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SUB2000-00005 SUB2000 - 00005 NACIRA PARK SUBDIVISION NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2000-00005 VARIANCE (VAR) 2000-00020 O CITY OF TIGARD NACIRA PARK SUBDIVISION Community Development Shaping Better Community 120 DAYS = 3/21/2001 SECTION I. APPLICATION SUMMARY FILE NAME: NACIRA PARK SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2000-00005 Variance (VAR) VAR2000-00020 REQUEST: A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. APPLICANT: Vista NW/Interlocking Enterprise, Inc. OWNER: Margaret Witthar Chris Christensen Berniece Jones, Trustee PO Box 91459 9855 SW Garrett Street Portland, OR 97291 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5; Single-Family Low Density Residential — 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to establish sites for single-family residential developments. LOCATION: The project site is located on SW 98th At 11670 and 11700 SW 98th Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments) 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION ti CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: u•mit to t e • arming Division T at ew c ei.egger, • • - - , ext. or review an. approval: 1. Submit evidence that the proposed joint accesses are legally recorded. 2. Provide legal documentation permitting access to properties to the south of the project through Tract "C". 3. Submit a revised plan that shows species and size of proposed street trees. 4. Prior to construction, submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed, approval must be granted PRIOR to any tree removal. 5. Prior to ANY site work, tree protection measures must be installed for all trees to be retained. Once installed, a certified arborist and a member of the Planning Staff must approve the tree protection measures. 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: 6. Prior to commencing onsite improvements, a public improvement permit and compliance agreement is required for this project. Seven (7) 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). 7. 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. 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 9. The applicant shall submit construction plans to the Engineering Division which,indicate that they will construct a half-street improvement along the frontage of SW 98t Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a minor collector street from curb to centerline equal to 20 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; NOTICE OF DECISION PAGE 2 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION H. streetlights as determined by the 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 98th Avenue in a safe manner, as approved by the Engineering Department. 10. 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, asphalt concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 11 . A profile of SW 98th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. A profile of the new east/west street shall be provided, extending at least 300 feet beyond the boundary of this development, showing the existing grade and proposed future grade. 12. The applicant's construction plans shall show that they will place "No Parking" signs on one side of SW Pihas Street, and on both sides of both private streets. 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street shall meet the City's public street standard for a local residential street. 14. 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. 15. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements.rovements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will 'inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 16. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to 'Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 17. 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. 18. The construction plan submittal shall consider the existing outfall from the storm drainage system in the Ruth Subdivision to the east, and whether or not the applicant will need to make additional storm drainage provisions in this project. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: NOTICE OF DECISION PAGE 3 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 19. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $300.00. 20. The new east/west public street shall be called "SW Pihas Street". 21. A joint use and maintenance agreement shall be executed and recorded on City standard forms for the common driveway to serve Lots 1 and 2. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 22. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. There shall also be a note that states Tract C will provide access benefit to the property to the south (Tax Lot 2100, 1S1 35CD), as well as Lots 9 and 10. 23. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private streets. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 24. The applicant shall either place the existing overhead utility lines along SW 98th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $7,343.00 and it shall be paid prior to approval of the final plat. 25. 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. 26. 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. 5), Washington County, and by the City of Tigard. C. The right-of-way dedications for SW 98 Avenue and the new public street 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: 27. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. NOTICE OF DECISION PAGE 4 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION 28. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 29. Prior to issuance of building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: model home permits may be issued by the City apart from this condition, and in accordance with the City's model home policy). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1 . Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. NOTICE OF DECISION PAGE 5 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION 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. SECTION III. BACKGROUND INFORMATION Site History: City records do not indicate any previous development approvals have been granted for this property. NOTICE OF DECISION PAGE 6 OF 22 SUB2000-00005/VAR2000-00020-NACIRA PARK SUBDIVISION Site Information and Proposal Description: The applicant is requesting Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The existing single-family homes on proposed lots #1 and #2 are to be retained. There is one public street proposed, which is closely aligned with SW Pihas Court. A variance to the side yard setback has been applied for in order to place the proposed street as closely in alignment with SW Pihas Court as possible. This public street is proposed to end in a stub that will allow future connectivity with parcels to the east of the proposed development. There are two (2) private streets proposed; one provides access to lots three through eight, the other has been created to facilitate future access to development on the lots to the south of the proposed development. Vicinity Information: The proposed development is adjacent to SW 98th Avenue. The subject development is approximately 600 feet south of Greenburg goad and approximately 350 feet north of SW Commercial Street on the easterly side of SW 98t Avenue. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET A letter was received in regards to the impact of street storm water on existing homeowners and future homeowners of the proposed subdivision. Staff Response: Please refer to the Storm Drainage Section 18.810.100.0 of this decision. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision — General Provisions 18.430.020 Subdivision — General Provisions) 18.430.020 Subdivision — (Lot Averaging) B. Subdivision — Approval Criteria C. Applicable Development Code Sections 18.370 Variances and Adjustments) 18.510 Residential zoning districts) 18.705 Access, Egress and Circulation) 18.715 Density) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.790 Tree removal) 18.795 Vision clearance) D. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) E. Impact Study (18.390) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), 18.797 (Water Resources Overlay District), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. NOTICE OF DECISION PAGE 7 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION None of the lots are large enough to divide in the future, therefore, this standard does not apply. FINDING: Because none of the lots are large enough to be re-divided, this standard does not apply. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has proposed to use the lot averaging option. The average of all lots is 7,785. In addition, none of the lots are less than 6,000 square feet which is 80% of the minimum lot size. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development, therefore, this standard does not apply. B — SUBDIVISION APPROVAL CRITERIA Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail, and conditioned if necessary, under the Street and Utility section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the proposal meets, or will be conditioned to meet further in this decision, the preliminary plat approval standards for subdivisions. NOTICE OF DECISION PAGE 8 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION C— APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Variances and Adjustments (18.370) Section 18.370.010.C.2.a states that the proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity. The applicant is requesting a side yard setback variance from 15 feet to 10 feet on an existing single-family home located on proposed lot #1 in order to align the proposed public street with the adjacent SW Pihas Court. The variance will not be materially detrimental to the purposes of this title or other applicable policies due to the location of the home on lot #1. Because the single-family residence is pre-existing, the applicant has designed the proposed subdivision to meet all applicable standards to their greatest extent. The variance will not effect properties in the same zoning district because the variance is for the street side of the existing home. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district. There are special circumstances that are not applicable to other properties: this request for a variance is made to ameliorate potential traffic concerns, which are generated when a street is not aligned properly with opposing streets at intersections. In order to more closely align the proposed street with Pihas Court, a variance is required to the development standards for a side yard setback. The side yard setback requirement for the R-4.5 zone, when at an intersection is 15 feet. The variance requests a 4.68 foot setback in order tq mitigate these special circumstances that exist due to the placement of Pihas Court, across SW 98`h Avenue. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land. The proposed use of the subject site will remain residential, the same as permitted under this title. All other City standards will be maintained by this variance. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be aversely affected any more than would occur if the development were developed as specified in the title. The proposed variance has been proposed in order to improve traffic systems by aligning the proposed road of the subdivision with Pihas Court. There will be no impacts on drainage, landforms or parks by this variance. The hardship is not self-imposed and the variance requested is the minimum variance, which would alleviate the hardship. The hardship is not self-imposed. The applicant had no control over the placement of Pihas Court, which is across SW 98th Avenue from the subject site. The variance request is made in order to remedy potential traffic hazards. This is the minimum variance that can be requested and still establish alignment with Pihas Court. FINDING: Based on the analysis above, the Variance criteria have been met. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-4.5: Low-Density residential zoning district. NOTICE OF DECISION PAGE 9 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION The R-4.5 zoning district has the following dimensional requirements: STANDARD R-4.5 Minimum Lot Size Detached unit 7,500 sq. ft. Duplexes -Attached unit[1] 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots -Attached unit lots 90 ft. Maximum Lot Coverage Minimum Setbacks Front yard 20 ft. Side facing street on corner&through lots 15 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 30ft. Minimum Landscape Requirement [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lots range in size from 6,767 square feet to 10,363 square feet. Based on the lot averaging standards of Section 18.430.020.D, lot sizes can be reduced to a minimum of 6,000 square feet as long as the average lot size for the entire subdivision is at least 7,500 square feet. The average lot size for the 10 lots proposed for this subdivision is 7,785 square feet. All of the proposed lots meet the minimum lot size and averaging requirements of the Code. All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. The applicant will be required to comply with the setbacks, height and lot coverage/landscape requirements during the building permit review process for the homes on individual lots. This is not a planned development, therefore, there will be no flexibility in the setbacks. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access. Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under the Street and Utility Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is proposed over a tract of land for lots 3-8. The joint access is labeled `Tract A" on the preliminary plan, however, `Tract A" is a separate piece of land, outside the boundaries of all proposed parcels. NOTICE OF DECISION PAGE 10 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Proposed parcels 1 and 2 will have a joint access drive from SW 98th Avenue. The access will be 30 feet in width and extend 22 feet into the parcels. After the 22-foot joint access, the drive splits into two separate drives, one on proposed lot #1 and proposed lot #2. The applicant has not indicated in what form the joint access will be filed (i.e. deed/crossover easement). Also the applicant does not address Tract `C" whether or not proposed lots 9 and 10 will take joint access from. Therefore, the applicant will be required to submit evidence that the proposed joint accesses will be legally recorded and submit evidence that lot 9 and 10 will or will not take joint access from Tract "C". The applicant will also provide access to the property to the south by means of an access easement through Tract Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Based on the plans submitted, proposed lots 1 and 2 have existing access to SW 98th Avenue. Lots 3-10 will have access onto tracts A and C, which will connect to proposed SW Pihas Street. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under 18.810 Street And Utility Improvements Standards later in this decision. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Public sidewalks are proposed on both sides of the proposed public street. Sidewalks shall be constructed per City standards. There are no other walkways proposed with this development. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. Based on the preliminary plan submitted by the applicant, Staff can not foresee any hazardous conditions associated with the proposed access. The plans provide for emergency vehicles by proposing turnarounds in the form of hammerheads located on the access for lots Tand 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Proposed lots 3-10 have access ogto the propose joublic street, via a private drive The proposed public street directs traffic to SW 98 Avenue. Lots f and 2 have access onto SW 98 Avenue, which is considered a minor collector. Because the access of lots 1 and 2 are combined, the standard is met. NOTICE OF DECISION PAGE 11 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. This criterion does not apply. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; According to the plans submitted, no access will be less than 20 feet in width, in accordance with Table 18.705.1. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground Boor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; This provision will be discussed under "Agency Comments" later in this decision. Section 18.705.030.H.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. There are no access drives in excess of 150 feet in length in the proposed development. The two (2) private drives labeled "Tract A" and "Tract C" are 145 feet in length and 83 feet in length. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit evidence that the proposed joint accesses will be legally recorded. Provide legal documentation permitting access to properties to the south of the project through Tract "C". Density Computations and Limitations: Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site are based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way and land for private streets from the total site area. Of the total site area (106,284 square feet), 21,911 square feet will be dedicated to public street right-of-way and private streets; there are no wetlands or land dedicated to the public for parks. This results in a net developable area of 84,373 square feet. The maximum number of lots permitted on this site, therefore, is 11 and the minimum number of lots is 8. The applicant's proposal to build 10 lots for single-family detached homes meets the maximum and minimum density requirements in an R-4.5 zone. FINDING: Because the applicant has proposed 10 lots and 11 lots is the maximum permitted based on the net acreage of the site, this standard has been satisfied. NOTICE OF DECISION PAGE 12 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; According to the "Tree Preservation & Mitigation Plan", street trees are proposed to be planted. However, the applicant has not provided information as to species or size. Therefore, the applicant will be conditioned to submit information addressing species and size of street trees. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. The Nacira Park Subdivision site is surrounded by detached single-family homes and undeveloped parcels with R-4.5 zoning. Therefore, this section does not apply. FINDING: Based on the analysis above, staff can not confirm that all of the landscaping and screening standards have been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION:Submit a revised plan that shows the species and size of the proposed street trees. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Tree Removal: Chapter 18.790 requires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development of the site. The applicant has submitted a tree inventory prepared by a certified arborist. The tree inventory indicates that there are 17 trees over 12 inches in caliper. Of these, 11 (tree numbers 1, 7, 15, 16, 17, 18, 19, 21, 26, 30 and 33) are considered hazardous or in poor condition. Of the remaining non- hazardous trees over 12 inches in caliper, the applicant is proposing to remove 1 and retain 5. The applicant is, therefore, retaining 77'/2 % of the non-hazardous trees which requires no mitigation. The applicant's arborist has provided tree protection recommendations. Following the tree protection recommendations will help assure that trees to be protected are not damaged during construction. A condition to this affect will be required. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: • Prior to construction, submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed, approval must be granted PRIOR to any tree removal. NOTICE OF DECISION PAGE 13 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Prior to ANY site work, tree protection measures must be installed for all trees to be retained. Once installed, a certified arborist and a member of the Planning Staff must approve the tree protection measures. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has not proposed any structures or vegetation in the vision clearance area. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. D — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 98th Avenue, which is classified as a minor collector on the City of Tigard Transportation Plan Map. At present, there is approximately 15 feet of ROW east of the centerline, according to the most recent tax assessor's map. The applicant's plans indicate they will dedicate another 15 feet of ROW to provide a total of 30 feet from centerline, to meet the standard. SW 98th Avenue is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of this site. The applicant's plans indicate they will construct the necessary street improvements to meet the standard. As a part of this subdivision, the applicant will construct full width improvements of a new public street. This new street will align across from SW Pihas Court at SW 98 Avenue. The new street extension is proposed to have a paved width of 28 feet, and a ROW width of 46 feet. These dimensions are adequate for any local residential street that will have no more than 500 average vehicle trips per day. Based upor1 the proposed development and the development potential of the land between this site and SW 95t' Avenue, this street should not carry any more than 500 cars per day. Therefore, the proposed street and ROW widths are acceptable. With the 28-foot width, parking will be restricted to one side only. The applicant shall install 'No Parking" signs on one side of the street. The new public street extension will need to carry the name, "SW Pihas Street", in order to provide consistency in the City's street name layout, and to avoid confusion for the Postal Service and emergency providers. NOTICE OF DECISION PAGE 14 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant's plan includes a realistic future extension of the new east/west public street to SW 95`h Avenue, and allows for adequate access to potential future development east of this site. The street profiles provided in the plans are reasonable as well. The applicant is also showing a private street stub to the south, between Lots 9 and 10, to provide for access to Tax Lot 2100 (1S1 35CD). Tax Lot 2100 is 0.74 acres, and could feasibly yield four lots. If a public street were stubbed to this property, however, the future developer would be required to end the public street with a cul-de-sac bulb. The public street would have no logical connection elsewhere, as the other properties around Tax Lot 2100 are developed. A cul-de-sac bulb on Tax Lot 2100 would greatly diminish the development potential of the site, which could lead to having a public street stub with no chance of completion. Since Tax Lot 2100 will only yield a few lots, it seems appropriate that it could be served from a private street. See the Private Streets section of this report for additional discussion. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no cul-de-sacs proposed with this development. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. As was stated above, the applicant's plans provide a reasonable street extension to the properties to the east. 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 s treet (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The proposed public and private streets in this development have street grades far less than the allowed maximum. NOTICE OF DECISION PAGE 15 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION 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. Thg applicant requested that the existing homes on Lots 1 and 2 be allowed to have access onto SW 98t Avenue, as they do now. Staff talked with the applicant and recommended they combine the two access points into one joint driveway with a turnaround. The applicant has shown such a joint driveway on their plans, and have shown how a turnaround will be constructed for both homes so that vehicles leaving the homes will be able to turn around before entering SW 98 h Avenue. This will prevent vehicles from backing into the mino1 collector traffic. Based upon the applicant's plans, Staff supports the request for access onto SW 98 h Avenue for Lots 1 and 2. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. There are two private streets proposed in this development, Tracts A and C. Tract A will serve a maximum of six lots (Lots 3 — 8), and will thereby meet the standard. Tract C will serve only Lots 9 and 10, but appears to be set up to provide for access to the property immediately south of the site. That offsite parcel appears to only be large enough to develop three lots in the future, so access to this private street would meet the "six lot" standard. The applicant must place a note on the final plat that will clearly state that the private street Tract C will be for the access benefit of the offsite parcel. The widths of both private streets are adequate for access, but must be restricted to no parking on both sides. The applicant shall place "No Parking" signs on both sides of both private streets. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) alon with the final plat that will clarify how the private property owners are to maintain the private streets). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs 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. There are no full blocks in the proposed development. There is also no other possible connection through to the east which is provided in this proposal. Therefore, this standard does not apply. NOTICE OF DECISION PAGE 16 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION 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. According to the plans, future street connection is possible from SW 98th to $SW 95th Avenue. However, sidewalks for bicycles and pedestrians are proposed to connect to SW 98 Avenue. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-4.5 zoning district is 7,500 square feet . The depth of proposed lot 10 exceeds 2.5 times the average width. This lot, however, is in compliance with this standard because it is less than 1.5 times the minimum lot size for this zone. All other lots have depths that are less than 2.5 times the average width. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots in the proposed development have at least 25 feet of frontage on a public or private street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a new sidewalk on the east side of SW 98th Avenue, and sidewalks on both sides of the new east/west public street extension, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line in SW 98th Avenue that has sufficient capacity to serve this development. The applicant's plans indicate they will extend a new public line into their development from the existing main line to serve the new lots. They will also extend the public line to the upstream boundaries of the site to facilitate service to adjacent unsewered parcels. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). NOTICE OF DECISION PAGE 17 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Planning Staff received a letter from neighbors who live on SW Lewis Lane, to the east of this site. Their letter states that they are concerned about the public storm drainage line outfall that should discharge near the southwest corner of that subdivision (Ruth Subdivision). Apparently, the outfall is plugged, and they are concerned that once the blockage is removed, stormwater from that pipe may flow toward the subject site. Staff reviewed the topography of the area and it appears that the water would not flow onto the subject site, but onto Tax Lot 2700 (1S1 35CD). Based upon City as-built information, any water flowing out of that pipe should flow onto Tax Lot 2700. However, to ensure that there will be no issues for the proposed subdivision, Staff recommends the applicant investigate the outfall situation and make sure additional provisions are not needed for this development. This issue should be reviewed and resolved as a part of the public improvement construction plan review process. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will provide 25-year detention in a pond to be located at the southwest corner of the site (Tract B). The preliminary sizing calculations submitted with the application indicate the detention volume will need to be approximately 1,100 cubic feet (cf). The area in Tract B should have ample space to accommodate a pond of this size. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No bikeway is associated with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: NOTICE OF DECISION PAGE 18 OF 22 SUB2000-00005NAR2000-00020-NACI RA PARK SUBDIVISION • 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 SW 98th Avenue. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 267 lineal feet; therefore, the fee would be $7,343.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located with1p the City's public water service area. There is an existing 8-inch public water main located in SW 98 Avenue. The applicant's plans indicate they will extend a new 8-inch main line into the development to serve the new lots. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA 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's plans indicate they plan to treat the onsite runoff in the pond to be located in Tract B. The water quality volume, according to the preliminary sizing calculations, will be approximately 1,252 cf. The pond area in Tract B should be large enough to accommodate both the 25-year detention volume and the water quality volume. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. NOTICE OF DECISION PAGE 19 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A grading and erosion control plan must be submitted to the Engineering Department as a part of the public improvement plan submittal. 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 $300.00 (10 lots X $30/address = $300.00). 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. F. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $189. The total TIF for a detached, single-family dwelling is $2,130. