 1 I 1 _� Z. :1,., NORTHERN RED OAK (QUERCUS RUBRA) 13. ' APPLE �Q '.ri._ 14.i ' APPLE (�❑S S I B L E °° �� �" EASTERN WHITE OAK ( QUERCUS ALBA) D�pL N Q I ❑ BE SAVED) 1 8 o g� s r = ��', WILLOW OAK ( QUERCUS PHELLOS) g id c9 14. APPLE ' ,' COMMON HACKBERRY CELTIS OCClDENTALIS o `�� o�`' _ 1 ( ) 1 8 Q � Z � � � W 15 i �' ;;,�, BLACKGUM ( NYSSA SYLVATICA) o o a °C I RAYWOOD A:EEC( FRAXINUS OXYCARPA RAYINOOD ) �� ,�L 0 T TREE' T❑ BE REM❑V E D / IN gd =5�3a EUROPEAN H ( FAGUS SYLVATICA) id,/ it W 49 AND ITIGATED // 4 I DAWN REDWOOD (METASEQUIOA GLYPTOSTOBOIDES)r / •6, APPLE �,� ^ i� ——— ;I / LACEBARK ELM (ULMUS PARVIFOUA) (n W E HoNEYLOCUST GLEDITSIA TRIACANTHOS) / / 7 (n (n 1 O ® .. 2+00 3+00 / 1a �a MITIGATION TREES TO BE SPACED 20-FOOT CENTER TO CENTER ? - -i 30 /�d o o v 0o S.W. LEAH TERRACE // 1s. 15. tg iTiiIi -- -- !_ _ _ /1 f a / — ____ ' `, L�1 ,�i 1— __—— IiIIiiIIIIiIiiiI�ItlliIiIII�I��IIi�IIII 18.9' APPLE 0 40 80 _ I SCALE: 1"=40' Z 0.16.7' APPLE = LOT 6 ;IN 2\i 58 3 3 (5 1 i z _ I TTa�w _ J a — H ', ■ i C _.� 4+00 4+27.62 vS M I 3+ �, z N•iii 'jam 2 — t!� . — 22' STRIPE LINE — X w vi o" — D OA Z lIN W • o ° 6 `14 (12 04_ E3 lLL MOUNTAIN ex. curb — ,A/ ✓ v 0 z � W � �d _ S• y • EXISTING g ; STRIPE L o W W v� . nom eL® It 44C 0 ,. J ® z 0 J I J O O CU 0 < , O O(9 in 0 O ILL liam. , ® O ro 7 414C - 0 w L '� al 0, -,,, CC0 I-- H ,_ Q H i- H "J DATE: SHEET pO 12/01 u) z SCALE: Q �: AS SHOWN OF J :.t.J 1 DWG NAME: '� '/ o MITIGATION IL 0 / El 0 U Q f PRELIMINARY PLAT NOTES , k I 1. THE CONSTRUCTION OF ALL PUBLIC WORK UTILITIES AND ROADWAYS WILL BE IN CONFORMANCES , _�� r A, , WITH THE CITY OF TIGARD AND THE CLEAN WATER SERVICES STAND _ . _ - I 2. STORM DRAINAGE, THIS SYSTEM WILL BE EXTENDED WITHIN S.W ALPINE WAY FROM THE i 4 .4 INTERSECTION OF S.W. 133rd AVE. TO SERVE THE SITE = �, - -- _ - SANITARY SEWER, THIS SYSTEM WILL BE EXTENDED IN AND FROM S.W. ALPINE WAY AS WELIL AS �� ;rt.0. . FROM S.W. LEAH DRIVE. TO SERVE THE SITE. ALL LOTS WILL BE PROVIDED GRAVITY SERVICE. _ 1��. ' - �-� - r ��ht,-9,1FA 4. WATER LINES WILL BE EXTENDED FROM S.W. LEAH WAY AND CONNECTED TO THE SYSTEM IN S.W. - -- �- u� -. _ r A ALPINE DRIVE. k,,,kA.,.. ? _l .._ ',r„, 5. THE RIGHT OF WAY OF THE ROAD TO BE CONSTRUCTED WILL BE 42 FEET. WIDE, WITH THE PAVING N:.......____$ � : IMPROVEMENTS 32 FEET WIDE. 5—FOOT SIDEWALKS WILL BE CONSTRUCTED ON BOTH SIDES OF THE 15. 