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is roughly proportional to the cost of dedication and construction of the internal streets. The applicant is proposing to dedicate approximately 15 feet of right-of-way along SW 98 and to make half-street improvements. The estimated cost of half-street improvements along SW 98t is $33,125 (265 feet x $125) and the estimated value of 15-foot dedication is $11,925 (3,975 square feet x $3 per square foot). Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $21,300 ($2,130 x 10 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $66,562 ($21 ,300 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $21,300, the unmitigated impact can be valued at $45,262. Given that the estimated cost of the dedication and half-street improvements is NOTICE OF DECISION PAGE 20 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION • $45,050 the requirement to make these improvements is roughly proportional to the impact of the development. The rough proportionality test does not require a dollar for dollar match, just that the improvements be roughly proportional to the cost of the development. Because the necessary improvements are only slightly higher than the unmitigated impact, staff finds that the rough proportionality test has been met. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Operations Utility Manager has reviewed the proposal and offered the following comments: The existing 4-inch water main from SW Pihas Court to SW Scott Court is not adequate to provide additional fire flews. This development will need to replace existing 4-inch with 8-inch line to Scott Court (across SW 98t frontage of project). Public water lines (main line) will not be allowed to be extended on private streets. Water meters for those lots on private streets to be located within public right-of-way. The City of Tigard Police Department has reviewed the proposal and has offered the following comments: Recommendation for "addressing' feature at foot of private drive off "public street" that provides access to flag lots 3, 4, 5, 6, 7 and 8. This would help reduce delays for emergency service providers, while also providing clear indication of residence house numbers for all other visitors. The City of Tigard Building Division has reviewed the proposal and has offered the following comments: Location and number of fire hydrants to be approved by Tualatin Valley Fire & Rescue. The City of Tigard Operations Department has reviewed the proposal and has no objections to it. SECTION VIII. AGENCY COMMENTS The Unified Sewerage Agency of Washington County has reviewed this proposal and has offered comments, which have been incorporated into the body of this decision. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1. Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. UFC Sec. 902.2.4). Signs shall read "NO PARKING — FIRE LANE — TOW AWAY ZONE, ORS 98.810 - 98.812' and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1 2. Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 3. 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) 4. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- 111-A-1. (UFC Appendix 111-A, Sec. 5) NOTICE OF DECISION PAGE 21 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Approved fire apparatus access roadways and firefighting water supplies shall be installed and • operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 24, 2001 AND EFFECTIVE ON FEBRUARY 8, 2001 UNLESS AN APPEAL IS FILED. AAp The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined tote 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 FEBRUARY 7, 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. A/Or January 24. 2001 PREPAR • B fl athew " cheidegger DATE Assistant Planner uti� January 24. 2001 APPROVED BY: Richard Be ,7 sdorff DATE Planning Manager i:\curpin\mathew\sub\sub2000-00005.doc NOTICE OF DECISION PAGE 22 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION / l .. 1 '-.'_J - -- \ / / f ` -- L-1•-- --_ CITY of TIGARD I' - f� r I 1— - il '� � i - VGEOICP.aIHiNC iNFIOTa MnY MSv5*AEw+ P. T- � - — � ,- — T-- _ !e- - , e 6T _ -- 1111-11_i Lam_ _ 7 1 li__ i \o I iL �._ �.: , — DAKOTA SUB2000-00005 1 .10111 VAR2000-00020 i , Ese__ MI i = A iii! - NACIRA PARK � • ■ ■ S UBDIVISION'''' . , 2 SUBJECT ��ITAX LOTS - P i Mit--------- - TI 1. r 1111110ri��iiiirl#111 1111.111111 fraik if, wits■■.\' ‘Npr i ■■ (r lipiel -\-\\N"\mi ,,A1114.6)111 . Pc 61 //■■'_p ■ MEADOW ST ��: ;: : i ■■■■!'I" CO. a PI 4'4,411111 111 Nair ' ��, ,,�� , 0 200 400 600 Feet •� W iii �C�MFR�+�' ' 1��_473 feet ei. Alk• 1 ...-.4041w1 -;iiirifil, bill. , City of Tigard • liga. 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I — .-_-.- O 187 WATER QUALITY-F-t8B_.l. - _� :Mk-DETENTION ~` �` �f64 SQ FT .� 7,840-SO-FT oIPDFOSED t3' ____j� FACILI _- I. 189—$I ,:. h$ ■ STRFfTDEWGiION ` �t 4,704 SO T”11e7_. . /-! _ -�_ _� 18•..__ _ 58958 W 1840 74.+; -- ;!�MrT IT;,�lr 42 - ]'�!�, 8 MHO 9/e'ROY MG NNW/1 PPE i --___4_ / NO CAP �-1R), I ,/ �, ...* CITY OF TIGARD SUB2000-00005/VAR2000-00020 crnwnoAlro SITE PLAN N NACIRA PARK SUBDIVISION (Map is not to scale) • • REQ UR PoR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: January 10, 2001 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer - RE: SUB 2000-00005, Nacira Park 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 minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 98th Avenue, which is classified as a minor collector on the City of Tigard Transportation Plan Map. At present, there is approximately 15 feet of ROW east of the centerline, according to the most recent tax assessor's map. The applicant's plans indicate they will dedicate another 15 feet of ROW to provide a total of 30 feet from centerline, to meet the standard. SW 98th Avenue is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of this site. The applicant's plans indicate they will construct the necessary street improvements to meet the standard. ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 1 As a part of this subdivision, the applicant will construct full width improvements of a new public street. This new street will align across from SW Pihas Court at SW 98th Avenue. The new street extension is proposed to have a paved width of 28 feet, and a ROW width of 46 feet. These dimensions are adequate for any local residential street that will have no more than 500 average vehicle trips per day. Based upon the proposed development and the development potential of the land between this site and SW 95th Avenue, this street should not carry any more than 500 cars per day. Therefore, the proposed street and ROW widths are acceptable. The new public street extension will need to carry the name, "SW Pihas Street", in order to provide consistency in the City's street name layout, and to avoid confusion for the Postal Service and emergency providers. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant's plan includes a realistic future extension of the new east/west public street to SW 95th Avenue, and allows for adequate access to potential future development east of this site. The street profiles provided in the plans are reasonable as well. 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 ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 2 • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no cul-de-sacs proposed with this development. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. As was stated above, the applicant's plans provide a reasonable street extension to the properties to the east. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The proposed public and private streets in this development have street grades far less than the allowed maximum. 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 2000-00005 Nacira Park Sub PAGE 3 • 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 requested that the existing homes on Lots 1 and 2 be allowed to have access onto SW 98th Avenue, as they do now. Staff talked with the applicant and recommended they combine the two access points into one joint driveway with a turnaround. The applicant has shown such a joint driveway on their plans, and have shown how a turnaround will be constructed for both homes so that vehicles leaving the homes will be able to turn around before entering SW 98th Avenue. This will prevent vehicles from backing into the minor collector traffic. Based upon the applicant's plans, Staff supports the request for access onto SW 98th Avenue for Lots 1 and 2. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. There are two private streets proposed in this development, Tracts A and C. Tract A will serve a maximum of six lots (Lots 3 — 8), and will thereby meet the standard. Tract C will serve only Lots 9 and 10. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) along with the final plat that will clarify how the private property owners are to maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 4 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. (TO BE FILLED IN BY PLANNING) Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. (TO BE FILLED IN BY PLANNING) Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. (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 a new sidewalk on the east side of SW 98th Avenue, and sidewalks on both sides of the new east/west public street extension, the applicant will meet this standard. ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 5 Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line in SW 98th Avenue that has sufficient capacity to serve this development. The applicant's plans indicate they will extend a new public line into their development from the existing main line to serve the new lots. They will also extend the public line to the upstream boundaries of the site to facilitate service to adjacent unsewered parcels. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). The storm drainage system in this development will adequately accommodate any upstream runoff that currently flows onto the site. At present there is no public storm runoff that crosses the site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 6 for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will provide 25-year detention in a pond to be located at the southwest corner of the site (Tract B). The preliminary sizing calculations submitted with the application indicate the detention volume will need to be approximately 1,100 cubic feet (cf). The area in Tract B should have ample space to accommodate a pond of this size. 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. Utilities: ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 7 Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along SW 98th Avenue. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 267 lineal feet; therefore the fee would be $ 7,343.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 8 This site is located within the City's public water service area. There is an existing 8-inch public water main located in SW 98th Avenue. The applicant's plans indicate they will extend a new 8-inch main line into the development to serve the new lots. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA 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's plans indicate they plan to treat the onsite runoff in the pond to be located in Tract B. The water quality volume, according to the preliminary sizing calculations, will be approximately 1,252 cf. The pond area in Tract B should be large enough to accommodate both the 25-year detention volume and the water quality volume. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 9 grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A grading and erosion control plan must be submitted to the Engineering Department as a part of the public improvement plan submittal. 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 $300.00 (10 lots X $30/address = $300.00). 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: 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. Seven (7) 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 ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 10 relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW 98th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a minor collector street from curb to centerline equal to 20 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 98th Avenue in a safe manner, as approved by the Engineering Department. ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 11 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, asphalt concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. A profile of SW 98th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. A profile of the new east/west street shall be provided, extending at least 300 feet beyond the boundary of this development, showing the existing grade and proposed future grade. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street shall meet the City's public street standard for a local residential street. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The 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 ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 12 immediately reinstall all deficient planting at the next appropriate planting opportunity. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$300.00. A joint use and maintenance agreement shall be executed and recorded on City standard forms for the common driveway to serve Lots 1 and 2. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private street. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 13 The applicant shall either place the existing overhead utility lines along SW 98th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 7,343.00 and it shall be paid prior to approval of the final plat. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. 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 dedications for SW 98th Avenue and the new public street 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: ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 14 Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: model home permits may be issued by the City apart from this condition, and in accordance with the City's model home policy). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. 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. ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 15 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 16 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. ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 17 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. ENGINEERING COMMENTS SUB 2000-00005 Nacira Park Sub PAGE 18 HALSTEAV S • ARBORICULTURE "Specialists in the care and preservation of trees" CONSULTANTS David Halstead, Consultant,B.S. Philip Hickey, Consultant,B.S. Phillip Whitcomb, Consultant P.C. Box 1182•Tualatin,OR 97062 AV' (503)245-1383 •• • November 7. 2000 I. Mr. Chris Christensen P.O. Box 91459 / Portland, OR 97219 Reference: Tree Assessment for Proposed Development a Location: East Side of SW 98"' Avenue at the Intersection of SW Pihas Court, • Tigard, Oregon _d Subject: Tree Survey/Mitigation Report• With your approval, I have inspected the site and site plan for the proposed 14!F housing project located on the east side of SW 98`h Avenue at the intersection of f SW Pihas Court, Tigard, Oregon. The purpose of this inspection was to identify all trees on-site and evaluate the preservation potential of all trees twelve inches in trunk diameter(measured at four feet above ground) and larger under the • ' forthcoming construction in accordance with the City of Tigard's Tree Ordinance Chapter 18.150. • t I have tagged and numbered all trees, both in the field and in this report that will . , A be affected by construction development using JK91200 through JK91235 series 1114k r tags for easy identification. Two of the tags, numbered 24 and 28, are used to represent twenty-four and five groups of similar trees, respectively. For the purposes of this report, all trees will be addressed using the last two digits of the tags only. TREE ASSESSMENT There are a total of fifty-four trees located within project boundaries. Thirty- seven of these trees are less than twelve inches in trunk diameter measured at four feet above ground and are not required to be part of the City of Tigard's "Tree Mitigation/Identification Program." Those trees are as follows: 14 (x24 trees), 22, 23, 24, 25, 27, 28 (x5 trees), 29, 31, and 32. Email: hac @spiritone.com www.spiritone.com/—hac CCB#0068646 Page 2 November 7, 2000 Reference: Tree Assessment for Proposed Development Location: East Side of SW 98m Avenue at the intersection of SW Pihas Court, Tigard, Oregon Subject: Tree Survey/Mitigation Report This leaves a residual of seventeen trees within project boundaries that are twelve inches in trunk diameter and larger that are required to be part of the City of Tigard's "Tree Mitigation/Identification Program." Eleven of these trees are hazardous, should be removed, and will not be mitigated. Of the remaining six trees that are preservable, one tree is within hardscape boundaries and/or will not survive construction trauma and will need to be mitigated under the City of Tigard's Mitigation Plan. The other five trees are being preserved under the forthcoming construction. Hazardous trees are as follows: Tree numbers 1, 7, 15, 16, 17, 18, 19, 21, 26, 30, and 33. It is not unusual to find this many hazardous trees on a partially developed site such as this. Most of these trees are native, growing in an overcrowded situation, and have never had any formal care. Most of the hazards come from severe decay, bark inclusions, and multiple trunks formed from breakage caused by winter storms. Trees that will not survive construction trauma, will be removed and therefore mitigated: Tree numbered 2 only. Trees that will be preserved are as follows: Tree numbers: 0, 6, 8, 9, and 20. Amount of Preservable Tree Retainage = 80% (4/5*100) "Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation"according to City Ordinance 18.150.025— 2b. Page 3 November 7, 2000 Reference: Tree Assessment for Proposed Development Location: East Side of SW 98"'Avenue at the Intersection of SW Pihas Court, Tigard, Oregon Subject: Tree Survey/Mitigation Report *** It should be noted that there are an additional nine trees located on neighboring properties very close to project boundaries. These trees will be protected and measures taken for their preservation (See tree care and preservation guidelines). Those trees are recognized with an "N"after the tree number and are as follows: 3N, 4N, 5N, 10N, 11N, 12N, 13N, 34N, and 35N. All preserved trees should do well and survive construction trauma providing their root zones are not disturbed and the tree care and preservation guidelines listed below are followed. Tree Care and Preservation Guidelines Before construction begins, preserved tree(s) root zone(s) will need to be protected by the installation of orange colored Tree Protection Fencing out to the canopy dripline of preserved tree(s). Fencing needs to be attached to 7-foot tall steel fence posts placed eight feet apart on center forming a protective line around the preserved trees and fence posts need to be securely anchored in the soil to a depth of two feet. A small diameter cable and/or heavy wire should be weaved and sewn through the protective fencing two feet above ground to secure the fencing. The fencing, as described, will need to be maintained throughout the entirety of the project. Before any work is done within the protected area and/or if the fencing needs to be adjusted due to hardscape construction, it will first require the approval of the consulting arborist and then be supervised on-site. Structural and deadwood tree pruning will also need to be completed during construction site preparation/site clearing in order to make these trees safe for surrounding persons and property. The arboriculture technicians working within the trees will also need to inspect the tree/s very carefully to make sure that preserved trees are well prepared for the forthcoming construction. After project completion, therapeutic fertilization will be necessary for all preserved trees to help stimulate new root growth from roots damaged during construction and replenish any loss of soil nutrients for optimum tree growth. Page 4 November 7, 2000 Reference: Tree Assessment for Proposed Development Location: East Side of SW 98`h Avenue at the Intersection of SW Pihas Court, Tigard, Oregon Subject: Tree Survey/Mitigation Report Tree Care and Preservation Guidelines - continued Hazardous tree removal within project boundaries needs to be completed in a careful manner as to not damage any preserved trees. Any tree or existing stump removed within 15 feet of a preserved tree needs to have the stump ground-out rather than excavated to reduce overall root trauma. If! can be of further assistance and/or if more technical information is needed, please contact me immediately. Sincerely, Philip C. Hickey BS AAS Certified Arborist PN-1604 MEMORANDUM CITY %.,y���R RD TO: Matt Scheideger c••� '!_:, • • • FROM: Matt Stine, City Forester RE: Nacira Park Subdivision DATE: December 7, 2000 Matt, As requested by Julia I have provided some comments on the "Nacira Park Subdivision" project. If you have any questions or concerns regarding my comments please contact me anytime. TREE PROTECTION DEVICES 1) All tree protection devices shall be located on the Tree Protection Plan. On the Tree Protection Plans that I received all of the trees that will be protected are identified. 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 be extensively impacted from the construction must also be protected. 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. 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. 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. No grading, filling or any other construction activity may occur within the tree protection devices at any time unless approved by the City Forester. 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. 6) All tree protection devises shall be constructed according to the attached illustrations (Figures D-5 and D-6). 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 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 1foot of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' 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. 8) Identify, on the Tree Protection Plan, the location of the stockpile area and the staging area (if different from the stockpile area). 9) All of this information must be included in the final plan's notes or drawings. 10) **Specifically relating to this project are nine trees that will be affected by construction activities at this site. All nine of these trees are identified on the Tree Preservation Plan (7/7). All nine of these trees shall receive the same root- zone protection as if they were located on the construction site. Follow all tree protection guidelines listed above. All guidelines must be strictly adhered to and followed at all times.** TREE SPECIES SELECTION & PLANTING 1) All plant quality must be selected according to the American National Standards Institute's standard for nursery stock (Z60). This document is also known as the American Standard for Nursery Stock (ANSI Z60). 2) All tree planting must 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. These guidelines must be followed and adhered to at all times. 3) In order to develop tree species diversity onsite the following guidelines must be followed: • No more than 30% of any one family shall be planted onsite. • No more than 20% of any one genus shall be planted onsite. • No more than 10% of any one species shall be planted onsite. 4) All of this information must 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. Sincerely, ,4 1�r Matt Stine City Forester FNCHCR PO5T5 ShOULP B= HIGHLY VISIBLE MINIMUM 2' STEEL U CHANNEL FLAGGING ATTACHED TO TOPS OR 212" TIMBER,6' IN LENGTH OF ANCHOR POSTS USE 2"X4" LUMBER MAXIMUM 8 FEET FOR CROSS BRACING r •-- _■_•■■■tw ■■■.■w■II I U.■tw•?t,■■g■w■� wwi war riff Miw�ii i i�air�►�i r m.r■� =■ti.tti/M 11.10.11011MUNIMOSOMMIMME �■�■�■� Airdwailmonswiwardsaimtammrammormaimamomaremmamraor ■�■�■wl 11111■r/w■wuw■N■MM _■ NIIMOM •■1.■I• .■/■.■i1S■/■MO■Z7■/■•■I• irrii71irwrAVAVwwrriwiwrr ■■■11111■t ■It■wI 4 FEET w■t�■w■wt�w■■�■w■�■w■�■�■?�■/■w■w MINIMUM w ii►w w�wwi���w wii��.�i w��r t>•■_■_ m t ommi.wlw■t■■■l■■ t womuretw w��rrw�iwirwi wwww� wiww _■_■w■� wt■r■ti■�■wt.i■w� _■_._•_ iri r uramoramorAm r ariw w r r�i�►m r w .■/■w■MS ■/■1111111111■■w■1■■w■iw wl■/■w/� ww.ww��iwr�r rw�� �r�w g■/■w■wl wl■r■r■�w■/■w■�i■r■w■wl GO ANCHOR POST5 MLST SE INSTALLED TO A DEPTH OF NO LESS THAN 1/3 THE TOTAL HF_GHT OF POST USE 8"WIRE 'U' TO SECURE FENCE BOTTOM Notes: 1. Blaze orange or blue plastic mesh fence for forest protection device,only. 2. Boundaries of Retention Area will be established as part of the forest conservation plan review process. 3. Boundaries of Retention Area should be staked and flagged prior to installing device. 4.Avoid damage to critical root zone. Do not damage or sever large roots when Installing posts. S. Protection signs are required. 6. Device should be maintained throughout construction. Source:Adapted from Prince Goorge's Courty,Maryland'woodland Conservation Manual and Forest Conservation Manual, 1991 Plastic Mesh Tree Protection Fence Figure D-5 D - 6 • ANCHOR POSTS SHOULD 13E. HI(HIY VISIBLE MINIMUM 2" STEEL U CHANNEL FLAGGING ATlACHFD TO TOPS OR 2"X2" TIMBER,o IN LENGTH OF ANCHOR POSTS MAXIMUM f5 FEET USE 2'X4't 11M3ER —'+ FOR CROSS BRACING li■_1w■_ ffi■.■fi■?ffi■fi■ffiltra■1111I1I111III11 mimieems1111 ■f■ffifafi •1.11.1•11■•1110■=111111 tw■.11111110 wiwwi�wwwiw���ii�► rrrw •1111111101i1111 ■.1•11•11101111S1 ■•f••• irriiamo►rrrrri. u rirrrr►i fi■�■1i�11f11 11111111•111110111111•1111111111110111111111111111111110M1 4 FEET ial►wi���►irrrwwir� rrrir fi■1■■�1� fi■U1•11W 1f�■�1i■f■■dill MINiMIJM iwrimria►wr Amrwniiirunnrrwr firfl•Iwf� fi11.•_111�1�1_■w■ ,_u1■■1�t� lIA■�f�1 ■1•■�1=/��f�1 ■M1f1■MI •1s11.111MI 1111■.■111111111111.U.1M■OIN •■s■1iif■ rir��rii .w �rrr� �r�r fi■f■■fifli ■j■•■Ti■1Ti•1U■�■1■Ti11■t1111■1■m •rr��rr ANCHOR POSTS MUST BE INSTALLED TO A DEPTH OF NO LESS THAN 1/3 THE TOTAL HEIGHT OF POST — - USE B"WIRE 'U' TO SECURE FENCE BOTTOM Notes: 1. Blaze orange or blue plastic mesh fence for forest protection device, only. 2. Boundaries of Retention Area will be established as part of the forest conservation plan review process. 3. Boundaries of Retention Area should be staked and flagged prior to installing device. 4.Avoid damage to critical root zone. Do not damage or sever large roots when Installing posts. 5. Protection signs are required. 6. Device should be maintained throughout construction. Source:Adapted from Prince George's County.Maryland:Woodland Conservation Manual and Forest Conservation Manual, 1991 Wire Tree Protection Fence Figure 0:6 D- 7 REQUEST FOR COMMENTS CITY OF TIGARD Community'Development Shaping A Better Community . DATE: November 27,2000 RECEIVED ANNING jar' Michael Miller,Operations Utility Manager City of Tigard Planning Division DEC 1 2 2000 L►;Y pr TIGgRp STAFF CONTACT: Julia Powell Hajduk,Associate Planner 1x4011 Phone: 15031639-4111/Fax: (5031 684-1291 SUBDIVISION[SUB)2000-00005/VARIANCE[VAR)2000-00020 NACIRA PARK SUBDIVISION A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The applicant is also requesting a setback variance to reduce the side yard setback for an existing house in the subdivision to allow for the street alignment as required by the City. LOCATION: The project site is located on SW 98"' at 11670 and 11700 SW 98th Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. ZONE: R-4.5; Single-Family Low Density Residential - 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R- 4.5 zoning district is to establish sites for single-family residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). 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: DECEMBER 11, 2000. 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: 7A 8X r S ,i.tr t ►vim}- wA-rte . a t.ATtli FYLAA.t. $LJ fikiKIS Lr 51L.0 .1157- ,e-Oban.tirvs-E 7 przcvJo. /4-,r7v(7J2 J . �: ,�"� .t . 77- /��y P:v1E>ti!r 6,),mac. it/E6-0 T , pL, —L tr 6, 4-- w, 7l- ( I4/L l,1 , c.rrr r- e-. (i4'G(Lcxc .xu 91jT`f 12v.Qraz, (.4..)/47- 2,- G/N5 S �/Yi cf.v tin/E) c c. - it/6 r 136-- ;as- rIk--v c1") P2,✓n 7-6 3Ti-tse7c. AM-7-614_ 1Z4&�r�A Or.- ✓✓Y;'� T /BE ( TE?? c14„7-Xi/,U PGt43i-✓C.-- k./tc r Lc" tt)/4-21 ('lease provide the following information)Name of Person(s)Commenting: Phone Number's): k3q I . • .. A ,__ _ UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY RECEIVED PLANNING MEMORANDUM DEC 1 1 2000 CITY OF TIGARD DATE: December 7, 2000 TO: Julia Powell Hadjuk, Associate Planner City of Tigard f A r FROM: Lee Walke • te,. SUBJECT: Comments acira Park Subdivision, Sub (2000-00005) SANITARY SEWER Each lot in the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with Unified Sewerage Agency's Design and Construction Standards. Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 00-7. STORM SEWER Each lot in the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by the R&O. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. EROSION CONTROL An Erosion Control Permit is necessary 155 North First Avenue, Suite 270, MS 10 Phone: 503/846-8621 Hillsboro, Oregon 97124-3072 FAX: 503/846-3525 s MEMORANDUM DATE: December 7, 2000 TO: Julia Powell Hadjuk, Associate Planner City of Tigard FROM: Lee Walker, USA SUBJECT: Comments for Nacira Park Subdivision, Sub (2000-00005) SANITARY SEWER Each lot in the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with Unified Sewerage Agency's Design and Construction Standards. Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 00-7. STORM SEWER Each lot in the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by the R&O. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. EROSION CONTROL An Erosion Control Permit is necessary A. REQUEST FOR COMMENTS CITY OF IGARD Community Development ShapingA Better Community DATE: November 21,2000 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division DEC 1 1 2000 STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x401) CITY OF TlGARD Phone: [503)639-4111/Fax: [503)684-1291 SUBDIVISION[SUB)2000-00005/VARIANCE[VAR)2000-00020 NACIRA PARK SUBDIVISION — A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The applicant is also requesting a setback variance to reduce the side yard setback for an existing house in the subdivision to allow for the street alignment as required by the City. LOCATION: The project site is located on SW 98`h at 11670 and 11700 SW 98`h Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. ZONE: R-4.5; Single-Family Low Density Residential - 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R- 4.5 zoning district is to establish sites for single-family residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). 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: DECEMBER 11, 2000. 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: 12¢comr/,r.dr/•kw■• car 0,444-bloc c&ctk, ork" CcITV clio 'Ct d04¢. oFf r pub\�c Akwlc 0-(Cki t OC.t-142 � o'er t , 1,,'1 q, Wool dalQ ea0C)- �,a\at earAel�v�ncy 4et∎hat , Q4o,naal5 v ;� a\cod Pd0,11∎∎5 c\fai \d\Aicat+a6 it44()nCR, YvVit n UP4Ae,15 4( a\\ o VAS (c ase provide the following information)Name of Persons)Commenting: 3. Viol e. Phone Number[s): RECEIVED To: Julia Powell Hajduk DEC - 7 2000 Written comments concerning subdivision 2000-00005 COMMUNITY DEVELOPMENT File Name: Nacira Park Subdivision We the residents of 9690, 9655,9625, and 9660 SW Lewis Ln. Tigard have concerns regarding the impact of our streets storm water on us as homeowners, and on future homeowners of the proposed subdivision. Our storm drain is currently clogged, and there is no visible out fall. Tigard public works has delayed work on the line until the spring. The water is currently bubbling out of the ground at the suspected out fall site. It is running downhill into Karen Orr's backyard, which borders the proposed site. We feel that the impact of this storm water, especially when the out fall is cleared, could create serious problems for us as well as the future homeowners of the proposed subdivision. We feel that the impact of this water should be fully assessed before the approval of the proposed subdivision. We the residents of 9690, 9655, and 9660 SW Lewis Ln. Tigard have concerns regarding our storm water. All of our roof water is currently connected with underground pipes, with a six inch line that drains directly onto the proposed subdivision. We request a solution that in no way will ever have an adverse effect on us. For example, a clogged or broken pipe with no legal access to make repairs. We also request a meeting with you and the developer before approval, as was mentioned in a phone conversation with Linda Eaton a few weeks ago. Thank you. Signed %;L 4;) 94. 96 d7b. ?0 01-rOt 6 " ' C30:2 s REQUEST FOR COMMENTS CITY OF IIGARD Community(Development Shaping f7 Better Community DATE: November 27,2000 RECEIVED PLANNING TO: Gary Lampella,Building Official NOV 3 0 2000 FROM: City of Tigard Planning Division C!Ty OF TIGARD STAFF CONTACT: Julia Powell Hajduk,Associate Planner(x407) Phone: [503)639-4171/Fax: (503)684-7297 SUBDIVISION[SUB)2000-00005/VARIANCE[VAR)2000-00020 NACIRA PARK SUBDIVISION A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The applicant is also requesting a setback variance to reduce the side yard setback for an existing house in the subdivision to allow for the street alignment as required by the City. LOCATION: The project site is located on SW 98th at 11670 and 11700 SW 98`h Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. ZONE: R-4.5; Single-Family Low Density Residential - 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R- 4.5 zoning district is to establish sites for single-family residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). 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: DECEMBER 11, 2000. 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: (lease provide the foffsrwing information,Name of Persons)Commenting: I Phone Number(s): REQUEST FOR COMMENTS g aoQo C o rnn u n t ty'Devetopmcnt t SiiaptngA Bettcr Community DATE: November 27,2000 RECEIVED PLANNING TO: Richard Jackson,Quest Communications NOV 2 9 2000 FROM: efts of Tigard Planning Division clrYOF Tip STAFF CONTACT; Jolla Powell Heide,Associate Planner tx401] Phone: 15081 63Y-41/1/Pax: t5041 684-7 97 SUBDIVISION MUM 2000-00005/VARIANCE(VARI 2000-00020 NACISA PARK SUBDIVISION 44 A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The applicant is also requesting a setback variance to reduce the side yard setback for an existing house in the subdivision to allow for the street alignment as required by the City. LOCATION: The project site is located on SW 98'~ at 11670 and 11700 SW 98'" Avenue; WCTM 15135CD, Tax Lots 1800 and 1900. ZONE: R-4.5: Single-Family Low Density Residential - 7.500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R- 4.5 zoning district is to establish sites for single-family residential developments APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures): 18.430 (Subdivision); 18.510 (Residential Zoning Districts): 18.705 (Access. Egress and Circulation). 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal). 18 795 (Visual Clearance Areas), and 18.810 (Street and Utility Improvement Standards)_ 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 NE FD YOUR COMMENTS BACK B : DECEMBER 11. 2000. You may use the space provided below or attach a separate letter to return your comments. (, ou 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 LW.VVlt4G:TtEM$'T..H l 'APPL? . 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: TTh�� I o n a 1' _ a te Q J y_ ( / t 'provide rkc fn1Totving infvrmattnn)Name of Personta]Commenting: �e�Rde `mss 1 later....Ui•.aak.aeri..l. r G / I 6P1-d lO/l0 d P18-1 -woad wdEl:tiO 00-8Z-11 REQUEST FOR COMMENTS C.OF TIGARD Community Development Shaping,?Better Community DATE: November 21,2000 RECEIVED PLANNING TO: John Roy,Property Manager/Operations Department NOV 2 8 2000 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x401) Phone: [503)639-4111/Fax: [503)684-1291 SUBDIVISION[SUB)2000-00005/VARIANCE[VAR)2000-00020 NACIRA PARK SUBDIVISION A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The applicant is also requesting a setback variance to reduce the side yard setback for an existing house in the subdivision to allow for the street alignment as required by the City. LOCATION: The project site is located on SW 98"' at 11670 and 11700 SW 98`h Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. ZONE: R-4.5; Single-Family Low Density Residential - 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R- 4.5 zoning district is to establish sites for single-family residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). 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: DECEMBER 11, 2000. 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: (c'dease provide thefoffowing information)Name of Persons)Commenting: _ I Phone Number[s): I REQUEST FOR COMMENTS CITY OFTIIOARD Community(Development Shaping Better Community DATE: November 21,2000 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Julia Powell Hajduk,Associate Planner[x401) Phone: (503)639-4111/Fax: (5031684429/ SUBDIVISION[SUB)2000-00005/VARIANCE[VAR)2000-00020 NACIRA PARK SUBDIVISION A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The applicant is also requesting a setback variance to reduce the side yard setback for an existing house in the subdivision to allow for the street alignment as required by the City. LOCATION: The project site is located on SW 98th at 11670 and 11700 SW 98th Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. ZONE: R-4.5; Single-Family Low Density Residential - 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R- 4.5 zoning district is to establish sites for single-family residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). 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: DECEMBER 11, 2000. 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 the following information)Name of Person(s)Commenting: I Phone Number's): I CIOOF TIGARD REQUEST FOR COMMITS NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS FILE NOM: S'u3 7_oac)- ococ FILE NAME[SJ: V4/- i-,, ( 'irk CITIZEN INVOLVEMENT TEAMS I4-DAY PENDING APPLICATION NOTICE TO CIT AREA: Central ❑ East ❑ South ❑ West ❑ Li Also Place For Review in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Nadine Smith,Supervisor C�rOMMUNITY DVLPMNT. DEPT./Dvlpmnt Svcs.Technicians POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official 1 =ENGINEERING DEPT./Brian Rager,Drlpmnt Review Engineer WATER DEPT./Michael Miller.Utilities Manager CITY ADMINISTRATION/Cathy Wheatley.City Recorder VOPERATIONS DEPT./John Roy,Property Mgr.-Matt Stine,Arborist ✓ PLANNER- TIME TO POST PROJECT SITE! SPECIAL DISTRICTS TUAL. HILLS PARK&REC. DIST.* TUALATIN VALLEY FIRE& RESCUE * _TUALATIN VALLEY WATER DISTRICT * UNIFIED SWRGE.AGENCY * Planning Manager fire Marshall Administrative Office Julia Huffnan/SWM Program 15707 SW Walker Road Washington County fire District PO Box 745 155 N.First Street Beaverton,OR 91006 (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 Managementcoordrnator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,creenspaces Coordinator(CPA2OA) Larry French(Comp.Plan Amendments Only) PO Box 2946 _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager _ C.D. Manager,Growth Management sennces Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY * King City,OR 97224 _ OR.DEPT.OF ENERGY(Rowemnes in Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division 155 N.First Avenue CITY OF LAKE OSWEGO * Routing TTRC-Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 _Brent Curtis(cPA) Lake Oswego,OR 97034 _Gregg Leion(cpA) OR.DEPT.OF ENVIRON.QUALITY(DEC)) ODOT,REGION 1 * _Anne LaMountain(IoAn)RB) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Phil Healy(ioAiuRB) David Knowles,Planning Bureau Dr Regional Administrator _Carl Toland, Right-of-Way Section(vacations) Steve Conway(General Apps) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(ceuzU,MS 11 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(zcA)MS 15 Portland,OR 97204 _Doria Mateja(zcA)Ms 14 ODOT,REGION 1 -DISTRICT 2A * Jane Estes,Perini[specialist 5440 SW Westgate Drive,Suite 350 h:\pattyvnasters\Request For Comments Notification List 2.doc (Revised: 19-Oct-00) Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR, BURLINGTON NORTHERN/SANTA FE RJR,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 _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (if Project is Within'A Mile of A Trance 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 _GENERAL TELEPHONE _ QUEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer Elaine Self,Engineering Richard Jackson,Engineering 9480 SW Boeckman Road 220 NW Second Avenue MC: OR03O546 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _TCI CABLE(Apps e.ofHawN.ot99W) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merin Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006-5152 Portland,OR 97232 *INDICATES AUTOMATIC NOTITICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHINS00'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING Community(Development Shaping Better Community STATE. OE OREGON- ) County of Washington )ss. City of Tigard ) I, Patricuz L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist Ilfor the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) NOTICE OF PENDING LAND USE APPLICATION FOR: AMENDED NOTICE (File No./Name Reference) _ City of Tigard Planning Director NOTICE OF DECISION FOR: SUB2000-00005/VAR2000-00020 - NACIRA PARK SUBDIVISION ❑ AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: . / AMENDED NOTICE (File NoJName 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 Hearings) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council ❑ NOTICE OF: (Type/Kind of Notice) FOR: E7 I (File No./Name Reference) (Date of Public Hearing.if applicable A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISJ of which is attached, marked Exhihit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked EXI1ibit'Bt on January 24,,2001, and eposite• in the United States Mail on January 24,2001, postage prepaid. L / .f-1 - r -e lJlL- (Person t Prepared Noti.3 Subscribed and sworn/affirmed be ore me on the ,0 of �� , 2001 . r►'.>:, OFFICIAL SEAL 7 , DIANE M JELDERKS NOTARY PUBLIC-OREGON NOTARY P LIC EGO COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 My Commission Expires: / �/^ EX1 NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2000-00005 VARIANCE (VAR) 2000-00020 CI TY OF TIC,ARD NACIRA PARK SUBDIVISION Community tycDevelmment Shaping Better Comnrunit\ 120 DAYS = 3/21/2001 SECTION I. APPLICATION SUMMARY FILE NAME: NACIRA PARK SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2000-00005 Variance (VAR) VAR2000-00020 REQUEST: A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. APPLICANT: Vista NW/Interlocking Enterprise, Inc. OWNER: Margaret Witthar Chris Christensen Berniece Jones, Trustee PO Box 91459 9855 SW Garrett Street Portland, OR 97291 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5; Single-Family Low Density Residential — 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to establish sites for single-family residential developments. LOCATION: The project site is located on SW 98th At 11670 and 11700 SW 98th Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments) 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 24, 2001 AND BECOMES EFFECTIVE ON FEBRUARY 8, 2001 UNLESS AN APPEAL IS FILED. App eal: 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 FEBRUARY 7, 2001 . Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheide•ger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. VICINITY MAP Noa.a o SUB2000-00005 VAR2000-00020 NACIRA PARK L SUBDIVISION 2 SUBJECT TAX LOTS 6'OtCt - N > , \\\\\\` .H.aeu w Glaua 11 y D r�tl ` , rr�4rr ..M... CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT Ag DTI ,.,. - - a� _ a1.r1 I.l]! a jl ) 1 7mssnrr 1 r.30asbm. gl '. 4 I xl : -Ix 4-_7 r.L _._— _ d` qZ �ne+n;... Ik - 4717 son - 6 7..1237GF_T x- I� J ,SLY a , 7.4 r7 I O $ ' 7,lo7son >--, ®1 M2 SO rti • °` i,e, a ~- V:--2— ..rAt� aw'A� _ l r SW PINAS COURT a- uln��iw "` a ■ ,� i f ' !i ' r cib\�,I r• O , pp((W.Wm-,..� � �.. _ ....,... __ �II . I °rApt/ I I� ,mR — 70'50.. �s ar"�'�aucreax `mss --�i.7a SO Fr" . ' '3'.r Eli :°� ,�``-- ' ., till <- -JYLL' - CITY OF TIGARD T SUB2000-00005/VAR2000-00020 SITI PLAN N NACIRA PARK SUBDIVISION (Nap ts not to scale) EXHIBIT B is 135DC-03600 1St 35CD-02500 ADAMS HAZEL L CORYELL JACK M AND ALICE 0 11700 SW 95TH AVE TRUSTEES TIGARD,OR 97223 9900 SW 92ND PORTLAND,OR 97223 1 S 135CD-07700 1 S 135C D-06200 ALBERTSON CAROLINE CONNOLLY& COX CHRISTIE L ALBERTSON ERIC W 9714 SW LONDON CT 1599 SW UNDERHILL RD TIGARD,OR 97223 PORTLAND,OR 97219 is 135C D-00100 1 S 135CD-07500 ALVARADO MARTA M TRUSTEE DAVIES KATHRYN L 11525 SW 95TH AVE 9713 SW LONDON CT TIGARD, OR 97223 TIGARD,OR 97223 1S 135C0-08300 1 S 135CD-03700 ANDERSEN STUART R DAW LAWRENCE D 9738 SW LONDON CT DAISY L TIGARD, OR 97223 11605 SW 95TH AVE TIGARD,OR 97223 151 35CD-06000 1 S 135CD-02000 ARNOLD MARGARET E DAWESM UNA JESSIE PO BOX 231178 11760 SW 98TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CD-02801 1 S 135C D-01702 BENNKE DAVID P DOBLIE JUDY K 11685 SW 95TH AVE 11640 SW 98TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CD-07100 1 S 135C D-01500 BRINK LOIS M DORSETT R CRAIG 9721 SW LONDON CT 11550 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135C0-08000 , 1S135CD-02900 BROWN MARCIE A DOTSON JASON B/SUE D 9732 SW LONDON CT 9570 SW LEWIS LANE TIGARD,OR 97223 TIGARD,OR 97223 IS 135CD-07200 1 S 135CD-09200 CHOY MARIANNE DRENNAN DAVID A&JOAN&JOHN 13434 BANNING ST PO BOX 23603 FONTANA,CA 92336 TIGARD,OR 97281 1 S 1350 D-07300 1 5CD-09001 CLARKE SHERI L AND DREN• ► /AVID A&JOAN&JOHN MARSDEN DONALD W PO :t. • 2 9717 SW LONDON CT T ARD,OR 9 81 TIGARD, OR 97223 1 S 135CD-09100 1 S 135CD-01700 DR NA ID A&JOAN&JOHN GETTY SHARON MARIE PO B 3603 11630 SW 98TH TI RD,0 97281 TIGARD,OR 97223 1 S 135CD-00202 1 S135CD-05300 DRENNAN DAVID A&JOAN L GRAHAM GARY L AND DRENNAN JOHN W DELORIES C PO BOX 23603 9743 SW LONDON CT TIGARD,OR 97281 TIGARD,OR 97223 1 S 135CD-08900 1 S 135C D-04800 DRENNAN JOHN W/DAVID A& GROVER CHRISTOPHER P JOAN 9785 SW LONDON CT PO BOX 23603 TIGARD,OR 97223 TIGARD,OR 97281 1 S 135C D-03601 1 S 135CA-01100 EATON RICHARD B&LINDA L GROW RUSSELL B&ALICE M 9625 SW LEWIS LN 11455 SW 98TH TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CD-01600 1 S 135DC-04600 EMPKIE ROBERT JR HAZEL GUILE E ERNEST AND 5314 NW INNISBROOK PLACE GUILLE ANN W PORTLAND, OR 97229 PO BOX 60169 RIYADH,SA 11545 1 S 135C D-02001 1 S 135CD-08500 FINLAY ROBERT R HALL SIEGLINDE 11790 SW 98TH AVE 9747 SW LONDON SQUARE CT TIGARD,OR 97223 TIGARD,OR 97223 • 1S1 35C D-04700 1 S 135C D-00205 FINN RICHARD ALLEN HASTING THOMAS D 17307 SE OATFIELD RD SHARON M MILWAUKIE,OR 97267 9555 SW LEWIS LA TIGARD,OR 97223 1 S 135C D-01201 1 S 135CD-03800 FOERSTER EDWARD DOROTHY HASTING THOMAS D&SHARON M Go SCOTT JANET K 9555 SW LEWIS LN 13467 SW LAURMONT CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-09800 1 S 135CD-01703 FOSTER DEANNA K HELTZEL KENNETH L&HELEN M 9991 SW PIHAS CT 5131 SW FREEMAN CT TIGARD,OR 97223 PORTLAND,OR 97219 1St 35CD-08400 1S1 35CD-06600 GANN KIM L HENDERSON SARAH ANNE 9740 SW LONDON CT 9722 SW LONDON CT TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CD-06800 1 S 135C D-00790 HOLIEN CHRISTOPHER&CHRISTINE LAMM FAMILY TRUST 1 9726 SW LONDON CT 11520 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-03900 1 S 135C0-02701 HOUSING AUTHORITY OF LAWRENCE JUSTIN WASHINGTON COUNTY 9307 SE GLADSTONE 111 NE LINCOLN ST#200-L PORTLAND,OR 97266 HILLSBORO,OR 97124 1 S 135CD-06100 1 S 135CD-02702 HOWARTH DENISE L LEBEN ANNES&KOLOLINSE 9712 SW LONDON CT 11715 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-08200 15135CD-00200 JASPER TERRIA L LEWIS DAVID E&MARSHA E TRS 9736 SW LONDON CT 9575 SW LEWIS LN TIGARD, OR 97223 PORTLAND,OR 97223 1S1 35CD-03500 5CD-00201 JOY DANIEL J LEW •A : &MARSHA E TRS 9655 SW LEWIS LN 9575 •' IS LN TIGARD, OR 97223 TLAND, •R 97223 1 S 135CD-05000 1 S135CD-00101 JUST BEVERLY ANN LEWIS DAVID F&MARSHA F TRUSTE 9765 SW LONDON CT 9575 SW LEWIS LN TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-03200 1 S 135CD-00300 KALIN LINDA MICHELE LEWIS GARY M TRUSTEE 9630 SW LEWIS LN 3975 SW 97TH AVE TIGARD, OR 97223 PORTLAND,OR 97225 1S 135CD-03400 15135CD-07900 KNEELAND JAMES H&DEBORAH L LEWIS JENIFER J 9690 SW LEWIS LN 9731 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-05100 1 S 135CD-03600 KOR DEBORAH A LEWIS SEAN M&JANEL K c/o COBB TIA J 9595 SW LEWIS LN 9755 SW LONDON CT TIGARD,OR 97223 TIGARD, OR 97223 1 S 135CD-01400 15135CA-07300 KOSKI ALICE M &STEVEN J TRS LINDQUIST STUART H 11735 SW 98TH PO BOX 42135 TIGARD, OR 97223 PORTLAND,OR 97242 1 S 135C D-06700 1 S 135CD-010 LINDSEY RONALD G MORR MARK A AND JANICE 9724 SW LONDON CT 1515 S 141ST TIGARD,OR 97223 TIGARD, R 97224 1 S 135CD-05400 1 S 135CD-06400 LONDON SQUARE HOMEOWNERS MORTON DEBRA D& ASSOCIATION THE BUTLER DUANE ATTN:A RICHARD VIAL 9718 SW LONDON CT 1 SW COLUMBIA ST STE 555 TIGARD,OR 97223 PORTLAND,OR 97258 1 S 135C D-01004 1 S 135CD-01006 LONG DANNY J MUESKE LAVERN R/KAREN KIM 12020 SW TOOZE RD 9955-57 SW SCOTT CT SHERWOOD, OR 97140 TIGARD,OR 97233 11500-00500 1 S 135CD-05500 MAHAR MARYLOU NAPIER JANICE D 16200 SW PACIFIC HWY#129 9700 SW LONDON CT TIGARD, OR 97223 TIGARD,OR 97223 1 S 135C D-08700 1 S 135CD-01009 MATRIX DEVELOPMENT CORP NORGART PAUL KEVIN/HELEN DENISE 12755 SW 69TH AVE STE 100 16212 SW SNAPDRAGON LN TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CC-04000 1 S 135C D-06500 MCCALL PROPERTIES INC ORINGDULPH LYNN ALLISON 808 SW 15TH AVE 9720 SW LONDON CT PORTLAND,OR 97205 TIGARD,OR 97223 1 S 135CD-09600 1 S 135CD-03300 MEIDINGER MATHEW J&RACHEL V ORR KAREN&LYNART 9955 SW PIHAS CT 9660 SW LEWIS LN TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-03100 1S13500-06900 MITTELSTEDT DANIEL& PIACENTINI ANNE MARIE WINONA V B 9728 SW LONDON CT 9880 SW SATTLER ST TIGARD,OR 97223 TIGARD,OR 97224 1S13500-07000 1 S135CD-07600 MORRIS GREG &EVDOXIA PIMONT VINCENT M& 9730 SW LONDON CT BIBER CATHARINA R TIGARD,OR 97223 9701 SW LONDON CT TIGARD,OR 97223 1S13500-01007 1S135CD-10000 MORROW MARK A AND JANICE POE RONALD L&KATHY M 15155 SW 141ST 13025 PRINCETON CT TIGARD,OR 97224 LAKE OSWEGO,OR 97035 • 15135CD-07400 1S135CD-01005 RADCLIFF NAOMI A SCOTT GEORGE 0&DONNA M 9715 SW LONDON CT 11640 SW 135TH TIGARD, OR 97223 PORTLAND,OR 97223 131 35C D-00600 1 S 135CD-01003 REED KATHLEEN M SCOTT GEORGE 0 AND 11435 SW GREENBURG RD DONNA M TIGARD, OR 97223 11640 SW 135TH TIGARD,OR 97223 1 S 135C D-09500 1S1 35CD-01 2 RHODES DOUG&ANGIE S TT EORGE 0 AND 9923 SW PIHAS CT DO A M TIGARD,OR 97223 11 0 W 135TH TIGARD,OR 97223 15135CD-02800 1S135CD-01203 RIBACK RENATE TR SCOTT GEORGE 0 AND DONNA M 9550 SW LEWIS LN WRIGHT PHILIP A AND TIGARD,OR 97223 PEABODY MICHAEL E&PHYLLIS M PO BOX 1673 BEAVERTON,OR 97075 1S135CD-09700 1S135CD-01200 ROBINSON KEVIN A SCOTT RANDAL AND VERNA 9979 SW PIHAS CT PO BOX 1673 TIGARD,OR 97223 BEAVERTON,OR 97075 1 S 135CD-02100 1 S 135CD-01205 RUTHERFORD JANET M TRUSTEE SCOTT RANDAL G&VERNA BY ETHEL M STAN PO BOX 1673 11785 SW 95TH BEAVERTON,OR 97075 TIGARD, OR 97223 1S1 35CD-02600 15135CD-05600 RU ERFO') JANET M TRUSTEE SHANNON ARLEEN M BY E E STAN 9702 SW LONDON CT 11785 : 95TH TIGARD,OR 97223 TI RD,O' 97223 is 5CD-0270 1 S 135CD-00900 RUT RF D JANET M TRUSTEE SHARON DEVELOPMENT CO LLC BY ET M STAN 5795 SW CRANBERRY CT 11785 95TH BEAVERTON,OR 97007 TIG D,0 97223 1 S 135CD-08800 1S 135CD-05900 SATTERLUND SCOTT C&CYNTHIA K SIMEONE MARY A PO BOX 230269 9708 SW LONDON CT TIGARD,OR 97281 TIGARD,OR 97223 • 1 S 135CD-03000 is 135CD-05800 SCHROEDER THOMAS MICHAEL SMITH HELEN E 9580 SW LEWIS 9706 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CD-09400 1S 135CD-04900 TAYLOR DONALD S& DEBORA MAE WHEELHOUSE GIOCONDA A 9889 SW PIHAS CT 9775 SW LONDON SQ CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CD-01001 1 S 135CD-05700 TAYLOR ROBERT H& NANCY A WHICHER FRANKLIN S AND 11585 SW 98TH AVE WALTRAUT H TIGARD,OR 97223 9704 SW LONDON COURT TIGARD,OR 97223 1 S 135CD-05200 1 S 135CD-06300 THOMPSON CHARLES R WHITE GREGORY L&MAUREEN P 9745 SW LONDON CT 9716 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S135CD-00700 15135DC-03700 TORLAND DORIS WINTERS JOHN M 11425 SW GREENBURG RD 11545 SW GREENBURG RD TIGARD, OR 97223 TIGARD,OR 97224 1S 135DC-03300 1S 135DC-03200 TRAPP WARREN L HELEN W WINTERS JOHN W 11640 SW 95TH AVE 11545 SW GREENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 / 15135CD-09900 1S135DC-03800 TROXELL NICK J& WINTERS JOHN W SAWYER HEATHER A 11545 SW GREENBURG RD 9815 SW PIHAS CT TIGARD,OR 97224 TIGARD, OR 97223 1S 135CD-07800 1S 135DC-03500 TWEDT DOUGLAS S AND WINTERS JOHN WESLEY&DEBRA FAY MARY L 11730 SW 95TH AVE 9733 SW LONDON CT TIGARD,OR 97223 TIGARD, OR 97223 15135CD-01701 1 S 135'C-034 1 VEZEY CHERYL ANN WINTER• OHN WESLEY&DEBRA FAY 11650 SW 98TH 11730 ' '5TH AVE TIGARD, OR 97223 TIGA's,OR 97223 1 S 135CD-08100 1 S 135CD-01900 WEAVER JAMES A JR&GERI M WITTHAR MARGARET F 9734 SW LONDON CT TRUSTEE TIGARD,OR 97223 11700 SW 98TH TIGARD,OR 97223 1 S 135CD-02402 1 S 135 D-01800 WEBSTER SUZANNE WITTH MARGARET F 11895 SW 95TH AVE TRUST TIGARD,OR 97223 1170Q SW 98TH TIG RD,OR 97223 1 S 135CD-08600 WORNATH BRIAN L&CINDY E 9790 SW LONDON CT TIGARD,OR 97223 1 S 135CD-01204 WRIGHT PHILIP A&DOLORES A TRS 12519 SW SHELDRAKE WAY BEAVERTON,OR 97007 Naomi Gallucci CITY OF TIGARD 1 1285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 Sue Rorman 11250 SW 82nd Avenue is\curpin\setup\labels\CIT East.doc UPDATED: 9-Jun-00 Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3376 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 AFFIDAVIT OF MAILING `''JiL CITY OF TIGARD Community(Development Shaping (Better Community STATE. OAF OREGON ) County of Washington )ss. City of Egard ) I, cPatncia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist Ilfor the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate eox(s)Below} E NOTICE OF PENDING LAND USE APPLICATION FOR: — AMENDED NOTICE (File No'Name Reference) City of Tigard Planning Director E3 NOTICE OF DECISION FOR: SUB2000-00005/VAR2000-00020 -- NACIRA PARK SUBDIVISION ❑ AMENDED NOTICE (File No./Name Reference) City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: / AMENDED NOTICE (File No/Name Reference) ;Date of Pubbc Hearing ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council E NOTICE OF FINAL ORDER FOR: AMENDED NOTICE (File No./Name Reference) (Date of Puufc Heanngs) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF: (J Knd cf Noce) FOR: (File No./Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEESI 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 January 24,2001 and desosited i the United States Mail on January 24,2001, postage prepaid. i l/1./-llI - A - i (Person th- Prepared N. ice)' z �/� Subscribed and sworn/affirmed before me on the /.) day. f Q r ., 2001. , � OFFICIAL SEAL eta z, r �/ _z. -'' N ARY PUBLIC 0 G ; �' DIANE M JELDERKS ,y.� NOTARY PUBLIC-OREGON My Commission Expires: ? ' �/ COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 EXH NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2000-00005 Au.VARIANCE (VAR) 2000-00020 CITY O F�OF NACIRA PARK SUBDIVISION Community oomment SkapiilgA Better terComunity 120 DAYS = 3/21/2001 SECTION I. APPLICATION SUMMARY FILE NAME: NACIRA PARK SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2000-00005 Variance (VAR) VAR2000-00020 REQUEST: A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. APPLICANT: Vista NW/Interlocking Enterprise, Inc. OWNER: Margaret Witthar Chris Christensen Berniece Jones, Trustee PO Box 91459 9855 SW Garrett Street Portland, OR 97291 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5; Single-Family Low Density Residential — 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to establish sites for single-family residential developments. LOCATION: The project site is located on SW 98th At 11670 and 11700 SW 98th Avenue; WCTM 1 S135CD, Tax Lots 1800 and 1900. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments) 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Division (Mathew Scheidegger, 639-4171, ext. 317) for review and approval: 1 . Submit evidence that the proposed joint accesses are legally recorded. 2. Provide legal documentation permitting access to properties to the south of the project through Tract "C". 3. Submit a revised plan that shows species and size of proposed street trees. 4. Prior to construction, submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed, approval must be granted PRIOR to any tree removal. 5. Prior to ANY site work, tree protection measures must be installed for all trees to be retained. Once installed, a certified arborist and a member of the Planning Staff must approve the tree protection measures. 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: 6. Prior to commencing onsite improvements, a public improvement permit and compliance agreement is required for this project. Seven (7) 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). 7. 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. 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 9. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW 98� Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a minor collector street from curb to centerline equal to 20 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; NOTICE OF DECISION PAGE 2 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION H. streetlights as determined by the City Engineer; underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 98th Avenue in a safe manner, as approved by the Engineering Department. 10. 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, asphalt concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. 11 . A profile of SW 98th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. A profile of the new east/west street shall be provided, extending at least 300 feet beyond the boundary of this development, showing the existing grade and proposed future grade. 12. The applicant's construction plans shall show that they will place "No Parking" signs on one side of SW Pihas Street, and on both sides of both private streets. 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street shall meet the City's public street standard for a local residential street. 14. 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. 15. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The 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. 16. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to 'Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 17. 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. 18. The construction plan submittal shall consider the existing outfall from the storm drainage system in the Ruth Subdivision to the east, and whether or not the applicant will need to make additional storm drainage provisions in this project. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: NOTICE OF DECISION PAGE 3 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 19. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $300.00. 20. The new east/west public street shall be called "SW Pihas Street". 21. A joint use and maintenance agreement shall be executed and recorded on City standard forms for the common driveway to serve Lots 1 and 2. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 22. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. There shall also be a note that states Tract C will provide access benefit to the property to the south (Tax Lot 2100, 1S1 35CD), as well as Lots 9 and 10. 23. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the proposed private streets. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 24. The applicant shall either place the existing overhead utility lines along SW 98th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $7,343.00 and it shall be paid prior to approval of the final plat. 25. 