15• _ -_ '3 _ I ,� _ ' �`MI STREET. PUBLIC UTILITY EASEMENTS WILL BE PROVIDED ABUTTING THE RIGHT OF WAY LINES. gli ,7a �' i 1 — ,1 '.-14 (..-:,?7,,yi an � � ��` � �� ,�' � _ ��� ��6. SITE GRADING WILL CONSIST OF EXCAVATING THE ROADWAYS. NO LOT / SITE GRADING IS Y ANTICIPATED TO DEVELOP THIS SITE. ALL EXCAVATED MATERIAL FROM THE ROADWAYS AND _� - UTILITY TRENCHES WILL BE HAULED BY TRUCK AWAY FROM THE SITE TO AN APPROVED DUMP SITE W E i 13 '\ i/4 g i.',',11,Er \ift, 1 7. THE RAIN DRAINS FROM ALL LOTS WILL DISCHARGE TO THE CURB LINE. A 10 FOOT WIDE PRIVATE a S A WI DRAINAGE EASEMENT ALONG THE EAST LINE OF LOTS 7 THROUGH 10 WILL BE PROVIDED FOR THE 1 , .,�ri ,c . ; I :1C-- - - A ' 1 ' BENEFIT OF LOTS 6 THROUGH 10, IN THE EVENT THAT IT MAY BE NEEDED. A 10—INCH STORM `,O' S'�5.4t f_,4 I'P p v 11. '' - -s''ii"-*LATERAL WILL BE EXTENDED FROM THE STORM SYSTEM TO LOT 10 AS SHOWN. . ,? SI ' Tiii . LOC-AMON-+ - jj 8. VEHICULAR ACCESS FROM OR TO S.W BULL MOUNTAIN ROAD BY LOTS 1 THROUGH 6 SHALL BE . PROHIBITED. � -�� � = � � �� ,. _'� §� � �-. 1111111111111111111111111111111111111111111111111 0 50 100 SCALE: 1 =50 VICINITY MAP NO SCALE N I / N/ — _____1 ____ , I ( / / - 7 // \ i ---------____ / I \ OWNER/DEVELOPER: • ENGINEER SURVEYOR. GEORGE MARSHALL HARRIS—McMONAGLE L-- / / P.O. BOX 91249 ASSOC. INC. _ _ — \ PORTLAND, OREGON 97291 , \ \ PHONE: (503) 291-2550 12555 S.W. HALL BLVD. 1 / 291-2555 TIGARD, OREGON 97223— 287 —___ ( 2 � / _ � FAX: (503) 291 2555 � 6 _ — — PHONE: (503) 639-3453 .--� / FAX: (503 639-1232_ I// I \ LOT I I / 25 / LOT I I / I / LOT LOT L. 24 LOT / N 23 22 ) \ 11 / 1 / / / ,/\ N S H I L L S O R E sumkjiT N 0 . 2 _ __/ _ I___ ___ _____ _1 / I / . ,,,, L - 1_____ -- . ____-- . . . N ,____ I � / � W / ALPINE v�� . I / LOT / 1 48 / 7 \ _____ — __-- \------” ___— ,\ I ( \ \ DAFFODIL HILL I / a / �� LOT 0 I w(,) \ , \ „I /� 51 / r ,NZ N DEVELOPMENT REVIEW PLANS 1 1 _ / 4.) / N ___I__ I �– LOT 1� LOCATED IN THE SW 1/4 OF SECTION 4 � LOT N I 10 Q) I 9 AND THE NAT 1/4 OF SECTION 9 r . � 50 - W---- T I J 1 TOWNSHIP 2 SOUTH, RANGE 1 WEST, MERIDIAN ( w 1 CITY OF- TIGARD WASHINGTON COUNTY OREGON I c, _ _ I , I I I L, _ ,- Q / 5 J < . I \ LOT I 1 DENSITY COMPUTATION L / oi / \ 49 // o / \ ' 7' _ # GROSS AREA TAX LOT 1400= 135,1-37 S.F. (3.10 AC.) I — _ — — ( I GROSS AREA TRACT C = 2,513 S.F. 0.06 AC. ./ 2S 1 09B z — / GROSS PROJECT AREA=— /s;i _ _ — _ _ 137,650 S.F. (3.16 AC� 1 / / , , ) I ' 45_ — - - - — - �, TAX LO T I 1 / , , PUBLIC R/W AREA (INTERIOR)= 20,804 S.F. (0.48 AC.) _- - ____ _ _ — -1— , w 1300 I 1400 I / / I I — TOTAL— NET DEVELOPMENT AREA= 116,846 S.F. (2.68 AC) \ , , I I : cn 1 _ _ _ I „L.