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. 26. 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 92.95), Washington County, and by the City of Tigard. C. The right-of-way dedications for SW 98`h Avenue and the new public street 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 SATISFIES PRIOR TO ISSUANCE OF BUILDING PERMITS: ` Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 27. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. NOTICE OF DECISION PAGE 4 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION 28. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 29. Prior to issuance of building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE: model home permits may be issued by the City apart from this condition, and in accordance with the City's model home policy). IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed ; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. NOTICE OF DECISION PAGE 5 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION 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. SECTION III. BACKGROUND INFORMATION Site History: City records do not indicate any previous development approvals have been granted for this property. NOTICE OF DECISION PAGE 6 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Site Information and Proposal Description: The applicant is requesting Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The existing single-family homes on proposed lots #1 and #2 are to be retained. There is one public street proposed, which is closely aligned with SW Pihas Court. A variance to the side yard setback has been applied for in order to place the proposed street as closely in alignment with SW Pihas Court as possible. This public street is proposed to end in a stub that will allow future connectivity with parcels to the east of the proposed development. There are two (2) private streets proposed; one provides access to lots three through eight, the other has been created to facilitate future access to development on the lots to the south of the proposed development. Vicinity Information: The proposed development is adjacent to SW 98th Avenue. The subject development is approximately 600 feet south of Greenburg Road and approximately 350 feet north of SW Commercial Street on the easterly side of SW 98t Avenue. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET A letter was received in regards to the impact of street storm water on existing homeowners and future homeowners of the proposed subdivision. Staff Response: Please refer to the Storm Drainage Section 18.810.100.0 of this decision. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Subdivision — General Provisions 18.430.020 Subdivision — (General Provisions) 18.430.020 Subdivision — (Lot Averaging) B. Subdivision — Approval Criteria C. Applicable Development Code Sections 18.370 Variances and Adjustments) 18.510 Residential zoning districts) 18.705 Access, Egress and Circulation) 18.715 Density) 18.745 Landscaping and screening) 18.765 Off-street parking and loading requirements) 18.790 Tree removal) 18.795 Vision clearance) D. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) E. Impact Study (18.390) The proposal contains no elements related to the provisions of these Specific Development Standard Code Chapters: 18.710 (Accessory Residential Units), 18.730 (Exceptions to Development Standards), 18.740 (Historic Overlay), 18.742 (Home Occupations), 18.750 (Manufactured/Mobil Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.760 (Nonconforming situations), 18.775 (Sensitive Lands), 18.785 (Temporary Uses), 18.797 (Water Resources Overlay District), and 18.798 (Wireless Communication Facilities). These chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. NOTICE OF DECISION PAGE 7 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION None of the lots are large enough to divide in the future, therefore, this standard does not apply. FINDING: Because none of the lots are large enough to be re-divided, this standard does not apply. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The applicant has proposed to use the lot averaging option. The average of all lots is 7,785. In addition, none of the lots are less than 6,000 square feet which is 80% of the minimum lot size. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development, therefore, this standard does not apply. B — SUBDIVISION APPROVAL CRITERIA Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed further within this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. The Streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. Street layout is discussed in more detail, and conditioned if necessary, under the Street and Utility section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards section. FINDING: Based on the analysis above, the proposal meets, or will be conditioned to meet further in this decision, the preliminary plat approval standards for subdivisions. NOTICE OF DECISION PAGE 8 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION C— APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Variances and Adjustments (18.370) Section 18.370.010.C.2.a states that the proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity. The applicant is requesting a side yard setback variance from 15 feet to 10 feet on an existing single-family home located on proposed lot #1 in order to align the proposed public street with the adjacent SW Pihas Court. The variance will not be materially detrimental to the purposes of this title or other applicable policies due to the location of the home on lot #1. Because the single-family residence is pre-existing, the applicant has designed the proposed subdivision to meet all applicable standards to their greatest extent. The variance will not effect properties in the same zoning district because the variance is for the street side of the existing home. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district. There are special circumstances that are not applicable to other properties: this request for a variance is made to ameliorate potential traffic concerns, which are generated when a street is not aligned properly with opposing streets at intersections. In order to more closely align the proposed street with Pihas Court, a variance is required to the development standards for a side yard setback. The side yard setback requirement for the R-4.5 zone, when at an intersection is 15 feet. The variance requests a 4.68 foot setback in order tq mitigate these special circumstances that exist due to the placement of Pihas Court, across SW 981h Avenue. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land. The proposed use of the subject site will remain residential, the same as permitted under this title. All other City standards will be maintained by this variance. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be aversely affected any more than would occur if the development were developed as specified in the title. The proposed variance has been proposed in order to improve traffic systems by aligning the proposed road of the subdivision with Pihas Court. There will be no impacts on drainage, landforms or parks by this variance. The hardship is not self-imposed and the variance requested is the minimum variance, which would alleviate the hardship. The hardship is not self-imposed. The applicant had no control over the placement of Pihas Court, which is across SW 98th Avenue from the subject site. The variance request is made in order to remedy potential traffic hazards. This is the minimum variance that can be requested and still establish alignment with Pihas Court. FINDING: Based on the analysis above, the Variance criteria have been met. Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-4.5: Low-Density residential zoning district. NOTICE OF DECISION PAGE 9 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION The R-4.5 zoning district has the following dimensional requirements: STANDARD R-4.5 Minimum Lot Size Detached unit 7,500 sq. ft. Duplexes - Attached unit [1] 10,000 sq.ft. Average Minimum Lot Width Detached unit lots 50 ft. Duplex lots - Attached unit lots 90 ft. Maximum Lot Coverage Minimum Setbacks Front yard 20 ft. Side facing street on corner& through lots 15 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 30ft. Minimum Landscape Requirement [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. The proposed lots range in size from 6,767 square feet to 10,363 square feet. Based on the lot averaging standards of Section 18.430.020.D, lot sizes can be reduced to a minimum of 6,000 square feet as long as the average lot size for the entire subdivision is at least 7,500 square feet. The average lot size for the 10 lots proposed for this subdivision is 7,785 square feet. All of the proposed lots meet the minimum lot size and averaging requirements of the Code. All lots meet the minimum lot width requirements, based on the dimensions provided on the plan. The applicant will be required to comply with the setbacks, height and lot coverage/landscape requirements during the building permit review process for the homes on individual lots. This is not a planned development, therefore, there will be no flexibility in the setbacks. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. The access and egress into the site itself is discussed later in this decision under the Street and Utility Standards section of this decision. Access to individual lots will be reviewed for compliance during the building permit phase. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant licant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is proposed over a tract of land for lots 3-8. The joint access is labeled "Tract A" on the preliminary plan, however, "Tract A" is a separate piece of land, outside the boundaries of all proposed parcels. NOTICE OF DECISION PAGE 10 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Proposed parcels 1 and 2 will have a joint access drive from SW 98th Avenue. The access will be 30 feet in width and extend 22 feet into the parcels. After the 22-foot joint access, the drive splits into two separate drives, one on proposed lot #1 and proposed lot #2. The applicant has not indicated in what form the joint access will be filed (i.e. deed/crossover easement). Also the applicant does not address Tract 'C" whether or not proposed lots 9 and 10 will take joint access from. Therefore, the applicant will be required to submit evidence that the proposed joint accesses will be legally recorded and submit evidence that lot 9 and 10 will or will not take joint access from Tract "C". The applicant will also provide access to the property to the south by means of an access easement through Tract Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Based on the plans submitted, proposed lots 1 and 2 have existing access to SW 98th Avenue. Lots 3-10 will have access onto tracts A and C, which will connect to proposed SW Pihas Street. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed under 18.810 Street And Utility Improvements Standards later in this decision. Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Public sidewalks are proposed on both sides of the proposed public street. Sidewalks shall be constructed per City standards. There are no other walkways proposed with this development. Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. Based on the preliminary plan submitted by the applicant, Staff can not foresee any hazardous conditions associated with the proposed access. The plans provide for emergency vehicles by proposing turnarounds in the form of hammerheads located on the access for lots 1gand 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Proposed lots 3-10 have access onto the propose loublic street, via a private driveth The proposed public street directs traffic to SW 98 Avenue. Lots t and 2 have access onto SW 98 Avenue, which Is considered a minor collector. Because the access of lots 1 and 2 are combined, the standard is met. NOTICE OF DECISION PAGE 11 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. This criterion does not apply. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; According to the plans submitted, no access will be less than 20 feet in width, in accordance with Table 18.705.1. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground Boor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform fire Code; This provision will be discussed under "Agency Comments" later in this decision. Section 18.705.030.H.4 states that Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. There are no access drives in excess of 150 feet in length in the proposed development. The two (2) private drives labeled "Tract A" and "Tract C" are 145 feet in length and 83 feet in length. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. If the applicant complies with the conditions listed below, the standards will be met. CONDITIONS: Submit evidence that the proposed joint accesses will be legally recorded. Provide legal documentation permitting access to properties to the south of the project through Tract "C". Density Computations and Limitations: Chapter 18.7'15 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site are based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way and land for private streets from the total site area. Of the total site area (106,284 square feet), 21 ,911 square feet will be dedicated to public street right-of-way and private streets; there are no wetlands or land dedicated to the public for parks. This results in a net developable area of 84,373 square feet. The maximum number of lots permitted on this site, therefore, is 11 and the minimum number of lots is 8. The applicant's proposal to build 10 lots for single-family detached homes meets the maximum and minimum density requirements in an R-4.5 zone. FINDING: Because the applicant has proposed 10 lots and 11 lots is the maximum permitted based on the net acreage of the site, this standard has been satisfied. NOTICE OF DECISION PAGE 12 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; • Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; According to the "Tree Preservation & Mitigation Plan", street trees are proposed to be planted. However, the applicant has not provided information as to species or size. Therefore, the applicant will be conditioned to submit information addressing species and size of street trees. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. The Nacira Park Subdivision site is surrounded by detached single-family homes and undeveloped parcels with R-4.5 zoning. Therefore, this section does not apply. FINDING: Based on the analysis above, staff can not confirm that all of the landscaping and screening standards have been met. If the applicant complies with the condition listed below, the standards will be met. CONDITION: Submit a revised plan that shows the species and size of the proposed street trees. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Tree Removal: Chapter 18.790 requires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development of the site. The applicant has submitted a tree inventory prepared by a certified arborist. The tree inventory indicates that there are 17 trees over 12 inches in caliper. Of these, 11 (tree numbers 1, 7, 15, 16, 17, 18, 19, 21, 26, 30 and 33) are considered hazardous or in poor condition. Of the remaining non- hazardous trees over 12 inches in caliper, the applicant is proposing to remove 1 and retain 5. The applicant is, therefore, retaining 771,4 % of the non-hazardous trees which requires no mitigation. The applicant's arborist has provided tree protection recommendations. Following the tree protection recommendations will help assure that trees to be protected are not damaged during construction. A condition to this affect will be required. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: Prior to construction, submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed, approval must be granted PRIOR to any tree removal. NOTICE OF DECISION PAGE 13 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Prior to ANY site work, tree protection measures must be installed for all trees to be retained. Once installed, a certified arborist and a member of the Planning Staff must approve the tree protection measures. Vision Clearance: Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has not proposed any structures or vegetation in the vision clearance area. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. D — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 98th Avenue, which is classified as a minor collector on the City of Tigard Transportation Plan Map. At present, there is approximately 15 feet of ROW east of the centerline, according to the most recent tax assessor's map. The applicant's plans indicate they will dedicate another 15 feet of ROW to provide a total of 30 feet from centerline, to meet the standard. SW 98th Avenue is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage of this site. The applicant's plans indicate they will construct the necessary street improvements to meet the standard. As a part of this subdivision, the applicant will construct full width improvements of a new public street. This new street will align across from SW Pihas Court at SW 98 Avenue. The new street extension is proposed to have a paved width of 28 feet, and a ROW width of 46 feet. These dimensions are adequate for any local residential street that will have no more than 500 average vehicle trips per day. Based upon,the proposed development and the development potential of the land between this site and SW 95t Avenue, this street should not carry any more than 500 cars per day. Therefore, the proposed street and ROW widths are acceptable. With the 28-foot width, parking will be restricted to one side only. The applicant shall install No Parking" signs on one side of the street. The new public street extension will need to carry the name, "SW Pihas Street", in order to provide consistency in the City's street name layout, and to avoid confusion for the Postal Service and emergency providers. NOTICE OF DECISION PAGE 14 OF 22 SUB2000-00005NAR2000-00020-NACI RA PARK SUBDIVISION Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant's plan includes a realistic future extension of the new east/west public street to SW 95th Avenue, and allows for adequate access to potential future development east of this site. The street profiles provided in the plans are reasonable as well. The applicant is also showing a private street stub to the south, between Lots 9 and 10, to provide for access to Tax Lot 2100 (1S1 35CD). Tax Lot 2100 is 0.74 acres, and could feasibly yield four lots. If a public street were stubbed to this property, however, the future developer would be required to end the public street with a cul-de-sac bulb. The public street would have no logical connection elsewhere, as the other properties around Tax Lot 2100 are developed. A cul-de-sac bulb on Tax Lot 2100 would greatly diminish the development potential of the site, which could lead to having a public street stub with no chance of completion. Since Tax Lot 2100 will only yield a few lots, it seems appropriate that it could be served from a private street. See the Private Streets section of this report for additional discussion. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no cul-de-sacs proposed with this development. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. As was stated above, the applicant's plans provide a reasonable street extension to the properties to the east. 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 s treet (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The proposed public and private streets in this development have street grades far less than the allowed maximum. NOTICE OF DECISION PAGE 15 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION 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. Thy applicant requested that the existing homes on Lots 1 and 2 be allowed to have access onto SW 98t Avenue, as they do now. Staff talked with the applicant and recommended they combine the two access points into one joint driveway with a turnaround. The applicant has shown such a joint driveway on their plans, and have shown how a turnaround will be constructed for both homes so that vehicles leaving the homes will be able to turn around before entering SW 98`h Avenue. This will prevent vehicles from backing into the minor,,collector traffic. Based upon the applicant's plans, Staff supports the request for access onto SW 98 h Avenue for Lots 1 and 2. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. There are two private streets proposed in this development, Tracts A and C. Tract A will serve a maximum of six lots (Lots 3 — 8), and will thereby meet the standard. Tract C will serve only Lots 9 and 10, but appears to be set up to provide for access to the property immediately south of the site. That offsite parcel appears to only be large enough to develop three lots in the future, so access to this private street would meet the "six lot" standard. The applicant must place a note on the final plat that will clearly state that the private street Tract C will be for the access benefit of the offsite parcel. The widths of both private streets are adequate for access, but must be restricted to no parking on both sides. The applicant shall place "No Parking" signs on both sides of both private streets. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. In addition, the applicant shall record Conditions, Covenants and Restrictions (CC&R's) alon with the final plat that will clarify how the private property owners are to maintain the private streets). These CC&R's shall be reviewed and approved by the City prior to approval of the final plat. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs 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. There are no full blocks in the proposed development. There is also no other possible connection through to the east which is provided in this proposal. Therefore, this standard does not apply. NOTICE OF DECISION PAGE 16 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION 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. According to the plans, future street connection is possible from SW 98th to SSW 95th Avenue. However, sidewalks for bicycles and pedestrians are proposed to connect to SW 98 Avenue. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The minimum lot size of the R-4.5 zoning district is 7,500 square feet . The depth of proposed lot 10 exceeds 2.5 times the average width. This lot, however, is in compliance with this standard because it is less than 1.5 times the minimum lot size for this zone. All other lots have depths that are less than 2.5 times the average width. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots in the proposed development have at least 25 feet of frontage on a public or private street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a new sidewalk on the east side of SW 98th Avenue, and sidewalks on both sides of the new east/west public street extension, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line in SW 98th Avenue that has sufficient capacity to serve this development. The applicant's plans indicate they will extend a new public line into their development from the existing main line to serve the new lots. They will also extend the public line to the upstream boundaries of the site to facilitate service to adjacent unsewered parcels. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). NOTICE OF DECISION PAGE 17 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Planning Staff received a letter from neighbors who live on SW Lewis Lane, to the east of this site. Their letter states that they are concerned about the public storm drainage line outfall that should discharge near the southwest corner of that subdivision (Ruth Subdivision). Apparently, the outfall is plugged, and they are concerned that once the blockage is removed, stormwater from that pipe may flow toward the subject site. Staff reviewed the topography of the area and it appears that the water would not flow onto the subject site, but onto Tax Lot 2700 (1S1 35CD). Based upon City as-built information, any water flowing out of that pipe should flow onto Tax Lot 2700. However, to ensure that there will be no issues for the proposed subdivision, Staff recommends the applicant investigate the outfall situation and make sure additional provisions are not needed for this development. This issue should be reviewed and resolved as a part of the public improvement construction plan review process. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will provide 25-year detention in a pond to be located at the southwest corner of the site (Tract B). The preliminary sizing calculations submitted with the application indicate the detention volume will need to be approximately 1 ,100 cubic feet (cf). The area in Tract B should have ample space to accommodate a pond of this size. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No bikeway is associated with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: NOTICE OF DECISION PAGE 18 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION • 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 SW 98th Avenue. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 267 lineal feet; therefore, the fee would be $7,343.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the City's public water service area. There is an existing 8-inch public water main located in SW 98 Avenue. The applicant's plans indicate they will extend a new 8-inch main line into the development to serve the new lots. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA 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's plans indicate they plan to treat the onsite runoff in the pond to be located in Tract B. The water quality volume, according to the preliminary sizing calculations, will be approximately 1 ,252 cf. The pond area in Tract B should be large enough to accommodate both the 25-year detention volume and the water quality volume. Prior to the City accepting this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The pond shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. NOTICE OF DECISION PAGE 19 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. A grading and erosion control plan must be submitted to the Engineering Department as a part of the public improvement plan submittal. 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 $300.00 (10 lots X $30/address = $300.00). 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. F. - IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 , TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $189. The total TIF for a detached, single-family dwelling is $2,130. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is roughly proportional to the cost of dedication and construction of the internal streets. The applicant is proposing to dedicate approximately 15 feet of right-of-way along SW 98 arhd to make half-street improvements. The estimated cost of half-street improvements along SW 98` is $33,125 (265 feet x $125) and the estimated value of 15-foot dedication is $11,925 (3,975 square feet x $3 per square foot). Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $21 ,300 ($2,130 x 10 dwelling units). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $66,562 ($21 ,300 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $21,300, the unmitigated impact can be valued at $45,262. Given that the estimated cost of the dedication and half-street improvements is NOTICE OF DECISION PAGE 20 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION $45,050 the requirement to make these improvements is roughly proportional to the impact of the development. The rough proportionality test does not require a dollar for dollar match, just that the improvements be roughly proportional to the cost of the development. Because the necessary improvements are only slightly higher than the unmitigated impact, staff finds that the rough proportionality test has been met. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Operations Utility Manager has reviewed the proposal and offered the following comments: The existing 4-inch water main from SW Pihas Court to SW Scott Court is not adequate to provide additional fire flgws. This development will need to replace existing 4-inch with 8-inch line to Scott Court (across SW 98t frontage of project). Public water lines (main line) will not be allowed to be extended on private streets. Water meters for those lots on private streets to be located within public right-of-way. The City of Tigard Police Department has reviewed the proposal and has offered the following comments: Recommendation for "addressing" feature at foot of private drive off "public street" that provides access to flag lots 3, 4, 5, 6, 7 and 8. This would help reduce delays for emergency service providers, while also providing clear indication of residence house numbers for all other visitors. The City of Tigard Building Division has reviewed the proposal and has offered the following comments: Location and number of fire hydrants to be approved by Tualatin Valley Fire & Rescue. The City of Tigard Operations Department has reviewed the proposal and has no objections to it. SECTION VIII. AGENCY COMMENTS The Unified Sewerage Agency of Washington County has reviewed this proposal and has offered comments, which have been incorporated into the body of this decision. Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1 . Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4). Signs shall read "NO PARKING — FIRE LANE — TOW AWAY ZONE, ORS 98.810 - 98.812' and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 2. Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 3. 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) 4. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A- 111-A-1 . (UFC Appendix 111-A, Sec. 5) NOTICE OF DECISION PAGE 21 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 24, 2001 AND EFFECTIVE ON FEBRUARY 8, 2001 UNLESS AN APPEAL IS FILED. Areal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 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 FEBRUARY 7, 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 . January 24, 2001 PREPAR I B fPMathew cheidegger DATE Assistant Planner ZOJA. � January 24, 2001 APPROVED BY: Richard Be sdorff DATE Planning Manager is\curpin\mathew\sub\sub2000-00005.doc NOTICE OF DECISION PAGE 22 OF 22 SUB2000-00005NAR2000-00020-NACIRA PARK SUBDIVISION • i illy-7 i- --I - -- \ -\ F _ , . ,i- -fl --i j___I ---T CITY of TIGARD 7:Et D i ' GEOGRAPHIC INFORMATION SYSTEM a 1 j <-_j im . VICINITY MAP 1 10 . .0 = - ■• ••"• SUB2000-00005 ■ NORTH DAKOTA I1 VAR2000-00020 _ _ _, .,_111111F -}-- - NI_� ki \ %pi ! NACIRA PARK ■- ■ SUBDIVISION . _ ■� MIK" II 2 SUBJECT -g■ ■ • TAX LOTS - $.--7 - ■ ■ Ail UR' ' TIGARD ST �,.:nnatifill -1111PIZ,VAIWA �__ . . 4� ■ =o �� �� LEWIS LN Ill vs, . _„_,Aii ukaai IIM wimp 0- -■��� TAN E LA' AtAlWallrillilikl' 3:T:: j ■`� • MEADOW ST •�: _.■■■■■IIIi . boo• I • • KA ■■■ H N ■ tW4w* 0 200 400 600 Ft ' iY 7"=473 feel f# IA W ,I � � � �� OW.. City of Tigard 4:;fitw4l Information on this map is for general location only and should be verified with the Development Services Division. , 13125 SW Hall Blvd Mill , Tigard, 39 97223 .....%. 1Pr. -ice• �-� �' ■ htlpJ/wwwsa.tigard'or.us Community Development Plot date: Nov 27, 2000;C:Magic\MAGIC03.APR CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT ", CITY Of TIGARD 81 ___._. _.i ( 'Ai•1 w 701 S 8938'W 40132' -7 (. ('• 1 71i90� (_i- 796 JT---"\ w `. ..„'..171 ' -1 0 -1 �+-� 798 0o,363 SO FT T.r. 1800 O ti.- ,l jc'v-) !; 1" 7,039 SO FT 7,393 SQ FT----,9T ti .---(� Ed51MIC _�-- 1u - - 725.32' - - '1 1` — — IJ - ` --_107,--," % d ' NdiSE / \__t' 79 LL. rn (i. � - A 6,767 SO FT 7,12S'SO-FT_ __ - --- )7.3 lid__ —_ r `--- h L 0 _-_1720Q_- 1 s� ► 1 j N:.� 1Y'3.J1T, � .. 7J2r. _______--.1-., L. :900 I O _�� Cy t. l ,,I " • 7 6�y7��p FT 7,307 SO FT Nnv " "6,892 SO FT '.754,„ ‘`> I —19 •� a ., BUILDINGS IV BE .. 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'0 a �J rr, 18. 1 5 8958'w - 'NV 7ea741+: e.�_„•�_ .:(17..:M/ -I ' ' 5/a•RON NCO • \ 'I7w PPE i� ---♦`/ s'../ NO w0 GV i — ``.—' I i _/-�. �® CIT'Y OF TIGARD SU62000-00005/VAR2000-00020 SITE PLAN N NACIRA PARK SUBDIVISION (Map is not to scale) • • EXHIBIT B Vista NW/Interlocking Enterprise, Inc. Chris Christensen SUB2000-00005 PO Box 91459 NACIRA PARK SUBDIVISION Portland, OR 97291 FINAL DECISION Margaret Witthar Berniece Jones, Trustee 9855 SW Garrett Street Tigard, OR 97223 Karen W. Orr 9660 SW Lewis Lane Tigard, OR 97223 Debbie Kneeland 9690 SW Lewis Lane Tigard, OR 97223 Linda Eaton 9625 SW Lewis Lane Tigard, OR 97223 Dan Joy 9655 SW Lewis Lane Tigard, OR 97223 • AFFIDAVIT OF MAILING YO CITY Of TIOARD Community iDevetpment S&iapingif Better Community STArLtd OAF OREGON ) County of Washington )ss. City of Ttgard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2000-00005/VAR2000-00020_- NACIRA PARK SUBDIVISION AMENDED NOTICE (File No./Name Reference) City of Tigard Planning Director NOTICE OF DECISION FOR: -- AMENDED NOTICE (File No./Name Reference) City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: I AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) City of Tigard Planning Director - Tigard Hearings Officer Tigard Planning Commission Tigard City Council C' NOTICE OF FINAL ORDER FOR:" AMENDED NOTICE (File No./Name Reference) (Date of Pubic Heanngsl City of Tigard Planning Director Tigard Hearings Officer -- Tigard Planning Commission Tigard City Council C NOTICE OF: (Type/Kind of Notice) FOR: _ (File No./Name Reference) (Dale of Public Hearing,d applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, ma a Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B;,on November 21, 000 and`•-posi =• in the United States Mail on November 21,2000, postage prepaid. Alb A (Person h.t Preii-arecr otice Subscribed and sworn/affirmed before me on the 3 ' day of , •rte' OFFICIAL SEAL NOTAR earOlir DIANE M JELDERKS NOTARY PUBLIC-OREGON COMMISSION NO.326578 My Commission Expire . 91/7/1 MY COMMISSION EXPIRES SEPT.07,2003P NOTICE,TO MQRTGAGEE, LIENHOL_ _R,VENDOR OR SELLER: EXHIRTT 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 Alt SUBDIVISION CITY OF TIGARD Community Deveropment Shaping. Better Community DATE OF NOTICE: November 27, 2000 FILE NUMBER: SUBDIVISION (SUB) 2000-00005 VARIANCE (VAR) 2000-00020 FILE NAME: NACIRA PARK SUBDIVISION PROPOSAL: A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The applicant is also requesting a setback variance to reduce the side yard setback for an existing house in the subdivision to allow for the street alignment as required by the City. ZONE: R-4.5; Single-Family Low Density Residential - 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to establish sites for single- family residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). LOCATION: The project site is located on SW 98th at 11670 and 11700 SW 98'h Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. 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 DECEMBER 11. 2000. All comments should be directed to Julia Powell Hajduk, 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 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 Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address 3 relevant approval criteria with ficient 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." initises =4== L VICINITY MAP - 11. 1: 1'1i• 11! SUB2000-00005 I 711111011111111.111= 11�! VAR2000-00020 zoo -sr #*1.a,11111111111, �. PIM 3 UBDIV PARK■ SUBDIVISION - mo: Al • 1 iii■ �:��< �tl,MI �amN\gtttttttr •`, hid-■ �� A 1.121:111110*- `47%It%���•� - I I*14 I I I I I Aly 414:1F.41! _ _ EXHII: _T 1S135DC-03600 1S135CD-02500 ADAMS HAZEL L CORYELL JACK M AND ALICE 0 11700 SW 95TH AVE TRUSTEES TIGARD,OR 97223 9900 SW 92ND PORTLAND,OR 97223 151 35CD-07700 is 135CD-06200 ALBERTSON CAROLINE CONNOLLY& COX CHRISTIE L ALBERTSON ERIC W 9714 SW LONDON CT 1599 SW UNDERHILL RD TIGARD,OR 97223 PORTLAND,OR 97219 1S135CD-00100 1S135CD-07500 ALVARADO MARTA M TRUSTEE DAVIES KATHRYN L 11525 SW 95TH AVE 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-08300 1 S 135C D-03700 ANDERSEN STUART R DAW LAWRENCE D 9738 SW LONDON CT DAISY L TIGARD,OR 97223 11605 SW 95TH AVE TIGARD,OR 97223 1S1 35C D-06000 1S1 35CD-02000 ARNOLD MARGARET E DAWESM UNA JESSIE PO BOX 231178 11760 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 15135CD-02801 1S135CD-01702 BENNKE DAVID P DOBLIE JUDY K 11685 SW 95TH AVE 11640 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-07100 1 S 135C D-01500 BRINK LOIS M DORSETT R CRAIG 9721 SW LONDON CT 11550 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 v 1S135CD-08000 1S135CD-02900 BROWN MARCIE A DOTSON JASON B/SUE D 9732 SW LONDON CT 9570 SW LEWIS LANE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07200 1 S 135CD-09200 CHOY MARIANNE DRENNAN DAVID A&JOAN&JOHN 13434 BANNING ST PO BOX 23603 FONTANA, CA 92336 TIGARD,OR 97281 is 135CD-07300 1 5CD-09008 CLARKE SHERI L AND DREN••■ +AVID A&JOAN&JOHN MARSDEN DONALD W PO :' • 2 9717 SW LONDON CT T ARD,OR 9 81 TIGARD, OR 97223 1 S 135CD-09100 1 S 135CD-01700 DR NA ID A&JOAN&JOHN GETTY SHARON MARIE PO B 3603 11630 SW 98TH TI RD,0 97281 TIGARD,OR 97223 1 S 135CD-00202 1S1 35CD-05300 DRENNAN DAVID A&JOAN L GRAHAM GARY L AND DRENNAN JOHN W DELORIES C PO BOX 23603 9743 SW LONDON CT TIGARD,OR 97281 TIGARD,OR 97223 1 S 135C D-08900 1 S 135C D-04800 DRENNAN JOHN W/DAVID A& GROVER CHRISTOPHER P JOAN 9785 SW LONDON CT PO BOX 23603 TIGARD,OR 97223 TIGARD, OR 97281 1 S 135CD-03601 1 S 135CA-01100 EATON RICHARD B&LINDA L GROW RUSSELL B&ALICE M 9625 SW LEWIS LN 11455 SW 98TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01600 1 S 135DC-04600 EMPKIE ROBERT JR HAZEL GUILE E ERNEST AND 5314 NW INNISBROOK PLACE GUILLE ANN W PORTLAND,OR 97229 PO BOX 60169 RIYADH,SA 11545 1S 135C D-02001 1 S 135CD-08500 FINLAY ROBERT R HALL SIEGLINDE 11790 SW 98TH AVE 9747 SW LONDON SQUARE CT TIGARD,OR 97223 TIGARD,OR 97223 1S1 35C D-04700 1 S 135CD-00205 FINN RICHARD ALLEN HASTING THOMAS D 17307 SE OATFIELD RD SHARON M MILWAUKIE, OR 97267 9555 SW LEWIS LA TIGARD,OR 97223 1 S 135CD-01201 1 S 135C D-03800 FOERSTER EDWARD DOROTHY HASTING THOMAS D&SHARON M Go SCOTT JANET K 9555 SW LEWIS LN 13467 SW LAURMONT CT TIGARD,OR 97223 TIGARD,OR 97223 1S 135C D-09800 1 S 135C D-01703 FOSTER DEANNA K HELTZEL KENNETH L&HELEN M 9991 SW PIHAS CT 5131 SW FREEMAN CT TIGARD,OR 97223 PORTLAND,OR 97219 1 S 135CD-08400 15135CD-06600 GANN KIM L HENDERSON SARAH ANNE 9740 SW LONDON CT 9722 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-06800 1S 135C D-00790 HOLIEN CHRISTOPHER&CHRISTINE LAMM FAMILY TRUST f 9726 SW LONDON CT 11520 SW 98TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CD-03900 is 135CD-02701 HOUSING AUTHORITY OF LAWRENCE JUSTIN WASHINGTON COUNTY 9307 SE GLADSTONE 111 NE LINCOLN ST#200-L PORTLAND,OR 97266 HILLSBORO,OR 97124 1 S 135C D-06100 1S1 35CD-02702 HOWARTH DENISE L LEBEN ANNES&KOLOLINSE 9712 SW LONDON CT 11715 SW 95TH AVE TIGARD,OR 97223 . TIGARD,OR 97223 iS135CD-08200 1S135CD-00200 ` JASPER TERRIA L LEWIS DAVID E&MARSHA E TRS 9736 SW LONDON CT 9575 SW LEWIS LN TIGARD, OR 97223 PORTLAND,OR 97223 1S 135CD-03500 5CD-00201 JOY DANIEL J LEW 0A 5 &MARSHA E TRS 9655 SW LEWIS LN 9575 •' . IS LN TIGARD,OR 97223 TLAND, •R 97223 1 S 135C D-05000 1 S 135C D-00101 JUST BEVERLY ANN LEWIS DAVID F&MARSHA F TRUSTE 9765 SW LONDON CT 9575 SW LEWIS LN TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-03200 1S 135CD-00300 KALIN LINDA MICHELE LEWIS GARY M TRUSTEE 9630 SW LEWIS LN 3975 SW 97TH AVE TIGARD,OR 97223 PORTLAND,OR 97225 1 S 135C D-03400 1 S 135CD-07900 KNEELAND JAMES H&DEBORAH L LEWIS JENIFER J 9690 SW LEWIS LN 9731 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-05100 1 S 135C D-03600 KOR DEBORAH A LEWIS SEAN M&JANEL K Go COBB TIA J 9595 SW LEWIS LN 9755 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S135CD-01400 1S135CA-07300 KOSKI ALICE M&STEVEN J TRS LINDQUIST STUART H 11735 SW 98TH PO BOX 42135 TIGARD,OR 97223 PORTLAND,OR 97242 1 S 135CD`06700 1 S 135CD-010 LINDSEY RONALD G MORR MARK A AND JANICE 9724 SW LONDON CT 1515 S 141ST TIGARD,OR 97223 TIGARD, R 97224 is 135CD-05400 1 S 135CD-06400 LONDON SQUARE HOMEOWNERS MORTON DEBRA D& ASSOCIATION THE BUTLER DUANE ATTN:A RICHARD VIAL 9718 SW LONDON CT 1 SW COLUMBIA ST STE 555 TIGARD,OR 97223 PORTLAND,OR 97258 1 S 135CD-01004 1 S 135CD-01006 LONG DANNY J MUESKE LAVERN R/KAREN KIM 12020 SW TOOZE RD 9955-57 SW SCOTT CT SHERWOOD,OR 97140 TIGARD,OR 97233 IS 135CD-00500 1S 135C0-05500 MAHAR MARYLOU NAPIER JANICE D 16200 SW PACIFIC HWY#129 9700 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S1 35CD-08700 1 S 135CD-01009 MATRIX DEVELOPMENT CORP NORGART PAUL KEVIN/HELEN DENISE 12755 SW 69TH AVE STE 100 16212 SW SNAPDRAGON LN TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CC-04000 1 S 135C D-06500 MCCALL PROPERTIES INC ORINGDULPH LYNN ALLISON 808 SW 15TH AVE 9720 SW LONDON CT PORTLAND,OR 97205 TIGARD,OR 97223 1S 135C D-09600 1 S 135C D-03300 MEIDINGER MATHEW J&RACHEL V ORR KAREN&LYNART 9955 SW PIHAS CT 9660 SW LEWIS LN TIGARD,OR 97223 TIGARD,OR 97223 is 135CD-03100 1 S 135C D-06900 MITTELSTEDT DANIEL& PIACENTINI ANNE MARIE WINONA V B 9728 SW LONDON CT 9880 SW SATTLER ST TIGARD,OR 97223 TIGARD, OR 97224 1S 135CD-07000 1 S135CD-07600 MORRIS GREG&EVDOXIA PIMONT VINCENT M& 9730 SW LONDON CT BIBER CATHARINA R TIGARD,OR 97223 9701 SW LONDON CT TIGARD,OR 97223 15135CD-01007 ✓ 1S135CD-10000 MORROW MARK A AND JANICE POE RONALD L&KATHY M 15155 SW 141ST 13025 PRINCETON CT TIGARD, OR 97224 LAKE OSWEGO,OR 97035 1 S 135CD-07400 1 S 135C D-01005 RADCLIFF NAOMI A SCOTT GEORGE 0&DONNA M 9715 SW LONDON CT 11640 SW 135TH TIGARD,OR 97223 PORTLAND,OR 97223 S 135CD-00600 1 S 135CD-01003 REED KATHLEEN M SCOTT GEORGE 0 AND 11435 SW GREENBURG RD DONNA M TIGARD, OR 97223 11640 SW 135TH TIGARD,OR 97223 1 S 135CD-09500 1 S 135C D-01 2 RHODES DOUG&ANGIE S TT EORGE 0 AND 9923 SW PIHAS CT DO A M TIGARD, OR 97223 11 0 W 135TH TIGARD,OR 97223 1 S 135CD-02800 1 S 135CD-01203 RIBACK RENATE TR SCOTT GEORGE 0 AND DONNA M 9550 SW LEWIS LN WRIGHT PHILIP A AND TIGARD, OR 97223 PEABODY MICHAEL E&PHYLLIS M PO BOX 1673 BEAVERTON,OR 97075 1 S 135C D-09700 1 S 135C D-01200 ROBINSON KEVIN A SCOTT RANDAL AND VERNA 9979 SW PIHAS CT PO BOX 1673 TIGARD, OR 97223 BEAVERTON,OR 97075 1 S 135CD-02100 1 S 135C D-01205 RUTHERFORD JANET M TRUSTEE SCOTT RANDAL G&VERNA BY ETHEL M STAN PO BOX 1673 11785 SW 95TH BEAVERTON,OR 97075 TIGARD,OR 97223 1S1 35CD-02600 1 S 135CD-05600 RU ERFO'2 JANET M TRUSTEE SHANNON ARLEEN M BY E E STAN 9702 SW LONDON CT 11785 :•• 95TH TIGARD,OR 97223 TI 'RD,O' 97223 is 5CD-02701 1S135CD-00900 RUT' RF•'D JANET M TRUSTEE SHARON DEVELOPMENT CO LLC BY ET . M STAN 5795 SW CRANBERRY CT 11785 : • 95TH BEAVERTON,OR 97007 TIC.-D, O' 97223 1 S 135C D-08800 1 S 135C D-05900 SATTERLUND SCOTT C&CYNTHIA K SIMEONE MARY A PO BOX 230269 9708 SW LONDON CT TIGARD,OR 97281 TIGARD,OR 97223 1 S 135CD-03000 1 S 135CD-05800 SCHROEDER THOMAS MICHAEL SMITH HELEN E 9580 SW LEWIS 9706 SW LONDON CT PORTLAND, OR 97223 TIGARD,OR 97223 1S 135CD-09400 1 S 135CD-04900 TAYLOR DONALD S&DEBORA MAE WHEELHOUSE GIOCONDA A • 9889 SW PIHAS CT 9775 SW LONDON SQ CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CD-01001 1 S 135CD-05700 TAYLOR ROBERT H& NANCY A WHICHER FRANKLIN S AND 11585 SW 98TH AVE WALTRAUT H TIGARD,OR 97223 9704 SW LONDON COURT TIGARD,OR 97223 1S135CD-05200 1S 135CD-06300 THOMPSON CHARLES R WHITE GREGORY L&MAUREEN P 9745 SW LONDON CT 9716 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-00700 1 S135DC-03700 TORLAND DORIS WINTERS JOHN M 11425 SW GREENBURG RD 11545 SW GREENBURG RD TIGARD, OR 97223 TIGARD,OR 97224 1 S 135DC-03300 1S1 35DC-03200 TRAPP WARREN L HELEN W WINTERS JOHN W 11640 SW 95TH AVE 11545 SW GREENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 / 13135CD-09900 1S135DC-03800 TROXELL NICK J& WINTERS JOHN W SAWYER HEATHER A 11545 SW GREENBURG RD 9815 SW PIHAS CT TIGARD,OR 97224 TIGARD,OR 97223 1S 135CD-07800 1S 135DC-03500 TWEDT DOUGLAS S AND WINTERS JOHN WESLEY&DEBRA FAY MARY L 11730 SW 95TH AVE 9733 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-01701 1S135 C-034 0 VEZEY CHERYL ANN WINTER OHN WESLEY&DEBRA FAY 11650 SW 98TH 11730 5TH AVE TIGARD,OR 97223 TIGA ,OR 97223 151350D-08100 1 S 135C D-01900 WEAVER JAMES A JR&GERI M WITTHAR MARGARET F 9734 SW LONDON CT TRUSTEE TIGARD, OR 97223 11700 SW 98TH TIGARD,OR 97223 1 S 135CD-02402 1 S 135 D-01800 WEBSTER SUZANNE WITTH MARGARET F 11895 SW 95TH AVE TRUSTE TIGARD,OR 97223 117094W 98TH TIGKRD,OR 97223 1 S 135CD-08600 WORNATH BRIAN L&CINDY E 9790 SW LONDON CT TIGARD,OR 97223 1 S 135C D-01204 WRIGHT PHILIP A&DOLORES A TRS 12519 SW SHELDRAKE WAY BEAVERTON,OR 97007 VISTA NW/INTERLOCKING ENTERPRISE, INC. AT`N: CHRIS CHRISTENSEN PO BOX 91459 PORTLAND OR 97291 MARGRET WITHAR BERNICE JONES, TRUSTEE 9855 SW GARRETT STREET TIGARD OR 97223 Naomi Gallucci CITY OF TIGARD 1 1285 SW 18t Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 Sue Rorman "d is\curpin\setup\labels\CIT East.doc 11250 SW 82 Avenue UPDATED: 9-Jun-00 Tigard, OR 97223 John Snyder 11100 SW 82"d Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3376 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 91224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 91223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 NORTH DAKOTA CITY of TIGARD j - �.HaI NIC INFORYAT,oh SVSTFY \` ,, ' ,/ \ AREA NOTIFIED w (500') H Q L - f\/ SU B20 00 00005 > „ /, Vx �_ VAR2000-00020 , / \/ V ! 1 I _ . 151350009000 _ .�Y� _�� NACIRA PARK 50006900 - 131350000600 r� ...____ ^ �J �-- -f---j ( SUBDIVISION 137350000900 Z 131350000790 tst35c80a500 1S135CD00100 _ `j i 'W-- — 131350009100 1S135C00030U 151350000101 C /1T 1 7SUSCU619� ace 1s13 5 00 00 2 0 01S135C000101 �� 0 13500010 - 1 131350006101 �.� ' ' 13135000100. 313 5 0 0 01007 I 131350003600 , 131350003601 �,' iI 10135 00 010 00 �/35CD03500 151350000705 131350003100 � °CO 1 00 1S1a5CD111702 131350003600 1S735C00a700 1,) I 151asCD01008 131350001009 T 35CO677W 1S/75C001101 T C � CO13135C003 OON1Sli 009 900 15185000a40003300 p� -� ma5c9o11o4��5 1s13sc9ufifio / ` 131350001202 1313500012 a� _,-_-- \.. 15135'1,0011 , „ �i�'``�"'R' 1S735CD03100 r 131350003500 1s13500® 15t35C00990D ,, 50003 00 18135000 001S135CO100N 350003000 151350003600 i SW PIHAS CTS \\\` —VELA I X00 >�tUO1162791 `l fZ3700 131350001400 101350002100 _�_ 1S735C0 _,181350002911 '..• ___/1 \ --- -- 1a5c9D5o r 5c9acao9 TANGELA C a / 50084 131350002500 1S135C0 - 06100 �.A ���1S1350004800....,.: 00 @@ ` -r 131350006200 O 1 L D unseen/an 0 8700 J A la5 0000400 1350001290 101350003900 014.. 131350007900131350006500 I 131350008600---_--- ____ -04T16135COm000 ,��// 1S1350006100 0 400 aoo �}- �. -- ------- FRC/qC 6'1' .. / / 1-.473 foal S . i �� � ( 3h,CO City of Tigard 1r / , M�FRC/ , Information on this map is for general location only and -1. '9( should be verified with the Development Services Division. S1' 13125 SW Hell Blvd Tigard,OR 97223 •• -... /7 (503)639-4171 ------- --- _,>.- --- - - . / -. ---- — - —L-. . __ _--- --- hOp./hvww.d.hge .onus Community Development Plot date:Nov 27,2000;C:Imagic\NIAGIC03.APR 1 S 135DC-03600 1 S 135CD-02500 ADAMS HAZEL L CORYELL JACK M AND ALICE 0 11700 SW 95TH AVE TRUSTEES TIGARD,OR 97223 9900 SW 92ND PORTLAND,OR 97223 1 S 135C D-07700 1 S 135CD-06200 ALBERTSON CAROLINE CONNOLLY& COX CHRISTIE L ALBERTSON ERIC W 9714 SW LONDON CT 1599 SW UNDERHILL RD TIGARD,OR 97223 PORTLAND,OR 97219 1 S 135C D-00100 1S 135CD-07500 ALVARADO MARTA M TRUSTEE DAVIES KATHRYN L 11525 SW 95TH AVE 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-08300 1 S 135CD-03700 ANDERSEN STUART R DAW LAWRENCE D 9738 SW LONDON CT DAISY L TIGARD,OR 97223 11605 SW 95TH AVE TIGARD,OR 97223 1S 135CD-06000 1 S 135CD-02000 ARNOLD MARGARET E DAWESM UNA JESSIE PO BOX 231178 11760 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-02801 1S135CD-01702 BENNKE DAVID P DOBLIE JUDY K 11685 SW 95TH AVE 11640 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07100 1 S 135CD-01500 BRINK LOIS M DORSETT R CRAIG 9721 SW LONDON CT 11550 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-08000 1S135CD-02900 BROWN MARCIE A DOTSON JASON B/SUE D 9732 SW LONDON CT 9570 SW LEWIS LANE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07200 1S135CD-09200 CHOY MARIANNE DRENNAN DAVID A&JOAN&JOHN 13434 BANNING ST PO BOX 23603 FONTANA,CA 92336 TIGARD,OR 97281 1 S 135CD-07300 1 5CD-0900 CLARKE SHERI L AND DRE AVID A&JOAN&JOHN MARSDEN DONALD W PO 2 9717 SW LONDON CT ARD,OR 9 81 TIGARD,OR 97223 1 S 135CD-09100 1 S 135CD-01700 DR NA ID A&JOAN&JOHN GETTY SHARON MARIE PO B 3603 11630 SW 98TH TI RD,0 97281 TIGARD,OR 97223 1 S 135CD-00202 151 35CD-05300 DRENNAN DAVID A&JOAN L GRAHAM GARY L AND DRENNAN JOHN W DELORIES C PO BOX 23603 9743 SW LONDON CT TIGARD,OR 97281 TIGARD,OR 97223 1 S,35CD-08900 1 S 135CD-04800 DRENNAN JOHN W/DAVID A& GROVER CHRISTOPHER P JOAN 9785 SW LONDON CT PO BOX 23603 TIGARD,OR 97223 TIGARD,OR 97281 15135CD-03601 1 S135CA-01100 EATON RICHARD B&LINDA L GROW RUSSELL B&ALICE M 9625 SW LEWIS LN 11455 SW 98TH TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-01600 1 S135DC-04600 EMPKIE ROBERT JR HAZEL GUILE E ERNEST AND 5314 NW INNISBROOK PLACE GUILLE ANN W PORTLAND,OR 97229 PO BOX 60169 RIYADH,SA 11545 151 35CD-02001 1 S135CD-08500 FINLAY ROBERT R HALL SIEGLINDE 11790 SW 98TH AVE 9747 SW LONDON SQUARE CT TIGARD,OR 97223 TIGARD,OR 97223 1S1 35CD-04700 1 S 135CD-00205 FINN RICHARD ALLEN HASTING THOMAS D 17307 SE OATFIELD RD SHARON M MILWAUKIE,OR 97267 9555 SW LEWIS LA TIGARD,OR 97223 1 S 135CD-01201 1 S 135CD-03800 FOERSTER EDWARD DOROTHY HASTING THOMAS D&SHARON M Go SCOTT JANET K 9555 SW LEWIS LN 13467 SW LAURMONT CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-09800 1 S 135CD-01703 FOSTER DEANNA K HELTZEL KENNETH L&HELEN M 9991 SW PIHAS CT 5131 SW FREEMAN CT TIGARD,OR 97223 PORTLAND,OR 97219 1 S135CD-08400 1 S 135CD-06600 GANN KIM L HENDERSON SARAH ANNE 9740 SW LONDON CT 9722 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 is 135CD-06800 is 135CD-00790 HOLIEN CHRISTOPHER&CHRISTINE LAMM FAMILY TRUST I( 9726 SW LONDON CT 11520 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-03900 1 S 135CD-02701 HOUSING AUTHORITY OF LAWRENCE JUSTIN WASHINGTON COUNTY 9307 SE GLADSTONE 111 NE LINCOLN ST#200-L PORTLAND,OR 97266 HILLSBORO,OR 97124 1S1 35CD-06100 1 S 135CD-02702 HOWARTH DENISE L LEBEN ANNES&KOLOLINSE 9712 SW LONDON CT 11715 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-08200 1S135CD-00200 JASPER TERRIA L LEWIS DAVID E&MARSHA E TRS 9736 SW LONDON CT 9575 SW LEWIS LN TIGARD,OR 97223 PORTLAND,OR 97223 1 S 135CD-03500 5CD-00201 JOY DANIEL J LEW A &MARSHA E TRS 9655 SW LEWIS LN 9575 IS LN TIGARD,OR 97223 TLAND, R 97223 1S 135CD-05000 1 S 135CD-00101 JUST BEVERLY ANN LEWIS DAVID F&MARSHA F TRUSTE 9765 SW LONDON CT 9575 SW LEWIS LN TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C0-03200 1S 135CD-00300 KALIN LINDA MICHELE LEWIS GARY M TRUSTEE 9630 SW LEWIS LN 3975 SW 97TH AVE TIGARD,OR 97223 PORTLAND,OR 97225 1 S 135CD-03400 1S 135CD-07900 KNEELAND JAMES H&DEBORAH L LEWIS JENIFER J 9690 SW LEWIS LN 9731 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-05100 1 S 135CD-03600 KOR DEBORAH A LEWIS SEAN M&JANEL K Go COBB TIA J 9595 SW LEWIS LN 9755 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S1 35CD-01400 1 S 135CA-07300 KOSKI ALICE M&STEVEN J TRS LINDQUIST STUART H 11735 SW 98TH PO BOX 42135 TIGARD,OR 97223 PORTLAND,OR 97242 • 1 S 135CD-06700 1 S 135CD-010 LINDSEY RONALD G MORR MARK A AND JANICE 9724 SW LONDON CT 1515 S 141ST TIGARD,OR 97223 TIGARD, R 97224 1 S 135CD-05400 1 S 135CD-06400 LONDON SQUARE HOMEOWNERS MORTON DEBRA D& ASSOCIATION THE BUTLER DUANE ATTN:A RICHARD VIAL 9718 SW LONDON CT 1 SW COLUMBIA ST STE 555 TIGARD,OR 97223 PORTLAND,OR 97258 1 S 135CD-01004 1 S 135CD-01006 LONG DANNY J MUESKE LAVERN R/KAREN KIM 12020 SW TOOZE RD 9955-57 SW SCOTT CT SHERWOOD,OR 97140 TIGARD,OR 97233 1S 135CD-00500 1S135CD-05500 MAHAR MARYLOU NAPIER JANICE D 16200 SW PACIFIC HWY#129 9700 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-08700 1S135CD-01009 MATRIX DEVELOPMENT CORP NORGART PAUL KEVIN/HELEN DENISE 12755 SW 69TH AVE STE 100 16212 SW SNAPDRAGON LN TIGARD,OR 97223 TIGARD,OR 97223 1S 135CC-04000 1 S 135CD-06500 MCCALL PROPERTIES INC ORINGDULPH LYNN ALLISON 808 SW 15TH AVE 9720 SW LONDON CT PORTLAND,OR 97205 TIGARD,OR 97223 1S 135CD-09600 1 S 135CD-03300 MEIDINGER MATHEW J&RACHEL V ORR KAREN&LYNART 9955 SW PIHAS CT 9660 SW LEWIS LN TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-03100 1 S135CD-06900 MITTELSTEDT DANIEL& PIACENTINI ANNE MARIE WINONA V B 9728 SW LONDON CT 9880 SW SATTLER ST TIGARD,OR 97223 TIGARD,OR 97224 1 S 135C D-07000 1S 135CD-07600 MORRIS GREG&EVDOXIA PIMONT VINCENT M& 9730 SW LONDON CT BIBER CATHARINA R TIGARD,OR 97223 9701 SW LONDON CT TIGARD,OR 97223 1S135CD-01007 1S135CD-10000 MORROW MARK A AND JANICE POE RONALD L&KATHY M 15155 SW 141ST 13025 PRINCETON CT TIGARD,OR 97224 LAKE OSWEGO,OR 97035 1g 135CD-07400 1 S 135CD-01005 RADCLIFF NAOMI A SCOTT GEORGE 0&DONNA M 9715 SW LONDON CT 11640 SW 135TH TIGARD,OR 97223 PORTLAND,OR 97223 1 S 135CD-00600 1S135CD-01003 REED KATHLEEN M SCOTT GEORGE 0 AND 11435 SW GREENBURG RD DONNA M TIGARD,OR 97223 11640 SW 135TH TIGARD,OR 97223 1 S 135CD-09500 1 S135CD-01 2 RHODES DOUG&ANGIE S TT EORGE 0 AND 9923 SW PIHAS CT DO A M TIGARD,OR 97223 11 0 W 135TH TIGARD,OR 97223 1 S 135CD-02800 1 S 135CD-01203 RIBACK RENATE TR SCOTT GEORGE 0 AND DONNA M 9550 SW LEWIS LN WRIGHT PHILIP A AND TIGARD,OR 97223 PEABODY MICHAEL E&PHYLLIS M PO BOX 1673 BEAVERTON,OR 97075 1 S 135CD-09700 1 S 135CD-01200 ROBINSON KEVIN A SCOTT RANDAL AND VERNA 9979 SW PIHAS CT PO BOX 1673 TIGARD,OR 97223 BEAVERTON,OR 97075 1 S 135CD-02100 1 S 135CD-01205 RUTHERFORD JANET M TRUSTEE SCOTT RANDAL G&VERNA BY ETHEL M STAN PO BOX 1673 11785 SW 95TH BEAVERTON,OR 97075 TIGARD,OR 97223 1 S 135CD-02600 1 S 135CD-05600 RU ERFO JANET M TRUSTEE SHANNON ARLEEN M BY E E STAN 9702 SW LONDON CT 11785 95TH TIGARD,OR 97223 TI RD,0 97223 1 Si 5CD-0270 1 S 135CD-00900 RUT RF D JANET M TRUSTEE SHARON DEVELOPMENT CO LLC BY ET M STAN 5795 SW CRANBERRY CT 11785 95TH BEAVERTON,OR 97007 TIG D,0 97223 1 S 135CD-08800 1 S 135CD-05900 SATTERLUND SCOTT C&CYNTHIA K SIMEONE MARY A PO BOX 230269 9708 SW LONDON CT TIGARD,OR 97281 TIGARD,OR 97223 1 S 135CD-03000 is 135CD-05800 SCHROEDER THOMAS MICHAEL SMITH HELEN E 9580 SW LEWIS 9706 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1S135CD-09400 1S135CD-04900 TAYLOR DONALD S& DEBORA MAE WHEELHOUSE GIOCONDA A 9889 SW PIHAS CT 9775 SW LONDON SQ CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CD-01001 1 S135CD-05700 TAYLOR ROBERT H &NANCY A WHICHER FRANKLIN S AND 11585 SW 98TH AVE WALTRAUT H TIGARD, OR 97223 9704 SW LONDON COURT TIGARD,OR 97223 1S135CD-05200 1S135CD-06300 THOMPSON CHARLES R WHITE GREGORY L&MAUREEN P 9745 SW LONDON CT 9716 SW LONDON CT TIGARD, OR 97223 TIGARD,OR 97223 1S1350D-00700 1S135DC-03700 TORLAND DORIS WINTERS JOHN M 11425 SW GREENBURG RD 11545 SW GREENBURG RD TIGARD, OR 97223 TIGARD,OR 97224 1 S 135D C-03300 1 S 135DC-03200 TRAPP WARREN L HELEN W WINTERS JOHN W 11640 SW 95TH AVE 11545 SW GREENBURG RD TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CD-09900 1S135DC-03800 ✓ TROXELL NICK J& WINTERS JOHN W SAWYER HEATHER A 11545 SW GREENBURG RD 9815 SW PIHAS CT TIGARD,OR 97224 TIGARD, OR 97223 1 S 135C D-07800 1 S 135D C-03500 TWEDT DOUGLAS S AND WINTERS JOHN WESLEY&DEBRA FAY MARY L 11730 SW 95TH AVE 9733 SW LONDON CT TIGARD,OR 97223 TIGARD, OR 97223 1S135CD-01701 1S135D, -03400 VEZEY CHERYL ANN WINTER JJOHN WESLEY&DEBRA FAY 11650 SW 98TH 11730 95TH AVE TIGARD,OR 97223 TIGA OR 97223 1 S 135C D-08100 1 S 135CD-01900 WEAVER JAMES A JR&GERI M WITTHAR MARGARET F 9734 SW LONDON CT TRUSTEE TIGARD, OR 97223 11700 SW 98TH TIGARD,OR 97223 1S135CD-02402 1S135CD-01800 WEBSTER SUZANNE WITTHAR MARGARET F 11895 SW 95TH AVE TRUSTEE TIGARD, OR 97223 1170(.SW 98TH TIG RD,OR 97223 1 S 135CD-08600 WORNATH BRIAN L&CINDY E 9790 SW LONDON CT TIGARD,OR 97223 1 S 135CD-01204 WRIGHT PHILIP A&DOLORES A TRS 12519 SW SHELDRAKE WAY BEAVERTON,OR 97007 • CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT 4. PLANNING DIVISION CITY OF TIGARD Community(Development 13125 SW HALL BOULEVARD Shaping Better Community TIGARD, OREGON 97223 PHONE: 503-639-4111 FAX: 503-684-7291(Attn: Patty or Shirley/Planning) REQUIISt j I R, 5Q I pIr IP 't ' fR QW:NFR MAILING,,LIST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 15134AB, 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): //7�y. , //- 7ci:, __5-'4,--j ,___e•Q 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: L.!`- / xE'ir�� _, / PHONE: , T ?l_ e!--->„5cJ`; This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. * EXAMPLE * * * COST FOR THIS REQUEST * * 4 sheets of labels x $2/sheet = $8.00 x 2 sets = $16.00 sheet(s) of labels x $2/sheet = $/4 x d sets = 2 sheets of labels x $2/sheet for CIT area x 2 sets = $ 4.00 sheet(s) of labels x $2/sheet for CIT area = $.. x,:2_ sets = $ GENERATE LIST = $11:00 GENERATE LIST = $1104 TOTAL = $31.00 TOTAL = $413 CITY of TIGARD GEOGRAPHIC INFORMATION •IYSTEM WON®®® .. = a AREA NOTIFIED 3,,p,, �� �- (500') NORTH—UAK• A--S IP . .� aRT1IIUII ! DAKOTA ���A II re T � Q1 FOR Chris Christensen r-� 4 ■iiiiiirairs. I � �! — RE: ISI35CD, 1800 & _ S. ■ _; ��i■ IS135CD, 1900■,www1 /-----y� selllw 1I_ rm! __._ ,,,,,L-2!. �4...«.III j f a °„"""' i'"""«w°t"Trit.1 w « I Rol U . Property owner information rtt«wN1 '■M.MIw , ailli■ rl."..tl OP. . is valid for 3 months from ■ TIGARD ST l " °80'"'" « the date printed on this map. ■rlt« ■ .■� e■ww tit ■: m ■■x11MM t�1�.1 ■MI'IN�-- ',Iron IS I s MMMw d1:.'"'"2"7--- d_.«I 441m111111r Akita IIIIS Inn I dlw«...Y twtllml .Mxtl ldl rw« «,d t-wiw Q I " LEWIS LN a■Nwlw1 wl- f1p« MC■ ' ,/la..4:-«.r xlIw"I wI1N«M , dgN111N dm"q�� '`�`\�� I■IIfNIw11 � �INIMtl 'Om tl■1- '"f■Itlw.«r • `Ix I«II dlIx111 I , . ■■ iOsi II "«.NIw`` «f a ■ imam LN .��".e.....\%#A1111ft <-' SM. piria' "\\��\ ■■w nw. Waa"rl •NGELA • 11111111 ■ L---7■nM�ii Iw ,ARIMMON-� t■«.MI. t■Nlww. ' . - 1,, g If t 4M ■1WM .__ _ m . f ••�.rw MEADOW ST . ef;l■I• T m!`�Iw'" tw«wr IFn h-!■ ,-11111:11111. 1 lininkillIIIIIII.thh,_ d'i,„. 1,1,7%.7...1'....... , ill: MI • tiehl . —gg\ c'14 s:,-'"Vi%VW W.I14,1111 NM Vir IP MIL 11,� , i RC•�- 44 4,,- , 0 400 BOO RIM ,'•504 feet / i'il C A i #6,,, ,l'es.c City of Tigard �'� Inlortnation on lhia map is for general loutan only end 41-4 1111111 III III�e, II��o �� •ibly4,*.• • ,Altil' should be verified with the Oavelolxnent S•MUS OMaron.N .� F� G:,.4, � 13125,O 9 23 . FQ . Tigard,OR 97223 �.- ,■_AIP , ti (503)639-4171■\� \ s,,�. ?M http:/NAvoi.eiligard.ocus Community Development Plot date:Jul 27,2000;C:\magic\MAGIC03.APR 1 S135DC-03600 1S 1 35CD-02500 ADAMS HAZEL L CORYELL JACK M AND ALICE 0 11700 SW 95TH AVE TRUSTEES TIGARD,OR 97223 9900 SW 92ND PORTLAND,OR 97223 1S 135CD-07700 1S 135CD-06200 ALBERTSON CAROLINE CONNOLLY& COX CHRISTIE L ALBERTSON ERIC W 9714 SW LONDON CT 1599 SW UNDERHILL RD TIGARD,OR 97223 PORTLAND,OR 97219 1 S 135CD-00100 1 S 135CD-07500 ALVARADO MARTA M TRUSTEE DAVIES KATHRYN L 11525 SW 95TH AVE 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-08300 1S1 35CD-03700 ANDERSEN STUART R DAW LAWRENCE D 9738 SW LONDON CT DAISY L TIGARD,OR 97223 11605 SW 95TH AVE TIGARD,OR 97223 15135CD-06800 1 S 13500-02000 AN W THORPE EILEEN DAWESM UNA JESSIE 9726 NDON CT 11760 SW 98TH AVE ARD,0 7223 TIGARD,OR 97223 1 S135CD-06000 1 S135CD-01702 ARNOLD MARGARET E DOBLIE JUDY K PO BOX 231178 11640 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C0-02801 1 S 135CD-01500 BENNKE DAVID P DORSETT R CRAIG 11685 SW 95TH AVE 11550 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07100 15135CD-02900 BRINK LOIS M DOTSON JASON B/SUE D 9721 SW LONDON CT 9570 SW LEWIS LANE TIGARD,OR 97223 TIGARD,OR 97223 1S 135C0-07200 1 S 135CD-09200 CHOY MARIANNE DRENNAN DAVID A&JOAN&JOHN 13434 BANNING ST PO BOX 23603 FONTANA,CA 92336 TIGARD,OR 97281 1S135CD-07300 4 151354 a-09100 CLARKE SHERI L AND DREN •N D: • D • . JOAN&JOHN MARSDEN DONALD W PO BO • 603 9717 SW LONDON CT TIG.