__ t.......,........._ 1 / —I 1 , I 6 1-- I / MAXIMUM NUMBER OF LOTS: cd \ ,, / --I I / 116,846 S.F./5,000 S.F. PER LOT= 23 LOTS / LOT _ \ �� �,\ 58 = I I MINIMUM NUMBER OF LOTS: I I I I I 23 80%= 18 LOTS• __ _ _ / ___ -� AVERAGE LOT AREA. _ �– _ _ — ROAD 116}846/18 LOTS= 6,491 S.F. ..k.‘"%. - MOUN T A��I- BULL il \ W J Sheet Index: zN3 . CC Cl_ W --� Z CD --L_ - - - - - - , I prmi i nar Plat z - - 1of3 h- W BENCH MARK:-...F, L.Li c S >_. Preliminary Plan _i �., � � 2of3 H I 01r. CITY OF TIGARD BENCH MARK NO.215. • i Q I HAVING AN ELEVATION OF 660.35. • • IVEDPLC u < w ° I Preliminary Utility Plan 3 0 Q I I 0_ vi , JUN 21 2001 m I I I Q OILY °�i �: U JUNE 20 2001 :I. _____ ___ -- - - ----- --- - ------ -- - - ---- - l• I / \ \ I ____\ ------ / / / / \ \ \ \ / \ -__ --„,, \ __, / / _____ I ) , / ___ ___ ___ , __ T I / ___ _ ( „...._ ,......____ /I ( / I / I / / / / / LOT / I / I 25 / - • LOT I \ LOT LOT 1 I I / / / \ \ / 24 LOT _ 1 / I / N x 23 I 22 1 \ I / 1 1 \ / I / N / \ I H1LLSH ( RE SUM1 T N 0 . 2 ___- ___- ......— _ _I _ / / ____---- ......-- \ 1 T / / N ,... • ______ _I_ I -1- ___ ___ L____ -- __----- \ / / / , — — \ ____--------------- \ / / / , c, 4) ---- - ALPINE N 89°54'06" E , . _ ..----- \ LOT , 4 ,i , <9) 0 , _.___ / / \ / 48 <0 6' S. 0 R_ .,,, . ,‘,4)• ‘, ) 2 ' Lzz 1 .7 25' ___--- _---\ --- / \ 11)(‘) 4■:75-7, 4) 04.67, L--:_-49' 214.34' v 1 — 81 \ / /,* / I 5' 46' L=30' R=19' 22' 22' , R=19' V) \ \ \ \ / ■ / ›-- ,_ 1 0 co c) .. Li \ \ \ \ I LOT ____ _,, / . • k z .....—\ — L / ,-. ` / N I 51 7 QD 0o - - 5,923 S.F. 100' I-- \ _.----- ,-- / ..) / \ 7 Po_ 14 °3- 13 °°- 12 11 ....,i (0 - i- Z / ----- ...------ \ /, .----- / N Z 6,449 S.F. 5,961 S.F. 5,464 S.F. 6,326 S.F. w w 1--- LOT 1 7 / . < Li, .„ (x) 10 \7 LOT cN 9 „ N./ N/ 50 55' 55' 55' 65' c) .. w - ( .... ... .....\-, \ 6,000 S.F. z Lii I ,j( L(./ \ CD _-zi z \ (11, r(--) 100' -7c- a: a l ____ _ z 1 2 \ ___ __ _ ____ — . _.„ __ 0) .4,. fx (f) ____ _____ i____ --) _ 18 0, CD / 0 . i ' / :: .. 0, 6,000 S.F. w F- .< IN)* I---- CD / ... .• r -.- LOT loo' a_ 6,454 S.F. 5,935 S.F. 5,806 S.F. 6,486 S.F. b H nic4 (7) / • 49 ---. CKL U4 i."/ - , ______ ___ , L---40' 6 7 — _____ ___ u---) _ 9 _ 37 1 _ L= 1_--- ' I I - -_ , - ______ \ R--166 .1..) ' 11 ' - - L=5 5,661 S.F.