• 'D, •• 97 81 TIGARD,OR 97223 1 S 135CD-09011 1 S135CD-01700 DRE N'• D"V I A&JOAN&JOHN GETTY SHARON MARIE PO %• 2360 11630 SW 98TH T AR',OR '72:1 TIGARD,OR 97223 1 S 135CD-00202 1S1 35CD-05300 DRENNAN DAVID A&JOAN L GRAHAM GARY L AND DRENNAN JOHN W DELORIES C PO BOX 23603 9743 SW LONDON CT TIGARD,OR 97281 TIGARD,OR 97223 1 S 135CD-08900 1 S 135CD-04800 DRENNAN JOHN W/DAVID A& GROVER CHRISTOPHER P JOAN 9785 SW LONDON CT PO BOX 23603 TIGARD,OR 97223 TIGARD,OR 97281 1 S 135CD-03601 1 S 135CA-01100 EATON RICHARD B&LINDA L GROW RUSSELL B&ALICE M 9625 SW LEWIS LN 11455 SW 98TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01600 1 S 135DC-04600 EMPKIE ROBERT JR HAZEL GUILE E ERNEST AND 5314 NW INNISBROOK PLACE GUILLE ANN W PORTLAND,OR 97229 PO BOX 60169 RIYADH,SA 11545 1S 135CD-02001 1 S 135CD-08500 FINLAY ROBERT R HALL SIEGLINDE 11790 SW 98TH AVE 9747 SW LONDON SQUARE CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-04700 1 S 135CD-00205 FINN RICHARD ALLEN HASTING THOMAS D 17307 SE OATFIELD RD SHARON M MILWAUKIE,OR 97267 9555 SW LEWIS LA TIGARD,OR 97223 1 S 135CD-01201 1S 135C0-03800 FOERSTER EDWARD DOROTHY HASTING THOMAS D&SHARON M Go SCOTT JANET K 9555 SW LEWIS LN 13467 SW LAURMONT CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-09800 1 S 135CD-01703 FOSTER DEANNA K HELTZEL KENNETH L&HELEN M 9991 SW PI HAS CT 5131 SW FREEMAN CT TIGARD,OR 97223 PORTLAND,OR 97219 1 S135CD-08400 1S 135CD-06600 GANN KIM L HENDERSON SARAH ANNE 9740 SW LONDON CT 9722 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S13503-03900 1 S 135CD-00790 HOUSING AUTHORITY OF LAMM FAMILY TRUST WASHINGTON COUNTY 11520 SW 98TH AVE 111 NE LINCOLN ST#200-L TIGARD,OR 97223 HILLSBORO,OR 97124 1S135CD-06100 1S135CD-02701 HOWARTH DENISE L LAWRENCE JUSTIN 9712 SW LONDON CT 9307 SE GLADSTONE TIGARD,OR 97223 PORTLAND,OR 97266 1 S 135CD-03500 1 S 135CD-02702 JOY DANIEL J LEBEN ANNES&KOLOLINSE 9655 SW LEWIS LN 11715 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-05000 1 S 135CD-00200 JUST BEVERLY ANN LEWIS DAVID E&MARSHA E TRS 9765 SW LONDON CT 9575 SW LEWIS LN TIGARD,OR 97223 PORTLAND,OR 97223 1 S 135CD-03200 1 S 135CD-00201 KALIN LINDA MICHELE LEWIS A MARSHA E TRS 9630 SW LEWIS LN 9575 S EWI L TIGARD,OR 97223 PO LAN ,OR 97223 1 S 135CD-0990' 1 S 135CD-00101 KI' ■• P SPERTIES LTD LEWIS DAVID F&MARSHA F TRUSTE 220.: • S AVE 9575 SW LEWIS LN DY,OR 97055 TIGARD,OR 97223 1 S 135 5-1000• 1 S 135CD-00300 KIMCO ";9PER S LTD LEWIS GARY M TRUSTEE 22060 ' •• N A 3975 SW 97TH AVE SANS ,OR 9 055 PORTLAND,OR 97225 1S1 35CD-03400 1 S135CD-07900 KNEELAND JAMES H&DEBORAH L LEWIS JENIFER J 9690 SW LEWIS LN 9731 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 Si 35CD-05100 1 S 135CD-03600 KOR DEBORAH A LEWIS SEAN M&JANEL K Go COBB TIA J 9595 SW LEWIS LN 9755 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01400 1 S 135CA-07300 KOSKI ALICE M&STEVEN J TRS LINDQUIST STUART H 11735 SW 98TH PO BOX 42135 TIGARD,OR 97223 PORTLAND,OR 97242 1 S 135CD-06700 1 S 135CD-01008 LINDSEY RONALD G MORROW MARK A AND JANICE 9724 SW LONDON CT 15155 SW 141ST TIGARD,OR 97223 TIGARD,OR 97224 1 S 135CD-05400 1 S 135CD-01007 LONDON SQUARE HOMEOWNERS MOR W K JANICE ASSOCIATION THE 15155 141ST ATTN:A RICHARD VIAL TIG D,O 9 24 1 SW COLUMBIA ST STE 555 PORTLAND,OR 97258 1 S 135CD-01004 1 S 135CD-06400 LONG DANNY J MORTON DEBRA D& 12020 SW TOOZE RD BUTLER DUANE SHERWOOD,OR 97140 9718 SW LONDON CT TIGARD,OR 97223 1 S 135CD-00500 1 S 135CD-01006 MAHAR MARYLOU MUESKE LAVERN R/KAREN KIM 16200 SW PACIFIC HWY#129 9955-57 SW SCOTT CT TIGARD,OR 97223 TIGARD,OR 97233 1 S135CD-08700 5CD-08000 MATRIX DEVELOPMENT CORP MUR SA L 12755 SW 69TH AVE STE 100 9732 S ON CT TIGARD,OR 97223 T RD,OR 97 1 S 135CC-04000 1 S135CD-05500 MCCALL PROPERTIES INC NAPIER JANICE D 808 SW 15TH AVE 9700 SW LONDON CT PORTLAND,OR 97205 TIGARD,OR 97223 1 S 135CD-09600 1 S 135CD-01009 MEIDINGER MATHEW J&RACHEL V NORGART PAUL KEVIN/HELEN DENISE 9955 SW PIHAS CT 16212 SW SNAPDRAGON LN TIGARD,OR 97223 TIGARD,OR 97223 1 135CD-08 1 S 135CD-06500 MIC SON NELS E&DIANA S ORINGDULPH LYNN ALLISON 973 NDON CT 9720 SW LONDON CT T ARD,OR 97223 TIGARD,OR 97223 1 S 135CD-03100 1 S 135CD-03300 MITTELSTEDT DANIEL& ORR KAREN&LYNART WINONA V B 9660 SW LEWIS LN 9880 SW SATTLER ST TIGARD,OR 97223 TIGARD,OR 97224 1 S 135CD-07000 1 S 135CD-06900 MORRIS GREG&EVDOXIA PIACENTINI ANNE MARIE 9730 SW LONDON CT 9728 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 au_ 1 S 135CD-07600 1 S 135CD-03000 PIMONT VINCENT M& SCHROEDER THOMAS MICHAEL BIBER CATHARINA R 9580 SW LEWIS 9701 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CD-07400 1S 135CD-01005 RADCLIFF NAOMI A SCOTT GEORGE 0&DONNA M 9715 SW LONDON CT 11640 SW 135TH TIGARD,OR 97223 PORTLAND,OR 97223 1S135CD-00600 1S135CD-01202 • REED KATHLEEN M SCOTT GEORGE 0 AND 11435 SW GREENBURG RD DONNA M TIGARD, OR 97223 11640 SW 135TH TIGARD,OR 97223 1 S 135CD-09500 1 S 135CD-01003 RHODES DOUG&ANGIE SC• GEORGE O AND 9923 SW PIHAS CT DON • TIGARD,OR 97223 11640 135TH T ARD, .7 97223 1 S 135CD-02800 1 S 135CD-01203 RIBACK RENATE TR SCOTT GEORGE 0 AND DONNA M 9550 SW LEWIS LN WRIGHT PHILIP A AND TIGARD,OR 97223 PEABODY MICHAEL E&PHYLLIS M PO BOX 1673 BEAVERTON,OR 97075 1 S 135C D-09700 1 S 135CD-01200 ROBINSON KEVIN A SCOTT RANDAL AND VERNA 9979 SW PIHAS CT PO BOX 1673 TIGARD,OR 97223 BEAVERTON,OR 97075 1 S 135CD-02100 1 S 135CD-01205 RUTHERFORD JANET M TRUSTEE SCOTT RANDAL G&VERNA BY ETHEL M STAN PO BOX 1673 11785 SW 95TH BEAVERTON,OR 97075 TIGARD,OR 97223 1s 135C0-02600 IS 135CD-05600 RUTHERFO•I J NET M TRUSTEE SHANNON ARLEEN M BY E T N 9702 SW LONDON CT 1178 , 95T TIGARD,OR 97223 TIGARD, /R 22 1 S 135CD-02700 1 S 135CD-00900 RUTH.•FO-D\A T M TRUSTEE SHARON DEVELOPMENT CO LLC BY ETH• ST• 5795 SW CRANBERRY CT 11785 • T BEAVERTON,OR 97007 TIGARD,OR _ 223 1S 135CD-08800 1S1 35CD-05900 SATTERLUND SCOTT C&CYNTHIA K SIMEONE MARY A PO BOX 230269 9708 SW LONDON CT TIGARD,OR 97281 TIGARD,OR 97223 • 1 S 135CD-05800 1 S 135CD-04900 SMITH HELEN E WHEELHOUSE GIOCONDA A 9706 SW LONDON CT 9775 SW LONDON SQ CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-09400 1S135CD-05700 TAYLOR DONALD S&DEBORA MAE WHICHER FRANKLIN S AND 9889 SW PIHAS CT WALTRAUT H PORTLAND,OR 97223 9704 SW LONDON COURT TIGARD,OR 97223 1 S 135CD-01001 1 S 135CD-06300 TAYLOR ROBERT H&NANCY A WHITE GREGORY L&MAUREEN P 11585 SW 98TH AVE 9716 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 151 35CD-05200 1 S 135DC-03700 THOMPSON CHARLES R WINTERS JOHN M 9745 SW LONDON CT 11545 SW GREENBURG RD TIGARD,OR 97223 TIGARD,OR 97224 1 S 135C D-00700 1 S 135D C-03800 TORLAND DORIS WINTERS JOHN W 11425 SW GREENBURG RD 11545 SW GREENBURG RD TIGARD,OR 97223 TIGARD,OR 97224 1 Si 35D C-03300 1 S 135 DC-03200 TRAPP WARREN L HELEN W WINTERS JOHN W 11640 SW 95TH AVE 11545 SW GREENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-07800 1 S 135DC-03400 TWEDT DOUGLAS S AND WINTERS JOHN WESLEY&DEBRA FAY MARY L 11730 SW 95TH AVE 9733 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-01701 1S13 C-03500 VEZEY CHERYL ANN WITS ESLEY&DEBRA FAY 11650 SW 98TH 11730 S 9 H E TIGARD,OR 97223 TIG D,OR 9 223 1 S 135CD-08100 1 S 135C D-01900 WEAVER JAMES A JR&GERI M WITTHAR MARGARET F 9734 SW LONDON CT TRUSTEE TIGARD,OR 97223 11700 SW 98TH TIGARD,OR 97223 1 S 135CD-02402 1 S 135CD-01800 WEBSTER SUZANNE WITT •R •RGARET F 11895 SW 95TH AVE TRUST.' TIGARD,OR 97223 1171t S 9: T ARD, 0' 9 '23 1 S 135CD-08600 WORNATH BRIAN L&CINDY E 9790 SW LONDON CT TIGARD,OR 97223 1 S135CD-01204 WRIGHT PHILIP A&DOLORES A TRS 12519 SW SHELDRAKE WAY BEAVERTON,OR 97007 Naomi Gallucci CITY OF TIGARD 1 1285 SW 18`h Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 Sue Rorman 1250 SW 82°d Avenue i:\curpin\setup\labels\CIT East.doc UPDATED: 9-Jun-00 Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 91223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3316 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 VISTA NORTHWEST INC. TO: Juliegiadjuk From: Chris Christensen Vista Northwest, Inc. Re: 11700& 11670 SW 98t(1S1 35CD# 1800,and 1900) Julie, We have tentatively planned for the neighborhood meeting to take place on the 29th of August,2000 to take place at the Tigard Fire Dept station 51 at 8936 SW Burnham. We plan to wail out the notices no later than Wednesday, August 9th,and post notice no later than that date. Pm '702:-=, p It states that the meeting notification process should use"staff guidelines". With our current plans,would we meet staff guidelines? Thanks for your assistance. Yours truly, �2 r C s hristensen • P.O. Box 91459 • Portland, Oregon 97291 • Phone (503) 531-0505 • Fax (503) 645-2714 Printed o■-■recycled PoPe, Customer Receipt • CITY OF TIGARD Printed:07/28/2000 15:23 User: front Station: 02 Operator: kjp Rcpt No: 0004070 Date: 07/28/2000 Customer No:000000 Amount Due: 43.00 Name: VISTA NORTHWEST INC Cash: 0.00 Address: PO BOX 91459 Check: 43.00 PORTLAND, OR 972910459 N/A 0.00 Change: 0.00 Type Description Amount RECEXP Recovered Expenditures 43.00 &,' 5ci APPLICANT'MATIE-1 r 09/01/2000 16:28 FAX 503684729illik City of Tigard U1002 • SUBDIVISION TYPE II or TYPE III w/PD A.�,�pd, ,, APPLICATION c�"± 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 CITY OF TIGARD PRE-APP. HELD WITH: DATE OF PRE-APP.: GENERAL INFORMATION • . I//7 14i17�o �u 'a000 OOOO Property Address/Location(s): • - ,Sl ' '71r -z-- 726.972 2) T . l ,41� .1.i 3" ,fin `, rlryy4 h '3r.7' ».itio i Tax Map& Tax Lot#(s): )5�/-y1 i//� 'A/ c35 /fie_ ;i I , ,:. �,.,7,61*,,, Site Size: -7_ /'1i(c"•=n ., `r it' '•I FIC j � .•'OC 141 ti:.61• Vr t . ,,q:, Property Owner/Deed Holder(s)":/V9s K-e�pg T A. T719-1e K - — a '`t /�, /4 --A-31/ 5, 7,-.2.13,--z . ''`' -. mss; Aa' ril-'"t 2 ? ' Address: �)'� .SLGf�a Phone:X35 —zsii/ s .;,,� City: T/G,47q e'AP Zip: •Applicant': L _ ' Lt " a 0..P . Address: di/A---9 City: / 7AA77 A-rr/2) .2.-- Zip: '9 72.. / REQUIRED SUBMITTAL ELEMENTS (Note: applications wilt not be accepted *When the owner and the applicant are different people, the applicant without the required submittal elements) must be the purchaser of record or a lessee in possession with written lic Application Form authorization from the owner or an agent of the owner. The owner(s) r must sign this application in the space provided on the back of this 3 Owner's Signature/Written Authorization form or submit a written authorization with this application. (Y Title Transfer Instrument or Deed PROPOSAL SUMMARY Q/ opy of Pre-Application Conf. Notes a. Co- Subdivision Name Approval The owners of record of the subject property request Subdivision Site/Plot Plan approval to divide a: (#of copies based on pre-app check list) ' Plot Plan (reduced 81/2"x 11") /��ze- parcel into I/ lots between ( e/ Applicant's Statement f? e›,5C> and d • square feet in size. (#of copies based on pre-app check list) [13' USA Sewer Use Information Card (Distributed/completed at application submittal) (provide any additional information here) [I� USA Service Provider Letter 1E6 Sets of Pre-Addressed/Pre-Stamped #10 Envelopes & Copy of 500' Property Owner List Generated by the City _ (217/Neighborhood Mtg. Affidavits &Notes 02if Filing Fee (Preliminary Plat)._..$2,125.00 (+$10 Per Lot) (Final Rat) $ 295.00 *Add 20% PD Fee vI €OPY 1 -II 09/01/2000 16:30 FAX 5036847297 City of Tigard 2003 ' LI5t any VARIANCE OR OTHEk D USE ACTIONS to be considered as p this application: . f} rte .v, 17 2e _ S22 Se—j— 4 117 D �Z } 90- 1. ,2_.. I' rc� _ • • APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true;and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. '- DATED this -2/ day of ,20 0!? • Owner's Signature / Owner's Signature • 1v — -- Owner's Signature Owner's Signature 2 l___ Receipt #: 27200000000000000756 -- '�--► Date: 10/04/2000 T I D E M A R K COMPUTER SYSTEMS, INC Line Items: Case No Tran Code Description Revenue Account No. Amount Due SUB2000-00005 [LANDUS]APPLICATION FEE 100-0000-438000 $2,235.00 Payments: Method Payer Bank No Acct Check No Confirm No. .Pa', • Check VISTA NORTHWEST INC. 0 5444 $2,235.00 TOTAL AMOUNT PAID: $2,235.00 VISTA NORTHWEST INC. 5444 P.O. BOX 91459 / PORTLAND,OR 97291-0459 DATE /f ° ' Ibb PAY TO THE '- .--- /' ORDER OF -! s - I $2 Tanasbourne Branch 2495 N.W.TOWN CENTER DR. I3EA VERTON,OREGON 97006 BAN KPLWEST 1-800-488-2265 ..� FOR --�� • • 09/29/2000 14: 30 503-65 193 COMPASS ENGINEE' PAGE 01 119i 00 THUI 09:31 FAX 503 595 1960 CITY OF TIGARD 14002 VARIANCE A,.-1... TYPE I I APPLICATION CITY OF T1GARD 13125 SW Hal18Ivd., Tigard, OR 97223(503) 639-4171 FAX; (503) 684-7297 GENERAL INFORMATION PRE-APP.HELD WITH: Property Address/Location(s): r/7,> .�/j�B AI. DATE OF PRE-APP.; _ Tax Map &Tax Lot#{s): SI Sc-_-.D /9 ., ,1AP i - " t• 1.4:01,.„• a R ..•Site Size: `j "1 r'� r r, x!� r`p6 'Eet�F _.e„ ±:' Property Owner/Deed Holder(s)':f ie,r/,c�-'-_ avg..9,.Z°r12Ya 3 . d' '. ; : i Address: 9.3u !C sP4�1ST Phone: ' '_r—T -:.� ¢ d T ^ Fdsa� wr lei? ck 4b City: .C_b'e Z - TIP: . € `rri>a ', . Applicant": /5��-iVA'.) /A/�15.C'�, ltVt : .., ;ter . " . c . Address: _J ` Phone 3�,✓ U ,,;. r 4-?n_ :727.-71;t7 t 'e.l City: e---' `1L'/) L?. �: om 47/ R, :-. li I �r7�1„t .s ', '` ' ~When the owner and the applicant rant are dierent p eo P le,the a pp licant i' i b i'iis � i iii,k47 f 4 r ' must be the purchaser of record or a lessee in possession with written '?:1_.:Y=1.1'.: f.. _ , =: `dr_:iaw=r07:.TI'adz ,•.:� 7'...=h:...; ti4w=x= authorization from the owner or an agent of the owner. The owner(s) ,tip �° , - , must sign this application in the space provided on the back of this -- `'ors `" _:::.....2:7'; '," .r' , ^"' -I form or submit a written authorization with this application. PROPOSAL SUMMARY The owners of record of the subject property request permission for a Variance to the following provision(s)of the Community Development REQUIRED SUBMITTAL ELEMENTS Code (please circle one only): (Note, applications will net be accepted without the required submittal elements) >Administrative Vatlante: $ 545 Y Special Adostments' •AcceosiEgrttss standards Adjustment y 545 U Application Form •Parking Adjustmelts -Reduction in Minimum Perking Ratio 5 545 ❑ Owner's Signature/Written Authorization •Reduction in New Developme tITransk Improvement 5 545 ❑ -Reduction in Existing DeveleumentlTransil improvement $ 645 Title Transfer Instrument or Deed -Inc ease In Matrknom Parking Rein $ 545 :0 Site/Plot Plan -Reduction in Bicycle Parking $ 545 (#of copies baser"on pre-app check list) -Alternative Parking Garage Layout 5 545 •Sign code Adluslment s 545 ❑ Site/Plot Plan(reduced 8'/,'x 111 •Tree Removal Adjustment 5 54,r, ❑ Applicant's Statement ■Wheless Communication Facility Adjustment-Setback from Newby Residence I 545 (44 of copies based on pre-app check Ilst) _•Street improvement Adjustment I 545 ❑ 2 Sets of Pre-Addressed/Pre-Stamped Please state the reason for the Variance request: j-• -1- - #10 Envelopes & Copy of 500' Property Owner List Generated by the city ,/Z�/57 �1 ✓J / El.7 Fes (Administrative).............554 - j °l `'% 1 /.Heir . ` �c: L. 09/29/2000 14:30 503-65 )93 COMPASS ENGINEEr PAGE 02 19/26!00 THU 09.33 CAX 503 . 1960 CITY OF TIGARD [1 003 List any VARIANCE OR OTHER LAND USE ACTIONS to bo considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement information sheets can be obtained,upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • Itte • i is L.:$ . ;t • • • i S : i •- d •s.- •■ that play be attached to or Imposed upon the subject property • it the appilcation 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_ 11 ilk day of, rC�� � ,20 cam' _ Owner's Signature / Owner's Signature Owner's Signature Owner's Signature 2 Receipt #: 27200000000000000835 Date: 10/11/2000 T I D E M A R K COMPUTER SYSTEMS, INC Line Items: Case No Tran Code Description Revenue Account No. Amount Due VAR2000-00020 [LANDUS] SUBDIV VARIANCE 100-0000-438000 5109.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check VISTA NORTHWEST INC 0 5445 $109.00 TOTAL AMOUNT PAID: $109.00 • FROM :FIRST RMERICAN TITLE S03 790 7872 2000' ■ 13 16:20 #640 P.02/05 4. ,,"`�f: - F._ ,t American Title Insurance Company of Oregon Washington(OR) Prepared For: Prepared By:LAUREN Customer Service Dept 1700 SW Fours Avenue - Portland, Oregon 97201.5512 Phone:(503)222-3651 Fax: (503)790-7872 Owner : Wi Margaret F OWNERSHIP INFORMATION CoOwner : Trustee Ref Parcel Number Site Address : 11670 SW 98Th Ave Ti , : 1S135CD 01800 Bard 97 23 T:01S X:01W S:35 MailAckiress : 11700 SW 98Th Ave Tigard Or 97223 Parcel Number Q=252 Telephone : Owner 503-639-2411 $0274722 Tenant. 503-x-1646 Map Number : County : Washington(OR) Iransjerred :06110/1993 SALES AND LOAN INFORMATION Dacwnent# :45652 Loan Amount Sale Price Lender Deed 7)pe : /.van Type 9-6 Owned Interest Rate Vesting Type PROPERTY DESCRIPTION Map Page&Grid : 655E3 ASSESSMENT AND TAX INFO Census : ?5•act: 309_00 INFORMATION Subdivision/Plat : Block 1 : $103,440 Neighborhood Cd : WTTC, :tlkt5tructwe :$42,680 AiktOther Land Use : 1012 Res,Improved �LlktTotal Legal :$146,I20 ACRES 1.00 M50 Assd Total :$88,170 : %Improved :29 99-00 Taxes :$1,.239-67 Exempt Amount Exempt Type Levy Code :02374 Millage Rate : 14-0599 PROPERTY CRARACTERISTIC3 Bedrooms :2 Bathrooms : 1.00 Lot.9 cres 1.00 Bain lethod Lot SqFt :43,560 Year Built : 1921 FJr1Wal1 B.sm Fin SqFt Floor C 31t Pool : 1941 Appliances : B,sm Unfin SqFt : Floor Cover ;Asphalt Dishwasher Bsm Low SqFt Foundation : Concrete Fig Hood Fan Bldg SqFt 1,092 ROOF Shape : Deck 1st FIr SqFt : 832 Hof Matl : Coulp S11ingie Garage Type • �Tpart Upper Fir SqFt Inteing Mat :lh yw� Garage SF :350 Porch SqFt Paving Matt : ConciLre Attic SqFt :260 Const Finish : Wd StudiShtg Deck SqFt : Ext Fnish :245 This title information has been furnished,without corn is the in The Insu as been Division hed,wit .n Charge,in cznformance with the guidelines approved O1 mission r Intermediaries termedlarles that this service is de t by the Std r Oregon Insurance benefiting ediaries will not be permitted. Said services signed to benefit the ultimate incur may be discontinued. No Viability ads. is n thra reps ue9 HY assumed for any err ors in this ►sport. 16:21 #84O P.ø3/ 5 20k -13 503 790 7872 FROM :FIRST AMERICPN TITLE -......_...._. i., We • ' ,' ."."14.0•Ze ....-....-1 L. . ---„.......-._ .-• .. • 17'I PIL _._._......_...._4__--_____ •:..9.585 .,...,, - -0. ............. ' - .• • . _i-,.1.:. • , ...t.c•-..- • ,-..•'.a ,._-= I.. I 620..ilirtao8Z ,Land.jette..........,......... .............................,................ ., • 144.-..*; :. . . .... 4';•:•:- r- •••■ 3 J.. • a,.w.:1• : .-/... • ,.; , •f Orr „L. ...ra 1 .._•• •env ' **. LthELtillt127""L."... .""...;.••4,••.6heli:i ..-____,.-......,..„Geollst.dr Wowing nal promo abutted h) -''• : .... Coceatr*Onybik,ha-wit, i ' I . cot 111MBORG MUMS, ifenhington County. 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'- r,...t.,) .- ••E. - "''' 464% ''''t- froLJSP1.7.--_ i.._;..-.....,,. 4,/ ..--7.-... .t... -- Av..,Er.....". . ...I.=->,,: ._-... ..------ ' •--. -___ ________. . ..._ ...r, ....4. :._ __:.,... . , .--,,--•-- ;... ...i-,1-. -...4,,.:,-.7.4-4-'-‘ ` 4 1•••154i -------',g,1- :-„i,--.. ......,. ,T...Fri.L- ''7-... 17 ....AL,--1"711r.. . i•-f'''.-:-.."---•-•'=-.:-.-''...' "...3 :. 'n.-.4..A.,1;.."' s.-..7.V.Z.4`.........1" .,-•=.,r4.'•.:.."irr'''..........i•t:.4..........- rc..: • • - . - • ' FROM :FIRST AMERICRN TITLE 503 90 7872 2000 -13 16:22 #640 P.04/0S . ''" F.. : American Title Insurance Company of Oregon Washington(OR) Prepared For: Prepared By:LAUREN Customer Service Dement 1700 SW Fourth Avenue - Portland,Oregon 97201-5512 Phone: (503)222-3651 Fax: (503)790-7872 Owner : Witthar Margaret F OWN RSBIP INFORMATION CoOwner ; Trustee Ref Parcel Number : 1 S 13 5 CD 01900 Slte Address : 11700 SW 98Th Ave Ti T'015 R:01W Mall Address Tigard 97223 Parcel Number S:35 �: ?52 11700 SW 98Th Ave Tigard Or 97223 :110274731 Telephone .- Owner:503.639-2411 Tenant top Number County : Washington(OR) Transferred : 06/10/1993 5 AND LOAN INFORMATION Document# :45653 Loom Amount Sale Price : Lender Deed Type : Loan Type Owned Interest Rate Vesting Type PROPERTY DESCRIPTION Mop Page&Grid :655$3 ASSESSMENT AND TAX INFORMA7.`ION Census : Tract Block: 1 309.00 `l' d :S137,S40 Subdivision/Plat : MktStr Neighborhood Cd : WTIG :598,000 MktOther Land Use : 1012 Res,Iinpcoved MktTatal :S235,540 Legal =ACRES 1.60 M50AssdTotal :$151,810 %Improved :42 99-00 Taxes : 52.134.42 Exempt Amount : Exempt Type : Levy Code :02374 .Village Rate : 14.0599 PROPERTY CHARACTERISTICS Bedrooms .4 Bathrooms : 1.00 Lot Acres : 1.60 Neat Method Lot SqFt :69 696 Year Built : 1920 : Forced Ban Fin SqFt floor Blr : 1940 Pool _ Floor Cover .Appliances Bsm Unfin SqFt :936 :Asphalt Dishwasher Bsm Low S FFt f'Owrdarion : Concrete Ftg Shope : Hood Fan Bldg SqFt 2,808 BOOT Deck IstFlr SqFt : 936 ROOF :Comp Shingle Garage Type :Utumprov Upper Flr S'gF1 : 936 InterlorMat Drywall Garage.S.' : 720 Porch SqFt Paving, l : Concrete Attic SqFt Corm Type : Wd Stud1Shtg Deck SqFt Err Finish :251 This title infortttetfon has been famished, �mmiss{oner. The insurance has been without charge,In conformance watt,the u only banefid sJon cautions inten9,eddieries that thin aervlce Is designed 9 aiprwee ma mate re Oregon stunt ate r1g intermediaries will not be permitted. Safi services�Y he discontinued o lability the ultimate insureds lndisCrimlrtete use 'a assumed rot any errors in ttUS report. SO3 790 7072 20l -13 FROM FIROT PMERICPN TITLE 1 :22 4640 P.05/0 5 .J ; -__ 93114565 .0-s ,'f i lHIH.L1q ocED-wtr►turarr ram • .•—.mow :4?;' t MtffiUS2 ie-Q�rv.n r nF PA RRfiT l� 9 PThrD d•�A \.... li • � _••• 9,. . _: - :1:N wY... . :1• ... •• . .. - . •A • • .. I -• toRtIa ,- . :v %14'6""t , .Ar the tiA T ?- -. Q[aolr+,OW • rod t>reAeT4 dtnnted to Ito KM n r, County,Oregon.te.wltr - ,- • - All of Trot number Four (4) of dad in cir•enburg 9ei hta - iii I P.dditioa, in the J. L. Nicklin D,L,C.T 1 S.A. 1 W of the Willasette Meridian, Kashington County, Oregon, according to the map and plat thereof duly recorded in the office I- of the Recorder of Conveyances of said Washington County, Oregon. I� — i Of TPA IlatYlld@R.mMtiw 0aowrnNl a1 uvrgc 3LU �.a i TM .v.consHantbn ter thI.oonwy*nn la�R.--- (ban ear*will;1L•rsQv4e wtti al OR?99.04) .--. _ , _._._ _--..Q.GbpC.- .rl�R.211X M11.$Ah].6..fi�4A U115111..%.altiMA cP.Ia'-,..._..... ?tie` I Deed tNa d+r Q♦ ` '� l A. i • .. , ti _ I !SAS! pu�NTA VIOLAT�tO "7O K6 0(�� '�"..�.. ORS WILT &,..A n11 Tt01b __. - FEYr,TiT O 'YGUPKETnAuseAMiUu a mho {c AprrRQPRU Ufy es ^_r `a f ' M nI/AQTMUIT TO Vt1E�16T Nrllar[O MMIS. 4461411- --...-.. . MT'S OP ORE4OH,Cowl:ty of tp — )u. r ?T• br rn�. �� i/A6/Aid f on an at- .__ _ _YdcR!!_ _�J9-. - �.-• W1OM ELlt WFLATJ- r. •—�' `rte C,Glitr35.o++ 09070) Pu6NClor Osa�ow I � azievieSEN F CPIii .AIIY 12.1981 My�mmisfion 12ptMf i .f ?�.., i�11•:. - n&3a*ni Ann ea a DEED t I ' -_-= re-aret I(),tt,bar Sing OF O1 ON G e • F. N b i 1ty� n t3B . _"6-• 70q S.K. 8th ....1e �,�•�. I ■c= T garb, OR 47323 x+d7mtatfanRarder9fflota�! �....m 1e.a11ue� _ '� w.r n.**www u1 the ti+e for aeb•cou�tYJtb�otay ceWU , �;> ._ � the the,wlihln 0� wrff�p wu WI! -sane address .......... °0oouthr"' `OG°`'' oolt:pr�wmtde d �, •..t CAW 11w J • e 5- ."w.weer m ywL:%�'q+r y ,p:. •erel■d.rp Is.111M i ail Im Ail soak w"�t` n Of�I ,lit' I• M.i►..•M a.1A.I,Q maims r .h; r.Y WOO Bf1'lYPSS ■'^'.. +' ... 4 � - Doc : 93005653 4 • -- Reot: 101661 33.00' - --,. 06/10/1993 04;26:0eph 4;; Sent by OREGON TITLE PDX WEST 5032979033; 11 /01/C ?:58PM;JetFax #514;Page 1 /4 FAX from Rhonda Englet Escrow Officer olf GON TITLE Insurance Company 9600 SW Barnes Rd., Suite 150 Portland OR 97225 PHONE: (503) 297-8084 FAX: (503) 297-9033 ATTENTION: u FIRM: FAX: 5 3—(4 -a L-+- DATE: I l -- ! --OO TIME NUMBER OF PAGES (including this cover): L(, URGENT REPLY ASAP CONFIRM RECEIPT PLEASE REVIEW EE:. W TrUcSi - -Pc4z-F vow\ 4 aAti c,ut avts � I L off`- skill 4c4 e \ - U' v 1.xm rr...r..•4...uc.....y wntaLi t Orl t IIJ rtAI,uirurttuttiot_ If Ike madcrnflltis tnr t.imtlite reef >Y picot rmmed.tbvrc or oil crpl.yee rcapotuible fur delivery the fat'luvle to the iutcntkd recipient,please.do ntl Jtstr'tnute this facsimile. lnstepd,plemv nutify to lttunedi:rteiy dy talephone And return Iltti foaintflc 6y tttail Thank you. —`Its yowl I II I u sent by: OHhUUN 'JILL I'UX WESI 5UJ2Y/YU3i; 11 /U1 /U ?:SWF'M,]e[Fax #b14;Rage 2/4 • B. While this Trust remains revocable, the Trustor may, in her discretion, make such use of the funds or properties of this Trust as she may deem prudent, and such use shall be deemed to have been made with the consent and approval of the Trustees as though a formal writing were s,Thmitted in accordance with the provisions above. C. The interest of the beneficiaries is a present interest which shall continue until this Trust is revoked or terminated other than by death. As long as this Trust subsists, the Trust properties and all rights and privileges thereunder shall be controlled and exercised by the Trustees named herein. ARTICLE IV FAMILY HERS - - A. The •1'"rustor is not-marr ed. The-Trustor;s"children are Berniece A. Jones, born November 4, 1937, and James E. Witthar, born June 29, 1942. As used herein, "children" shall mean the children named above and any other children born to or adopted by the Trustor either before or after her death. ARTICLE V - TRUSTEES " . eN A. The following people will .act as Trustees in the following order of succession: 1. Margaret F. Witthar during her life. 2. Berniece A. Jones, of 9855 S.W. Garrett, Tigard, Oregon 97223, and James E. Witthar, of 11700 S.W. 98th, Tigard, Oregon 97223, as Co-Trustees. 3. A Trustee chosen by a majority of beneficiaries with a parent or legal guardian voting for minor beneficiaries . B. Whenever more than one Trustee is designated to act concurrently, a majority of the Trustees, whether individual or corporate, shall have the power to make any decision, undertake any action, or-. execute any documents affecting the. Trusts created herein. In the event of a difference of opinion among the Trustees, the decision of a majority of them shall prevail, but the dissenting or nonassenting Trustees shall not be responsible for any action taken by the majority pursuant to such decision. After the death of the Trustor, if only. two individual Trustees are in office, they must act unanimously. If an individual and a corporate Trustee are in office, the determination of the THE MARGARET F. WITTEAR TRUST PAGE 2 5U:329/903:3' 11101 /U ?:t,sHm;JetFd #b14;Fage ;314 • sent dy: UHtCiUN I 1 I Lt F'UX Wt51 � 1 4 individual Trustee shall be binding.. ARTICLE !I DEY.FGATICN OF AUTHORITY During physical or mental incapacitation, the Trustor herein appoints the successor Trustee to succeed to her place as Trustee and to supervise all matters in which the Trustor 'had the right to act if she had not become incapacitated. For all purposes of this Trust, the Trustor shah, continue to be deemed mentally competent, unless determined not to be competent by the two physicians identified in the Competency Clause Addendum attached to this Trust. The physicians shall not be liable for any determination made as to the competency of the Trustee if the determination is made in a reasonable manner. ARTICLE VII POWE OF .T1 '{7S TRIEE A. The Trustees shall have full power to do everything in administering these Trusts that they deem to be for the best interests-of-the beneficiaries (whether or not it be authorized or appropriate for fiduciaries but for this broad grant of authority) including, but not limited to, the following: 1. To buy, sell and trade in securities of any nature, including short sales and on margin, and for such purposes may maintain. and operate margin accounts with brokers, and may pledge _;any securities held or purchased by them with such brokers as security for loans and advances made to the Trustees, and to acquire by, purchase or otherwise and to retain, so long as they deem advisable, any kind of realty or personal property or undivided interests therein, including common and preferred stocks, bonds or other unsecured obligations, options, warrants, interest in limited partnerships, investment trusts and discretionary common trust funds, - all without diversification as to kind or amount, without being limited to investments authorized by law for the investment of trust funds, and power to hold or take title to property in the name of a nominee; 2. To sell for cash or on credit, at private or public sale, exchange, hypothecate, sell short or otherwise dispose of any real or personal property; 3 . To make distributions as authorized in this Trust Agreement, including distributions to themselves as Trustees, in kind or in money or partly in each, even it shares are THE MARGARET F. W ITTHAl. TRUST %"`� PAGE 3 sent Dy UIILUUN I 1 I Lt F'UX WES I 5lY,i2YIYU:30; 11 /01/U '.:591-15;JelfHa_#514;Nage 414 • ARTICLE XXII CERTIFIED COPIES OP TRUST To the same effect as if it were the original, any person or institution may rely upon a copy certified by a Notary Public to be a true copy of this instrument and any schedules or exhibits attached hereto. Any person or institution may rely upon any statement of fact certified by anyone who appears from the original Trust, or a certified copy thereof, to be a Trustee hereunder. ARTICLE XXIII SIGNATURES The Trustor, Margaret P. Witthar, has signed her name and is known by her whole name or by a portion thereof only or by a certain combination of names and the initials thereof. Regardless o f wha£"cambinattori§o£ the nalne '° a d` sig`riarures'-of the Trustoz . appear on past, present or future written documents, the names and signatures of the Trustor, as written below, are intended by the Trustor and shall be effective to transfer and convey the property listed in said written documents into this Trust. IN WITNESS WHEREOF, the Trustor has executed this Trust Agreement on the I day of 44f/rr , 1993, as Trustor and Trustee: ..� Ll A ,) • liag4Xet P. Witthar • STATE OF OREGON ) SS. County of 1� C'. ) On the -f i1:5: day of 4ed'P , 1993, personally appeared before me Margaret F. Witthar, the signor of the within instrument, who duly acknowledged to me that she executed the same. Mlcl wa_> A.wHs=l qty Notary ubl is 4 NOTARY PUBLIC-OREGON my appointment expires: 7-722-94/ COMMISSION NO.000397 COMMISSION EXPIRES JULY 12, IOU IM E MARGARET F. WITTHAR TRUST /'"\ PAGE 11 01 I 1 J - - -4-T L. _ ( fp,X Volt:0 -7 mum' S 8938'W 408.32' -,-- (' if 1- Amt,,.. . -112.00' T _... . /96__,A1V.32.!,-—-\ ' 172.16- — - ----____,7 "I 1 %IF C) ... : ---------FL. 1800 IA 9,363 SO FT -I- iii : ') 40 IIP 7039 SQ FT 7393 SQ FT -197.. :-- Int..