____ _______ A) ' 510' CO1 _____ — — — — — — — 1 I / /7 1 - Cn I ND - 1 \ 66' N, 10' / / TAX LOT I I / / / , iii 52' L=15' 19, / / 28' 60' ua LLJ 1300 . I I / ii / / / iii / / ____ ___ _-_7=1-- ___ L.---54' L=10' I / //, / / II / I ___- ,_ / r__ / I // ;I / II / i V) __. -,_ 6 I- 4 5 — - , / , , / / , , _...„ / -___J 1 2 3 9, 152 S.F. . 1 \ - -_ I/ _,/ / , / / LOT ___,.. 6,497 S.F. 0) I,- ' 7,091 S.F.7,191 S.F. - 6,832 S.F. / / I 1 \ Q i-_ 58 7,175 S.F. 1 \ - / 1 60' 60' . 1 -- _________ / ___ ___ ___ __ 63' 60' „ S 86°17'09 35' M 0 U NTA1N N _ - _,,, _-- ---- ---- ---- -- ----------- -- --- -- -- -- --- --- 510 ...""'"■........,30., • 111 11% •\IV 1- _ _____ ___—___ - - ______-- - 0/ \ch , ____1 id \ _ _____--- ___-____ - _ ___ _ i \ A........_/ 1c• . __ _ 1_1_1 W 375.04' .,--- _ W ‘ I La o -------___ ------ / \ --____ I, — ____ Eil 7 A\ 4 &; — ______ _______ ---_ _ ____ cn — — ____ LL _1 , ib ____ ___ ___ ___L_ ___ ___ ___ ___ ___ --- , ,_ ____ _ 47c>,■ — 3,P ,-1 ---- ------- ---- 01 ......0 L1 I— — 1-- L.L...i .._, _ _ . i > S 0) I' \ l`r) I ". CD cL ,_ ‘----- ,----___ I I (I) < n 40 oiliplyirillIIIII 80 1 ilyiiilliiiil cin 1 • , ' 1._11 SCALE: r=40' )-- I a_ ., \ 4‹ 1 ' .__, ._ (1) I I \ 1 - cc Q._ .....- = _ SCALE: )--1 DESIGN: GEORGE MARSHALL = = REFERENCE INFORMATION AND NOTES: 1"=40' W.L.Mc P.O. BOX 91249 PORTLAND, OREGON 97291 DWG. NO.: DRAFTED: PHONE: (503) 291-2550 DAFFODIL HILL ,-, PRE—PLAT cl . S.O.P. FAX: (503) 291-2555 SHEET- -‹ • CHECKED: HARRIS—McMONAGLE ASSOCIATES, INC. , 1 REFER TO TRACING FOR W.L.Mc ENGINEERS-SURVEYORS PRELIMINARY PLAT 12555 S.W. HALL BLVD. Pz R . DESCRIPTION SUB. APPR. DATE DATE TIGARD, OR 97223-6287 OF 06/20/01 PHOE: 503) 639-3453 ...---- LATEST REVISION N ( I, I , ___ ._._ ___ ____ / ‘...„ / .-----I ---:----- — ---_______ er*- ......._ ___ 1 "s-i--, .....--( , —,4„... , , / / / 1 ___ ___ ___ ___ ___ ______ ______ ___ ___ )I / --.... ,. ,_,_ ,,,,,,„, I „ /, ,___ ....__ , 7 ,_ - ..........,. ........ „ .....__, °°° 1 ' I 1 / I , 1 1 ....., ......_ ......_ _ ' / f ''��, - \�4 to s� LOT / ' 1 1 „,/ I I / I / \ `.\ `\ / I I I I / / , N. \ LOT I I , 1 / I / / \ N \ LOT LOT 1 / I / / / \ \ \ \ / 24 I LOT 1 1 I / / / N \ \ N 25 .I 22/ , I / / \ N.I / / ,/ / >, , N....... , 1 \ \ i / / I \ L L S H J R E S U V I T N 0 . 2 , g. 1 \ - -/ / / / \ \ ` SAN.M H � .� V----Y,. ....- � 1• // // / / , N ,/ / / N --...._ _ /.„. - At..-P t ___ ___ ___- - - \I\--E---\N--- e,sp .....■...................L.16, .■ it..., ,.=.■ .4 .11.• i / / / I / LOT °-z 8 SA�t ®_ s EX®SA® ® - ® EX®.8 �A-N ® 2 S - \1 ......,/ / / ......_ / / ,,, , -- .. ____ ___ ___ _m_ / / / I y ,, ° � 12"STM -- -- -` Y` �� \,_ _ ______ „,,,,v , k x,„...cA,E.,.x..8,,2_,w,_s_Thi_t#Y i _ - ___ ___ / 48 / / / 1 EX�AT. EX.LAT.° c' ,� 1 \ \ �� / 0'\VA14 \ \ c.11 \ / i tiny P 12 STM STUB 1 \ \ / /' / I \ 0/N7. EX.LAT. i B STM.MH (1) , \ ' \ / / / I /� -\ , 10"STM 1 \ \ 10 w \,, / /_ \\ � , I LOT � �_ , - � � �x 1 51 .., s / f \ 1 `` \ \ 1 13 12 11 I -------------A i--_ \ „..... ..„ z , , _ , z LOT.... / N / ` ` \\ /V w �--- Q � o „„ ,' , ��. LOT N W/7 , , / \ \ 9- - _\ I 7 ,/ • � \ \ 50 . z, , --,..,..„ \ I ,I\ .....,, I I ) ..-:.................,.. li •t C.) ,.. / \ \ d QT./ , O Ix _ 1—....., II„,,,.. ...... . ...„.„ ,.,.......„, ...,„.„___ -1 H. cn 18 8 f 15 16 17 w , • ....„ „..,.„ „:---,,..„./ I \\ \\�`�� — °°.. / LOT I I / \\ \\��� / 1l SAN.M H \ / II 1 EX.FH. 4 9 I / / \\ :� �. (�-- _ _ EX.SAN.MH '' 00 __ _ S •■■ i ---....s...............cft• ---- .___ -....,_ -...- --- --- --- --- ST) --- E3 0 --_-. .---- 1 ...L.,. ft''''SS'ifta . ......._ __._ ---------- I 7 cD N i -„ -.._ *r.,....... 14,... ........ -,..... I 17 I / / ,--/ ... -8-"WL - -----:I ' / , / _ _ _ _ __ Ex.s” - w TAX LOT ' - - _ - - - w goo I / - _ _ I I I / , f,' , / _ HIGH POINT I r---... / ,I / ; // \ / // // EX.SAN.MH _ - - ; �- - 5 6 1-_____ 1 ...,,�; / / LOT - �. ��s.CP 1 .... -,... / // / /.,i4civel --.._ / / 58 1 ,„.... _,__ / / ..., — ® U j \ .... . _ _____ ___ . . . . ___ ________ ____- _ __ _ _ , _ _ , .... -,-...._ .. ,..... .... ...._, _______ ___ _, __ ____ ____ „_.__ _ ____ ___ - _ A-- m ON AN __ ---- 0 9 -- --------------- s /�— - .....-- ______ ___ ___ ___ ___ ___ ___ ___ ___ ___ BU II. ___ _ ____ _____- , ......, s ______ ___ ___ ........ ..... _______ ---------- _ _____ , , ...... ____S_M-, _________ _________ ______________ .... ......., ________________ _ _____________ ____ _____ __ _,. _____. , _ __________ , , __________ ------ ....., _________ _ __. _ ____ , _ ______ _ ____ , _...... .... ___ ___ ___ ___ , _ ______ _____ _ ... _____________ r_ _ ....., _ _ ______ _ _____ _ , -------------------- _ .. _____ _ ____ ....... ------- i , ..... ------------ , .... ..„ , .. -------_------- , ..... _ _____ ------------ _ __J -...., ..... -... --------i------i______________________________________________ _ ° - - - -- - I—CL / -..... .... L� F LEGEND N — — --� r \ STORM DRAIN MALE 1 1 \ MANHOLE I SANITARY SEWER MANHOLE C.) i: 1 1 I Q STORM DRAIN CATCH BASIN 7 I n 1 I fl. STORM DRAIN (EXISTING) -------S D---------- 1 I i 1 (1-) I I SANITARY SEWER (EXISTING) --- --S S------- 3' I I I III III III III III III III III III III I I WATER LINE (EXISTING) ---------VV--------- 0 40 80 H I I I SCALE: 1"=40' a REFERENCE INFORMATION AND NOTES: DESIGN: GEORGE MARSHALL SCALE:W.L.Mc P.O. BOX 91249 1 J DRAFTED: PORTLAND, OREGON 97291 H PHONE: (503) 291-2550 DWG. NO.: S.O.P. FAX: (503) 291-2555— PRE-UTIL o CHECKED: SHEET HARRIS—McMONAGLE ASSOCIATES, INC. `r- W.L.MC ENGINEERS-SURVEYORS 2 o REV. DESCRIPTION SUB. APPR. DATE 12555 S.W. HALL BLVD. �T'L�T Y L A DATE: TIGARD, OR 97223-6287 REFER TO TRACING FOR LATEST REVISION 06/20/01 PHONE: (503) 639-3453 of 3 . . , \ \ � \ \/ /I \ // / I , / / �_ - / T PVI STA - 2+50 I P i STA _ 3+50 P 1 STA = 4+75 1 ____ _ _______ _ PVI ELEV = 675.59 ELEV = 665.09 / PVI ELEV I= 666.59 A.D. _ -17.40 A.D. = 3.90 \ 1 A.D. 4 5.00 K = 8.62 K = 25.64 K =10.00 \ \ LOT / \ i 680 150.00 ,�.00 �0 \ 2 5 / / L N \ LOT LOT PVI STA = 5+50 / I _ PVI STA = 6+2 / N \ \ 24 4 L 0 T 10 a PVI ELEV = 661.72 NN 2,3 I,Q N N PVI ELEV = 660. 7 / 22 + c c0 co A.D. 3.50 A.D. = 4.00 \ \N 1 N cu co K = 14.29 / \ \ / v ' /iN� !` 50.0 ' V� ,00.00• �� - / / \� HILLSH ( F? E S NO . 2 , - fi N t0 z/ 670 / N ado, _ I _!� 670 / ---\i------\Ew ___________ , , HIGH POINT ELEV 672.34 \ m • ALPINE HIGH POINT A = 3+52.59 \� ,..__ • / / --� `A' - - i � , � LOT . % \ \ ® ,,_A „ / / /; \ \ �" \ '` \ _ ! --r° /T Wi' .� - -�_______ ,..„... 1 ,, , • JEFF_„,.. _,,,,-- ___ 0 -7- 1%r frnt■ ---672_ ---'1.-ii0 .,,,,,__ - - - - _____° 7 I • 1 i \ A i T- I I I GR./CENTERLINE , �� -r - o ` n i " I I _ - - 1-� 60NSTRUeTI e I 660 LOT ENTRAN 1 1 o F E LOW OINT ELEV = _ LOW POINT STA 6+00 /�' ,0 13 12 X11 1-03. 0 0 N , i , I v 0 I L 0 T N . .s Ir Nf , ! 0 \ ! 10 0 I g} .� 50 ` P` - !( (/ - q3 0 Q 0 ■ 1 `\ • �i1 V_..� 4,.iy1 �l�! l � /!� � \lam SI 0211 1, :i, �; � (�� \ � �``• \k N ,s o 1 \ '71A 0 Q0 2+00 3+00 4+00 5+00 6+00 \ °r ,L r W s ! I 1 I I 3.► SAP P L -1 ! Q r Z \ i \1 a .1" APPLE (•OSSIBLE BULL--'NG \ � \` SW LEAH TERRACE PROFILE ' 7.- ,/ / 0 BE SAVED 1 illr � / /-- ____ _ _ _ - - 14 4" � PLE fEG ED ! 1 \ \ o-4,h, 0 l i 15 6 17 ___I \ 18 ,. . -, 7 L 0 T TREE TO BE REMOVED ��' \\ '. I 49 . AND ITIGATED ` a4' 0 , \ \ \ 1 16 7 APPLE _ = 0 _ ,,,. , . - AP," \ '7"---66,i i��_ \ ' \ '17 ‘0 , \Jig/PPP \ 0 0 00 0 illiallikLD'76611111111 q --__ 1 00 1--------„_.s+_... 1+00 --.... ' ---- -I ...•' \ 1 1 i, 33' 2-/00 0 0 , _ --I 1 I - -- -- - -1 _ -TERDeAc--1-----r. �--� �A.,„,_ I L - _ ,, _ AIA., i;___;_-.-,-.,--a- -\ • _ TAX LOT, i 1 rt-- 22' 7- - z ►I �C SILT FENCE 1 _, C ��1 �� W 1 ,3C0 6" F. 5, 22 - _ u 1 1 .� 1 S/W EX. PVM7 / / ' .� - / I } 1 - Q xe SLOPE VARIES - _--- f�QUSE ■ - - --- _ ,, \ 18.9" •PPtE �' 1 "� w � � . [ 1 �� lt��,. ---- \ I TO BE 1 i I / / (f) F. St4 16.7" AP P E REiO�`ED I f/ :'_ j { �� 1 - 1- CURB & GUTTER #5 I {,. I (0 r J I mo. (0 , 2 1.5" CLASS "C" ASPHALTIC CONCRETE �� 1 w 2.5" CLASS "B" ASPHALTIC CONCRETE I 1_0 T - �,/ ,- - / ! PLACE ALL ASPHALT ON SAME DAY 5 Q _ 1 f i 3 0 " 3/4"(-) LEVELING ROCK / CJ 1' r. Th Ii I. • 1 12" 1-1/2"(-) BASE ROCK r TYPICAL HALF STREET SECTION 1 ' _�;, - = _.�, ' / -=, \ _J 4\ J`,' t SW BULL MOUNTAIN ROAD : '74\7:: � ;t ,, /I, ., :_ - � - ----- � i� }` fig ���� - _,. ,�. �' - - - -- -__ _ ___ ___■ .__ ___ ___ �- ° - - _ _ - 1•1A � \ __L_ . - --ti. .___________n.....-__ --- �'"�- "` 'i' A ET IMPROVEMENT \l �._ - \ STRE - - - � S _ 100 LF HALF - _ ,, OL _ ___________ _ . I - _ _ \ \,,_ ___________10' 22' 22' 10' - - - _ - - - - - - - - -- - -j - - - \ o P.U.E. s" 6" s" s" P.U.E. _ _ ._ - - - - - - - - 2 7.5' 2.5' S W 1 s' 1 s' 5, W 2.5' 5' ', / N V 2 LANDSCAPE ' ,. � NT� LANDSCAPE '�- LiJ 15 15 - EASEMENT '-':r &iT-. T;=� EASEMENT _ _ �� ,�s. .::5 ,,:1, L.:S;:. Aggeg--,,,,44,: _ - - _____3-1/2" CLASS "C" ASPHALTIC CONCRETE CURB & " � 2 3/4 (-) LEVELING ROCK \ W r s" 1\27-) BASE ROCK _ W TREE M �t / Jl\ 4 TYPICAL STREET SECTION U 111 INCHES _ 56 TREES © 2" DIA. ``\ /, SW LEAH TERRACE (f) < I As•off-- 5!gd 2 INCHES -o I ® 1 III I1I 111 III III III III 1111111 III Er * NO SCALE W I I(2" CLASS "C" A/C FIRST LIFT) I S 0 40 80 i CLASS "C"A/C SECOND LIFT) a_. I ' ccw (1-1/2" / I I SCALE: 1"=40' a C H z J - - REFERENCE INFORMATION AND NOTES: DESIGN: GEORGE MARSHALL SCALE: W.L.Mc P.O. BOX 91249 1"=40'"=40' DRAFTED: PORTLAND, OREGON 97291 DWG. NO.: . , , o PHONE: (503) 291-2550 PRE-GRAD L S.O.P. FAX: (503) 291-2555 a - m CHECKED: HARRIS-McMONAGLE ASSOCIATES, INC. SHEET 3 o REV. DESCRIPTION SUB. APPR. DATE W.L.MC ENGINEERS-SURVEYORS 12555 S.W. HALL BLVD. GRADING L A N DATE: TIGARD, OR 97223-6287 REFER TO TRACING FOR LATEST REVISION 06/20/01 PHONE: (503) 639-3453 OF