---., ---195---1 i . ) - ti' • \- — 125.32' 1.-727v-3 I- \ 0 .t. 6.1 5..( I i t : I \ fp %.--- r ---/i \ 81 1 1 -Fs_ { 1 0 A . A "---798,4) T.L. 1 .. - . _.,-:11111111111111111 I , II-Z I,....:* g I fJ 1- -------Tir"-..3. 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WATER QUALITY !-T88J -- ------ \ir- - - --1-1,-&DETENTION ; g 464 SO FT z 7,846'SO-FT------- ,-) 0 I FACILITY ; I i\s's•----- __________si ..-\ -,,.I ibt• lb TrPROPOSED 15' , r- -189-6-.--1g• -,--_,_ / - 2STREET DEDICATION --- 9- a- 1m 4,704 so)-r-i-187_ - N .... --- ------. _____ n-ms-158.00 '2;0-- -I I —1 s/ a) I -%1=D,=T. -- , -....a=■r■■=ijiiiii2 vi.■..11. , J.: '+'•1/‘,•01`72.- —■ ,%17M9' 7 —11 Ilk' 7 ., S 89511'W N. i --- Nj ..-18407474 1. - :- :-, -'-' :: ,— 0 !IRON PFE 1 gm 0/8*IRON ROD N14711 . -- -.• , Li NO CAP ___ 1C?; ()Posa ( A7a_ rrKve_ Nacira Park Subdivision Proposal Summary: The applicant is requesting land use approval for the proposed Nacira Park subdivision. The property included in this application is described as Tax Lots 1800 and 1900 of Washington County's Assessor's Map No. T 1S R1 Section 35CD. Tax lot 1800 contains a total of 0.97 acres and tax lot 1900 contains a total of 1.47 acres. There are two existing dwellings on the subject site located at 11700 and 11670 S.W. 98th Avenue. The proposed development is adjacent to S.W. 98th Avenue. The subject development is approximately 600 feet south of Greenburg Road and approximately 350 feet north of Commercial Street on the easterly side of S.W. 98th Avenue. The proposal is for a 10-lot subdivision. The subdivision is designed to accommodate future development of single-family detached residences. The development site is zoned R-4.5. Additionally there are three tracts proposed with this development, two for private drives and one for a water quality detention pond. There is one public street proposed, which is closely aligned with S.W. Pihas Court. A variance to side setback has been applied for in order to place the proposed street as closely in alignment with S.W. Pihas Court as possible. This public street is proposed to end in a stub that will allow future connectivity with parcels to the east of the proposed development. There are two private streets proposed; one provides access to lots three through eight, the other has been created to facilitate future access to development on the lots to the south of the proposed development. Currently, there is existing development on proposed lots one and two. The two lots each contain a single family dwelling with driveways that access S.W. 98th Avenue. Proposed lots three through ten are currently vacant. The average size of all lots will be at least 7,500 square feet, in accordance with Section 18.430.020(D) of the City of Tigard Community Development Code. The applicant will dedicate 15 feet along the easterly side of S.W. 98th Avenue and provide half street improvements. The applicant will construct all infrastructure facilities, including storm water, water, sanitary sewer, and public Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 1 utilities to the adopted standards of the City of Tigard. All improvement plans shall be reviewed and approved by the City Engineer. The following narrative is presented to provide findings for all applicable review criteria of the City of Tigard Community Development Code. Code Chapters indicated as applicable during the Pre-Application Conference (June 13, 2000): 18.390 Decision Making Procedures/Impact Study 18.430 Subdivision 18.510 Residential Zoning District 18.705 Access/Egress/Circulation 18.715 Density Computations 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 Chapter 18.390 Decision-Making Procedures The proposed action, Subdivision without Planned Development, is classified as a Type II Procedure under Section 18.390.020. Section 18.390.40 Type II Procedure A. Pre-application conference: A pre-application conference was held on June 13, 2000. A copy of the pre-application conference notes has been submitted with this application. B. Application requirements: Impact Study: The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 2 minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The following information is presented to elucidate the potential impacts of the proposed development, a 10-lot subdivision located between Greenburg Road and Commercial Street on the easterly side of S.W. 98th Avenue. Improvements have been proposed that meet all City standards and minimize impacts to the public at large, public facilities, and affected private property users. Comments from participants of a neighborhood meeting, held August 29, 2000, are also addressed. Transportation system: The proposed subdivision is adjacent to S.W. 98th Avenue, a designated minor collector. The proposed development includes a 15 foot land dedication along the easterly side of S.W. 98th Avenue as well as half street improvements. During a Neighborhood Meeting held on August 29, 2000, general concern was expressed about the traffic on S.W. 98th Avenue. It was stated that when S.W. 98th Avenue was opened to the south as a connection to Commercial Street, traffic flows increased on S.W. 98th Avenue during peak travel times as this route is used as a shortcut from Greenburg Road to Commercial Street, to downtown Tigard. Two suggestions were offered: widening S.W. 98th Avenue and constructing speed bumps. There was objection to putting speed bumps in on S.W. 98t Avenue as residents felt the traffic would simply shift to S.W. 95th Avenue. As stated above, the proposed development includes half street improvements and street widening where the development is adjacent to S.W. 98th Avenue. These improvements may help ameliorate the safety concerns expressed regarding traffic along S.W. 98th Avenue. Bikeway System: Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 3 The City of Tigard has adopted a Bikeway Plan. One of the criteria in the establishment of this plan was to create better access to downtown Tigard from the Greenburg neighborhood. This was accomplished through the development of a bikeway system the established an east-west bikeway along Greenburg Road and a north-south bikeway along S.W. 95th Avenue that connects to Commercial Street and the downtown area. As per conversation with Julia Hajduk, City of Tigard, no bike lane improvements are required with this development. Drainage system: The stormwater drainage system has been designed to be consistent with the City of Tigard standards and criteria. All runoff for the proposed facility is directed to the southwest, following the natural topography of the site. All surface water is collected through a series of inlets and conveyed through underground storm pipes. There is a water quality detention pond proposed with this development. The inlets have been located to prevent surface drainage across streets and intersections. The stormwater system connects to an existing 12-inch storm sewer in S.W. 98th Avenue. The system is designed to be large enough to capture runoff from the entire site. The size of the facility will be subject to the approval of the City Engineer. There is no indication at this time that the potential runoff from the proposed development will overload existing downstream facilities. During the Neighborhood Meeting held August 29, 2000, three property owners indicated that the rain drains from there homes were daylighted into the northeast corner of tax lot 1900, which is part of the proposed development site. The owners were concerned that the drainage would not be interrupted and corrective actions would be permanent in nature. The proposed drainage system for the development site has been designed to accommodate these flows from the three homes. This potential problem will, therefore, be mitigated with the proposed drainage system. Other concerns expressed during the neighborhood meeting regarded drainage coming from the proposed development. Drainage from the development site will be detained in a water quality pond. The proposed facility will meet all standards of the City of Tigard. Parks system: The two parks in closest proximity to the proposed development are Woodard Park and Fanno Creek Park. Impacts on the parks should be minor considering the small scale of the proposed development. Schools: Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 4 The proposed development is in the Tigard-Tualatin School District. Elementary students would attend Metzger Elementary School. Fowler Junior High and Tigard High School would serve students in higher grades. Again, due to the small scale of this development, impacts to these schools from the proposed development appear to be minor. Water system: Water service will be provided by the City of Tigard. The proposed water system includes an 8-inch water line extension. All facilities will be constructed to the City Engineer's standards. Please see Utility Plan for further details. Sewer system: The Unified Sewerage Agency has evaluated the subject property. A service provider letter from USA has been provided with this application that indicates that there is enough capacity for the proposed development. The proposed diameter of the sewer line is 8-inches, which is large enough to handle development of adjacent properties. Utilities: Electric power is provided by Portland General Electric. Telephone service is provided by GTE (Horizon). Natural gas is provided by Northwest Natural Gas. Cable television is provided by TCI. All utilities will be under-grounded, as required by Section 18.810.120 of the City of Tigard Community Development Code. Noise impacts: The proposed development is residential in nature. There are no adverse noise impacts anticipated from this development. Development activities will take place during normal construction hours, between 7 a.m. and 7 p.m. Dedication of real property interests: The proposed development is adjacent to S.W. 98th Avenue, a designated minor collector. The applicant will dedicate 15 feet along the easterly side of 98th Avenue in order to bring the centerline to right-of-way to a 30 foot distance. Half-street improvements will be provided by the developer on S.W. 98th Avenue. Summary: In general, this development was designed to minimize impacts to the public at large and nearby residents as well as to public facilities. A future Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 5 development plan, inclusive of a future street plan, has been submitted with this application to indicate how this development will harmoniously blend with nearby and future developments. The proposed development was designed to maintain the intent of the subject site's base zone (R- 4.5), which promotes higher residential densities for single family developments. The average size of all lots meets the 7,500 square foot average requirement. Chapter 18.430 Subdivisions Section 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria: The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. This application complies with the applicable zoning ordinances and other applicable ordinances and regulations as demonstrated by this narrative and Preliminary Development Plans. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92. The proposed name of the subdivision is Nacira Park. The requested name for the subdivision was approved by the Washington County Surveyor's Office on August 21, 2000. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. The proposed public streets that will serve this subdivision align with and conform to the existing streets adjacent to the site. A future street plan for surrounding development has been submitted with this application in order to ensure efficient future subdivision of adjacent parcels. Two stub streets (one private drive and one public street) are proposed that will eventually connect to potential development to the south and east of the proposed development. Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 6 4. An explanation has been provided for all common improvements. There are two proposed common private drives with this development. The private drives are shown on the Preliminary Development Plans. One of the private drives is a stub street planned for future development to the south of the subject property. "Tract B," on the Preliminary Development Plans, is 4.712 square feet. Its proposed use is for a water quality detention pond. B. Conditions of Approval. The Approval Authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties. Conditions of approval will be imposed by the Approval Authority. Chapter 18.510 Residential Zoning Districts Section 18.510.030 Uses The proposed development, a 10-lot subdivision, is a permitted use in the R-4.5 zone. Section 18.510.40 Minimum and Maximum Densities A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district...The maximum density establishes the ceiling for development in each zoning district based on minimum lot size... The minimum lot size is 80% of the maximum density. The proposed development is in the R-4.5 zone (7,500 square feet minimum lot size). The development complies with the purpose and vision of these standards. B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is governed by the formulas in Chapter 18.715, Density Computations. Minimum and maximum density calculations are addressed in Chapter 18.715, below in this narrative. Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 7 C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715020C and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020 B1. There will be no adjustments to density requested with this application. Section 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370. All of the applicable development standards contained in the base zone, R-4.5, have been complied with in this development proposal with the exception of one standard, which arises from circumstances associated with existing development on proposed lot one. The applicant is simultaneously applying for a variance to mitigate these circumstance. The variance is for a property line setback adjustment for the side property line of proposed lot number one. The alignment of the proposed street with S.W. Pihas Court, across S.W. 98th Avenue produced a circumstance where the existing dwelling on proposed lot number one would be setback 4.68 feet from the side property line instead of the required 15 feet. Although the proposed street will not be perfectly aligned, the alignment will be greatly improved with this variance. 2. All other applicable standards and requirements contained in this title. Development standards and requirements are addressed below, in the following section. B. Development Standards. The development standards for the R-4.5 zone have been met by the proposed development: The minimum lot width, maximum lot coverage, maximum height, and minimum landscape requirements have been met by the proposed development. The lot sizes were Niacin Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 8 established based on the criteria for minimum and maximum densities of Chapter 18.715. All setback requirements have been met with the exception of proposed parcel number one, which had existing development that required a variance to minimum setback. The criteria established by Chapter 18.370 for a variance were met for proposed parcel number one. Section 18.510.060 Accessory Structures Not applicable. There are no accessory structures proposed. Chapter 18.705 Access, Egress, and Circulation Section 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. B. Access Plan Requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress, and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted with this application that indicate how the requirements of access, egress, and circulation are met. C. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use. Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 9 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Proposed lots 3 through 8: Joint access is proposed over a tract of land for lots three through eight. This land, labeled, "Tract A" on the preliminary plan, is not contained within the ownership of two or more parcels. The tract is a separate piece of land, outside the boundaries of all proposed parcels. Proposed lots 1 and 2: Proposed lots number 1 and 2 will have a joint access drive from S.W. 98th Avenue. The access will be 30 feet in width and extend 22 feet into the parcels. After the 22-foot joint access, the drive splits into two separate drives, one on proposed lot number one, and one on proposed lot number two. By splitting the driveway at this point, a deciduous tree is saved. Two vehicular off-street parking spaces are also provided, one on each of the lots. Please see the preliminary plan for details. D. Public street access. All vehicular access and egress as required in Sections 18.705.03H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All vehicular access and egress connects directly with a public or private street. Maintenance shall be continuous and provided at the level of required standards. Proposed lots one and two have existing development and access from S.W. 98th Avenue. The continued use of the existing driveways has been tentatively approved by Brian Reger, Development Review Engineer, with a condition of driveway improvements that are represented on the Preliminary Plan. The driveway splits and becomes separated by a large deciduous tree, which will be preserved by the proposed development. The westerly 22 feet of the driveway will be owned jointly by owners of proposed lot number one and proposed lot number two. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. F. Required walkway location. Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 10 Public sidewalks are proposed on both sides of the proposed public street. Sidewalks shall be constructed per City standards. There are no other walkways proposed with this development. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. The access for the proposed development is indicated on the Preliminary Plan. Brian Reger, Development Review Engineer, has tentatively approved the access. Emergency vehicle turnarounds have been provided for on the Preliminary Plan. The proposed development would not cause hazardous conditions to exist. No special consideration is required by the Commission. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. Proposed lots 3-10 have access onto the proposed public street, via private drive. The public street directs traffic to S.W. 98th Avenue. Proposed lots one and two have existing development and access drives that connect onto S.W. 98th Avenue. S.W. 98th Avenue is not considered a major collector, but rather a minor collector. The continued access onto S.W. 98th Avenue by proposed lots one and two has been tentatively approved, conditioned upon minor improvements, by Brian Reger, Development Engineer. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 11 alley. Single-family and duplex dwellings are exempt from this requirement. Not applicable. H. Minimum access requirements for residential use. 1. Vehicular access and egress from 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. All proposed drives, public or private, have minimum widths in excess of 20 feet, in accordance with Table 18.705.1. Table 18.705.2 is not applicable as it applies to multi-family housing and no multi-family housing is proposed in this development. 2. Vehicular access to multi-family structures... Not applicable. No multi-family structures are proposed with this development. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. The proposed private access drive will be provided and maintained in accordance with the provisions of the Uniform Fire Code. 4. 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... Not applicable. There are no access drives in excess of 150 feet in length in this proposed development. The two private drives proposed in this development, labeled "Tract A" and "Tract C" are 145 feet in length and 83 feet in length. 5. Vehicle turnouts, 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. Not applicable. There are no driveways in excess of 200 feet proposed with this development. Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 12 6. Where permitted, minimum width for driveway approaches to arterial or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. The joint access drive for proposed lots one and two accesses S.W. 98th Avenue. The width of the drive is 30 feet. No traffic turning from S.W. 98th Avenue will have to wait for traffic existing the site. I. Minimum access requirement for commercial and industrial use. Not applicable. The proposed development does not include commercial or industrial uses. J. One-way vehicular access points. Where a proposed parking facility.... Not applicable. There are no proposed parking facilities with this development. Chapter 18.715 Density Computations Section 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed. 1. All sensitive land areas. Not applicable. There are no sensitive land areas. 2. All land dedicated to the public for park purposes. Not applicable. There are no lands dedicated to the public for park purposes. 3. All land dedicated for public rights-of-way. There are approximately 0.42 acres dedicated for public rights-of- way. 4. All land proposed for private streets. Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 13 There are approximately 0.083 acres proposed for private streets. 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. There are two existing dwellings that will remain with this proposal on lots one and two. Lot one is proposed to be 7,667 square feet. Lot two is proposed to be 10,363 square feet. Both of these parcels meet the minimum size requirements of the base zone. B. Calculation 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. • Gross Site Area 2.44 Acres MINUS Public Rights-of-way 0.42 Acres Private Streets 0.083 Acres Net Site Area 1.94 Acres Convert to Square Feet 84,376 S.F. DIVIDED BY R-4.5 Minimum Lot Area 7.500 S.F. Calculated Lots 11.25 Lots 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). Maximum Density 11.25 Lots 11.56 X .80 = 9.0 Lots Section 18.715.030 Residential Density Transfer Not applicable. There are no density transfers proposed with this development. Nacira Park Subdivision Compass Engineering Subdivision Application 10/02/00 Page 14 Chapter 18.745 Landscaping and Screening Section 18.745.010 Purpose The purpose of this chapter is to establish standards for landscaping, buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City... Section 18.745.020 Applicability The landscaping and screening requirements apply to the proposed development. Section 18.745.030 General Provisions The standards for required landscaping and screening, which will be specified in the conditions of approval established during the review process, will be adhered to. Section 18.745.040 Street Trees The species, size and spacing of street trees have been addressed in the submitted Preliminary Plan. Section 18.745.050 Buffering and Screening All buffering and screening requirements have been addressed in the submitted Preliminary Plan. Chapter 18.765 Off-Street Parking/Loading Requirements Section 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. A site plan has been submitted that indicates how the access, egress and circulation requirements will be fulfilled. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 15 B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). The off-street parking spaces for the existing single-family residences are on the same lot with the dwellings. One off-street parking space per dwelling will be provided for at the time of future development of proposed lots three through ten. 2. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions... Not applicable. There are no proposed parking lots with this development. Chapter 18.790 Tree Removal Section 18.790.030 Tree Plan Requirement A. Tree Plan Required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size, and species of all existing trees including trees designated as significant by the city. A professional survey of the site was completed and included all trees with a caliper of 6 inches or greater. Please refer to the Preliminary Plan for specific information on the existing trees located on the subject site. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 16 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots. a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The proposed development will retain over 75% of the existing trees over 12 inches in caliper. 3. Identification of all trees which are proposed to be removed. All trees to be removed have been identified on the Preliminary Plan. Please refer to this plan for specific information on tree removal. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Prior to construction activity, all trees to be protected shall be identified, marked, and protected appropriately. C. Subsequent tree removal. Trees removed within the period of one 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 18.790.060D. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 17 Trees removed within one year prior to this development application will be inventoried and replaced according to Section 18.790.060D. Chapter 18.795 Visual Clearance Areas Section 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. This proposal is in compliance with all vision clearance criteria. There are no topographical constraints or obstructions to clear vision. Section 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. Not applicable. There are no arterial streets involved with this development. B. Non-arterial streets. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 18 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of way line and measured along such lines. Visual clearance areas (triangles) for non-arterial streets 24 feet or more in width have been provided for with the proposed development. 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right- of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. Not applicable. There are no intersections with non-arterial streets less than 24 feet. The joint use driveway for proposed lot number one and two, intersecting with S.W. 98th Avenue, is greater than 24 feet in width. Chapter 18.810 Street and Utility Improvement Standards Section 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. The proposed parcels in this development have frontage and/or access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 19 The streets proposed by this development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half- street improvements meeting the standards of this title are constructed adjacent to the development. The only street adjacent to the proposed development is S.W. 98th Avenue. Half-street improvements are planned on S.W. 98th Avenue. The half-street improvements will include a 15 foot dedication along the easterly side of S.W. 98th Avenue, 20 feet of pavement from centerline to curb, a concrete curb, storm inlets and other underground utilities as necessary, a five-foot sidewalk on the easterly side, and street trees. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. The new streets planned and the additional street width planned on S.W. 98th Avenue will be dedicated and improved in accordance with the standards of this chapter. 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist... Not applicable. There are no future improvements guarantees proposed in lieu of street improvements. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The proposed streets that are a part of this project shall be improved according to adopted City standards. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 20 B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation. 1. The Council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council to be present.... All proposed rights-of-way in this application shall be dedicated via Final Plat. No special consideration is required of the Council for alternate street creation. 2. With each application for approval of a road or street right- of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval... All road or street right-of-ways will be in full compliance with the City street improvement standards. 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the public," as grantee. All deeds of dedication will be in a form prescribed by the City and will name "the public," as grantee. C. Creation of access easements. Not applicable. There are no proposed access easements with this development. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets. 1. Street grades shall be approved by the City Engineer in accordance with Subsection M below. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 21 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. The proposed streets have been designed to meet requirements of future connectivity to adjacent properties. Two stub streets (one private drive and one public street) are proposed to provide for future connectivity to the adjacent properties to the south and to the east. The street plan considered the topographic conditions, public convenience and safety, and appropriateness to the proposed use of the land (residential) to be served. Half-street improvements are planned on S.W. 98th Avenue. The half-street improvements will include a 15 foot dedication along the easterly side of S.W. 98th Avenue, 20 feet of pavement from centerline to curb, a concrete curb, storm inlets and other underground utilities necessary, a five-foot sidewalk on the easterly side, and street trees. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and road way widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. The minimum rights-of-way table in Chapter 18.810, indicates the right-of-way for a residential access street to be 42' to 50', depending on the average daily traffic on the new street. This development proposes one public street, ending in a stub, that will connect to a future road when residential development occurs on the easterly parcel adjacent to the subject property. The right-of- way width proposed for this street is 46 feet, which would meet the Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 22 requirements for a through street with less than 500 average daily traffic. With only 10 lots proposed, this width exceeds requirements and therefore, allows for future street connections to interface in a uniform manner at the time of future development of adjacent lots. The proposed roadway width is 28 feet. There are two moving lanes proposed. As indicated above, half-street improvements are planned for S.W. 98th Avenue. Included in these improvements is a 15 foot dedication so that S.W. 98th Avenue will have a right-of-way of 30 from the centerline. There will also be 20 feet of pavement from centerline to curb, a curb, a sidewalk, street trees, and storm inlets and other underground utilities as deemed necessary. F. Future street plan and extension of streets. 1. A future street plan shall: a. 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 other parcels within 530 feet surrounding and adjacent to the proposed land division... A future street plan indicating the pattern of existing and proposed future streets has been submitted with this application for a subdivision. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. Public transit is available on Greenburg Road. There are two bus stops on Greenburg Road near its intersection with S.W. 98th Avenue. There is an established bikeway on Greenburg Road that connects to the downtown area by traversing on S.W. 95th Avenue and Commercial Street. 2. 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... Two street stubs (one public and one private) are proposed with this development to accommodate future land division on adjacent parcels. The stubs are proposed to the boundary lines of the tract to be developed. Barricades, as required by the City Engineer, will be constructed at the end of the street stubs. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 23 There are no street stubs in excess of 150 feet, therefore, no hammerhead turnouts or temporary cul-de-sac bulbs are required. G. Street alignment and connections. 1. Staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. As indicated on the Preliminary Plan, the one street intersecting a collector, is not in perfect alignment with Pihas Court, across S.W. 98th Avenue. There is existing development on proposed lot 1 which precludes perfect alignment. The applicant is requesting a variance to provide a remedy to this situation. The future street plan has a "T" intersection with S.W. 95th Avenue. Because of an existing dwelling on the west side of S.W. 95th Avenue, this street was proposed to the north of the dwelling and will, therefore, not be in direct alignment with Tangelia Court, which is across S.W. 95th Avenue. 2. Spacing between local street intersections shall have a minimum separation of 125 feet. As indicated on the Preliminary Plan, all local street intersections have spacing greater than 125 feet with the exception of the street intersection on the future street plan, discussed above, which the locational constraint of existing dwellings. Due to the existing dwellings, the street is planned to pass between existing dwellings and then, intersect 95th Avenue. This future street will, therefore, not be in direct alignment with Tangelia Court, across 95th Avenue but, rather, slightly to the north. 3. All local and minor collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code... The proposed street intersects S.W. 98th Avenue on the easterly side. With the approval of a variance, it will be closely aligned with S.W. Pihas Court, which is on the westerly side of S.W. 98th Avenue. An existing dwelling precludes perfect alignment. There are no other streets abutting the subject site. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 24 4. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. There are no transit stops, commercial services, schools, shopping areas, or parks adjacent to the proposed development. The layout of the proposed transportation system provides the most direct access to such facilities in the nearby area. 5. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. The proposed development meets this standard by providing one public street and two tracts for private streets that allow short, direct travel routes within this development. H. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75 degrees unless there is a special intersection design, and... All intersections in the proposed development intersect at right angles. Existing rights-of-way. Wherever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. The existing right-of-way width on S.W. 98th Avenue is less than standard. The proposed development will dedicate additional width to bring the right-of-way up to standard, 30 feet from the centerline on S.W. 98th Avenue. J. Partial Street Improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property develops. Not applicable. There will be no partial street improvements resulting in a pavement width of less than 20 feet. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 25 K. Cul-de-sacs. Not applicable. There are no cul-de-sacs proposed with this development. L. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area. The proposed street name will be same as the street across S.W. 98th Avenue, S.W. Pihas Court, which intersects S.W. 98th Avenue, to the west of the proposed development. M. Grades and curves. Grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street... All proposed access streets have gradients less than these requirements. N. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. All required improvements for this project will be constructed in accordance with these standards. The proposed public street will be constructed with concrete curbs, concrete sidewalks on both sides of the street, and sidewalk ramps at all intersections. 0. Street adjacent to railroad right-of-way. Not applicable. There are no railroad right-of-ways adjacent to the proposed development. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 26 P. Access to arterials and major collectors. Not applicable. The proposed development does not have access to arterials or major collectors. Q. Alleys, public or private. Not applicable. There are no alleys proposed with this development. R. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Certification will be provided to the City, by a registered professional land surveyor, that all boundary and interior monuments shall be reestablished and protected. S. Private Streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. There are no proposed private streets serving more than six dwelling units in this development There is one private street planned to serve six lots in this development and one private street stub, which will serve future development. The private street will be designed to the standards of the City Engineer. Legal assurance for the continued maintenance of the private streets will be provided.. T. Railroad crossings. Not applicable. There are no proposed railroad crossings with this development. U. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 27 Engineer for any development. The cost of signs shall be the responsibility of the developer. The costs of signage shall be the responsibility of the applicant. V. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. Mailbox locations will be indicated on the final engineering plans. W. Traffic signals. Not applicable. There are no traffic signals required with the proposed development. X. Street light standards. Not applicable. There are no street lights required with the proposed development. Y. Street name signs. Street name signs shall be installed in accordance with this requirement. The applicant will bare the responsibility of stop signs as well as the street name signs. Z. Street cross-sections. All proposed streets shall be constructed per City construction standards. Please refer to the Preliminary Plan and Profiles for more detail. Street improvement have been designed in accordance with Table 18.810.1. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 28 Section 18.810.040 Blocks A. Block Design. 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. There are no proposed full blocks in the proposed development. All streets in the proposed development were designed to provide adequate building sites for residential use. The need for convenient access, circulation and control and safety of street traffic was recognized in the development of the project design. There are no topographical constraints associated with the proposed development. Topographical opportunities were utilized to design the most efficient use of the subject property in regards to the provision of a water quality retention facility. B. Sizes. 1. The perimeter of blocks formed by street shall not exceed 1,800 feet measured along the right-of-way line except... There are no proposed full blocks in this development; therefore, a perimeter measurement is not applicable. 2. 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 this code. Not applicable. There are no proposed bikeways in this development. Pedestrian walkways are provided for by sidewalks, which are continuous. Section 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 29 drainage right-of-way conforming substantially with the lines of the watercourse. Utility easements for the proposed utilities shall be dedicated via the Final Plat for the proposed development. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. The applicant shall coordinate with all vested parties for the provision and dedication of all proposed utility easements. Utility easements will be at the City's standard for width. The utility easements shall be dedicated via the Final Plat. Section 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; There are no proposed lots containing existing or proposed public rights-of-way in the proposed development. 2. The depth of all lots shall not exceed 2 '/2 times the average width, unless the parcel is less than 1 1/2 times the minimum lot size of the applicable zoning district; The depth of proposed lot number ten exceeds 2 1/2 times the average width. This lot, however, is in compliance with this standard because it is less than 1 1/2 times the minimum lot size for this zone (7,500 X 1.5 = 11,250 square feet). All other lots have depths that are less than 2 1/2 times the average width. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off- street parking and service facilities required by the type of use proposed. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 30 Not applicable. There are no properties zoned for commercial or industrial purposes in the proposed development. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless... Each lot in the proposed development has at least 25 feet of lot frontage on a public or private street. C. Through lots. There are no through lots proposed. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. All side lines of lots in the proposed development are at right angles to the street upon which the lots front. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided... Not applicable. There are no large lots proposed that could be re- divided in the future. Section 18.810.070 Sidewalks A. Sidewalks. All industrial streets shall have sidewalks...All other streets shall have sidewalks meeting City standards along both sides of the street... The Preliminary Development Plan indicates sidewalks on both sides of the proposed street. They shall be constructed to City standards. The half-street improvements for S.W. 98th Avenue will also have a sidewalk on the easterly side of the street, built to City standards. B. Planter strip requirements. A planter strip separation of at least five feet between the curb and sidewalk shall be required in the design of any arterial or collector street where parking is prohibited adjacent to the curb, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; or it would conflict with the utilities. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 31 No planter strips are required with this development. C. Sidewalks in central business district. Not applicable. This development is not proposed in a central business district. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. Maintenance of sidewalks and curbs shall be the responsibility of the adjacent property owner. Section 18.810.080 Public Use Areas Not applicable. No areas for public use are proposed in this development. Section 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management... All sanitary sewers will be installed in accordance with the provisions of the Design and Construction Standards for Sanitary and Surface Water Management and the adopted policies of the Comprehensive Plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. Sanitary sewer plans will be submitted to the City Engineer for approval. C. Over-sizinq. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Any over-sizing required to accommodate future projected development will be accommodated for in this development. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 32 Section 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; The proposed storm water drainage system is separate and independent of the sewerage system. The proposed storm water system includes a water quality detention pond. Please refer to the Utility Plan for more details. 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and Inlets are proposed for surface water travel. The system is designed to curtail flow across intersections and streets. 3. Surface water drainage patterns shall be shown on every development proposal plan. Surface water drainage patterns are indicated on the Utility Plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Not applicable. No significant drainageways are located on the proposed development site; therefore, no easements are required or proposed for the conveyance of watercourses. C. Accommodation of upstream drainage. 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, and: Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 33 1. 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... Storm water calculations are included with this application. The proposed stormwater detention pond and drainage system is designed to accommodate potential runoff from the entire site and the three upstream residences. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility... The City Engineer has not indicated that the additional runoff resulting from the proposed development will overload an existing drainage facility. Provisions for the storage of runoff from the development have been accommodated for in the design of the storm water system in the form of a water quality detention facility. Section 18.810.110 Bikeways and Pedestrian Pathways. Not applicable. There are no proposed bikeways or pedestrian pathways adjoining the proposed development on the City's adopted pedestrian/bikeway plan. Section 18.810.120 Utilities A. Underground 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... All proposed utilities will be placed underground. Please see Utility Plan for details. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities... Easements required for the under-grounding of utilities are indicated on the Utility Plan. The Utility Plan is subject to review by the City Engineer. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 34 C. Exception to under-grounding requirement. Not applicable. There are no under-grounding exceptions in this proposed development. D. Fee in-lieu of undergroundinq. Not applicable. The applicant is not requesting a fee in-lieu of under-grounding. Section 18.810.130 Cash or Bond Required The applicant will provide the necessary improvements and bonds as required. Section 18.810.140 Monuments Any monuments that are disturbed will be replaced prior to final acceptance of improvements. Section 18.810.150 Installation Prerequisite No public improvements will be undertaken until the plans have been approved by the City, permit fees paid, and permits issued. Section 18.810.160 Installation Conformation All improvements installed by the developer will conform to the requirements of this chapter and to the improvement standards specified by the City including, the Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface Water Management. Section 18.810.170 Plan Check All plans will be prepared in accordance with requirements of the City. No work will begin until the construction plans and construction estimates have been checked for adequacy and approved by the City Engineer in writing. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 35 Section 18.810.180 Notice to City No work will begin until the City has been notified in advance. If work is discontinued, it will not be resumed until the City is notified. Section 18.810.190 City Inspection All improvements will be constructed under the inspection and to the satisfaction of the City. Section 18.810.200 Engineer's Certification The developer's engineer, on a form provided by the City, will provide written certification. All improvements, workmanship, and materials will be certified as of high grade and in accordance with current and standard engineering and construction practices. Nacira Park Subdivision Compass Engineering Subdivision Application 09/29/00 Page 36 VARIANCE TYPE II NACIRA PARK PROPOSED LOT #1 Applicant: Vista Northwest, Inc. Zone: R-4.5 Section 18.370.010 Variances C. Approval process and standards 1. Variances shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using standards of approval contained in Subsection 2 below. 2. The Director shall approve, approve with conditions, or deny an application for the variance based on finding that the following criteria are satisfied: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district. The applicant is requesting the variance in order to place the proposed road for Nacira Park subdivision in alignment with Pihas Court, which is located across S.W. 98th Avenue. The variance will not be materially detrimental to the purposes of this title or other applicable policies. The variance will not effect properties in the same zoning district. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district. There are special circumstances that are not applicable to other properties: This request for a variance is made to ameliorate potential traffic concerns, which are generated when a street is not aligned properly with opposing streets at intersections. In order to more closely align the proposed street with Pihas Court, a variance is required to the development standards for a side yard setback. The side yard setback requirement for the R-4.5 zone, when at an Nacira Park Compass Engineering Variance Application 9/29/00 1 intersection, is 15 feet. The variance requests a 4.68-foot setback in order to mitigate these special circumstances that exist due to the placement of Pihas Court, across S.W. 98th Avenue. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land. The proposed use of the subject site will remain the same as permitted under this title. City standards will be maintained by this variance. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title. The traffic system will be improved with the proposed variance as it is made in order to align the proposed road with Pihas Court. There will be no impacts on drainage, land forms or parks by this variance. e. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. The hardship is not self-imposed. The applicant had no control over the placement of Pihas Court, which is across S.W. 98th Avenue, across from the subject site. The variance request is made in order to remedy potential traffic hazards. This is the minimum variance that can be requested and still establish alignment with Pihas Court. Nacira Park Compass Engineering Variance Application 9/29/00 2 11/09/2000 10:53 503-65. ,93 COMPASS ENGINEER_..a PAGE i2 COMPASS NACIRA n►;� ENGINEERING w"iv O\YI L ♦ l'wv Preliminary Storm Water Calculations A) Water Quality Dry weather storm event totaling 0.36 inches of precipitation in 4 hours with average storm return in 96 hours. Impervious Areas 10 houses @ 2640 = 26400 ft2 streets = 15360 ft2 Total = 41760 ft2 (0.36 in)(41760) - 1252 ft3 12 • 1 foot deep = 35 foot square B) Detention Developed rate shall not exceed pre developed rates based upon 2 through 25 year-24 hour return. Test 25 year event Pre developed 2.5 Ac. Total Impervious 0.15 Ac, 98 Pervious 2.35 Ac, 86 Time of Concentration v 17 min. Q25 = 1.47 cfs Developed Impervious 1.0 Ac, 98 Pervious 1.5 Ac, 86 Time of Concentration 6 min. Q25 = 2.02 cfs Using Pond and King County software storage required - 1100 Ft3 Assume 1 foot deep 33 foot square Preliminary Pond Sizing 40 x 40 x 2 feet deep ■1COMPASS_11VOL1_11CLER1Repais14803 Narim PSWC(loc. CITY OF TIGARD Community(Development Sfapiug .4(Bata Community LAND USE PROPOSAL DESCRIPTION 120 DAYS =3/21/2001 FILE NOS.: SUBDIVISION (SUB) 2000-00005 VARIANCE (VAR) 2000-00020 FILE TITLE: NACIRA PARK SUBDIVISION APPLICANT: Vista NW/Interlocking Enterprise, Inc. OWNER: Margaret Witthar Chris Christensen Berniece Jones, Trustee PO Box 91459 9855 SW Garrett Street Portland, OR 97291 Tigard, OR 97223 REQUEST: A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The applicant is also requesting a setback variance to reduce the side yard setback for an existing house in the subdivision to allow for the street alignment as required by the City. LOCATION: The project site is located on SW 98th at 11670 and 11700 SW 98th Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. ZONE: R-4.5; Single-Family Low Density Residential - 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to establish sites for single-family residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: NOVEMBER 27, 2000 DATE COMMENTS ARE DUE: DECEMBER 11, 2000 ❑ HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION [MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL RUES) DATE OF HEARING: TIME: 7:30 PM [] STAFF DECISION (TENTATIVE] DATE OF DECISION: JANUARY I I, 2000 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ►l VICINITY MAP ❑ LANDSCAPING PLAN ❑ ARBORIST REPORT ® SITE PLAN ❑ ARCHITECTURAL PLAN ❑ TRAFFIC IMPACT STUDY ® NARRATIVE ® GEOTECH REPORT Nr TREE PROTECTION PLAN STAFF CONTACT: JULIA POWELL HAJDUK, ASSOCIATE PLANNER (503) 639-4171, x407 October 24, 2000 /41/4110' 1 CITY OF TIGARD Chris Christensen OREGON Vista Northwest Inc. PO Box 91459 Portland, OR 97291 RE: Nacira Park Subdivision (SUB 2000-00005) Incompleteness Letter Dear Mr. Christensen: Staff has received your application for a 10 lot subdivision. Staff has reviewed the information you have submitted and determined that the following additional information is necessary before your application can be deemed complete: • Submit a revised tree plan that clearly shows which trees will be removed and retained. • Submit an arborist report prepared by a certified arborist. • Submit confirmation that Bernice Jones is authorized to sign as the trustee. • Address the specific variance criteria for the setback variance. • Provide profiles of the future streets that show the profiles beyond the property lines of the subject site. • Submit preliminary sizing calculations for the water quality and/or detention pond. • Submit 15 additional copies of plans if they are not amended and 18 copies of any plans that are amended. Please be sure to collate and package all materials into individual packets for distribution. If this is not done, it will delay the timely processing of your application materials. Once the required items are submitted, staff will deem the application complete and schedule the project for review. The estimated time frame for a decision once the application is deemed complete is 6-8 weeks. Please feel free to contact me if you have any questions about this letter or your application at (503) 639-4171 , x407. Sincerely, Julia Powell Hajduk Associate Planner I:\curpin\julia\sub\Nacira Park accl.doc c: SUB2000-00005 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 PUBLIC FACILITY PLAN CHECKLIST Project: I <<P-a PAL- FOR Date: va\231 ov LAND USE APPLICATION ±1BMITTALS kl 1+0 [ COMPLETE INCOMPLETE G DING Existing and proposed contours shown? [� Are adjacent parcels impacted by proposed grading? ❑ Yes R'flo Adjacent parcel grades shown? ST5EET ISSUES ©� ,/' Right-of-way clearly shown? L' Centerline of street clearly shown? Er Name of street(s) shown? Existing/proposed curb or edge of pavement shown? -''' (i10 Profiles of proposed streets e Streets Plan provided? (subdivisions and some partitions) 1A■ \ • profiles — d�? -r. C,ere FANA-11,42-./ ‘ 15110. topo shown on adjacent property? .1A-siv. Traffic study required/submitted? Do proposed street grades comply with City standards? [j Widths of proposed public streets shown? [ Widths of streets appropriate? Are rivate streets proposed?'j under 6 lot minimum? g/ width appropriate? ❑Other: SANITARY SEWER ISSUES ❑ Existing/proposed lines shown? ❑ Stubs to adjacent parcels required? WATER ISSUES ❑ Existing/proposed lines? ❑ Existing/proposed fire hydrants? ST* -M DRAINAGE AND WATER QUALITY ISSUES le Existing/proposed lines? Preliminary sizing calculation of water quality and/or detention provided? _ -r quality and/or detention facility shown on plan? k\ i, 10 i I does area provided match calculations for size requirement? L ' Stubs to adjacent properties required? M Water quality and/or detention shown outside of any wetland buffer? \eng\bnanr masters\pudic facility plan checkllst.doc REVISED: 06/19/00 October 24, 2000 �'l�yyiu , ' RECEIVED `� J CITY OF TIGARD Chris Christensen Nov c, 2.Ofl0 OREGON Vista Northwest Inc. PO Box 91459 COMMUNITY DEVELOPMENT Portland, OR 97291 RE: Nacira Park Subdivision (SUB 2000-00005) Incompleteness Letter Dear Mr. Christensen: Staff has received your application for a 10 lot subdivision. Staff has reviewed the information you have submitted and determined that the following additional information is necessary before your application can be deemed complete: • Submit a revised tree plan that clearly shows which trees will be removed and retained. Ntxi K"'° • Submit an arborist report prepared by a certified arborist. Submit confirmation that Bernice Jones is authorized to sign as the trustee. dMor4 • Address the specific variance criteria for the setback variance. 6-100,r4.0t' ,ts , • Provide profiles of the future streets that show the profiles beyond the property lines )614- of the subject site. • Submit preliminary sizing calculations for the water quality and/or detention pond. 19.4 • Submit 15 additional copies of plans if they are not amended and 18 copies of any plans that are amended. Please be sure to collate and package all materials into 64°1' individual packets for distribution. If this is not done, it will delay the timely processing of your application materials. Unce the required items are submitted, stati will deem the application complete and schedule the project for review. The estimated time frame for a decision once the application is deemed complete is 6-8 weeks. Please feel free to contact me if you have any questions about this letter or your application at (503) 639-4171 , x407. Sincerely, Julia Powell Hajduk Associate Planner I_\curpin\julia\sub\Nacira Park accl.doc c: SUB2000-00005 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Ahottot Ai\ (----- CITY OF TIGARD OREGON November 22, 2000 Chris Christensen Vista Northwest Inc. PO Box 91459 Portland, OR 97291 RE: Nacira Park Subdivision (SUB2000-00005) Completeness Letter Dear Mr. Christensen: Staff has received the additional information requested in our October 24, 2000 incompleteness letter. After reviewing this information, staff has determined that your project can be deemed complete and will be scheduled for review. The standard processing time for this type of application is 6-8 weeks from the date the application is deemed complete. Please feel free to contact me if you have any questions about this letter or your application at (503) 639-4171, x407. Sincerely, Julia Powell Hadu� j Associate Planner I:\curpin\julia\sub\Nacira Park acc2.doc c: SUB2000-00005 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 PRE - APPLICATION CONFERENCE NOTES • CITY OF TIGARD r► 'e PRE-APPLICATION CONFERENCE NOTES (1110r TVIOD,ORECIOli Community'Development (Pre-Application Meeting Notes are Valid for Six (6) Months Shtapingy!(Be tterCommunity RESIDENTIAL " , a PIE-APP.MTG.DATE: -/3-00 J14/ el-) STAFF AT PRE-APP.: T a`/8t I r <'Ooo 4i/ Qq,QO APPLICANT: GirS Chria .c 7 AGENT: _ Phone: ( ) 5-3/ 'OS v5 Phone: ( ) PROPERTY LOCATION: ADDRESS/GEN. LOCATION: //700 0//.670 sW 98Th TAX MAP(S)/LOT #(S): /s'/3s a, TQX 104 /8 001, /9O0 NECESSARY APPLICATIONS: 1,eoikn'em PROPOSAL DESCRIPTION: aValc .2 /WS /4. /2 COMPREHENSIVE PLAN �" MAP DESIGNATION: /Ot.•/ ns� �S;oie4gI ZONING MAP DESIGNATION: f? �S C.I.T. AREA: FACILITATOR: PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE:?Soosq. ft. Average lot width: CO ft. Maximum building height: 3° ft. Setbacks: Front 2--° ft. Sides ft. Rear /5 ft. Corner /S ft.from street. MAXIMUM SITE COVERAGE: - % Minimum landscaped or natural vegetation area: %. [Refer to Code Section 18. 5/0, Z 1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 times the average width, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.810.0601 0TY OF TIGARD Pre-Application Conference Notes Page I of I I Residential Appliatioe/PlanninI Division Section SPECIAL SETBACKS / Streets: 30 feet from the centerline of 98-/-A 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. [Refer to Code Section 18.130) 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.) SUBDIVISION PLAT NAME RESERVATION_% PRIOR TO SUBMI I ffNG 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. [County Surveyor's Office: 503-648-88841 FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.730.010.C.2. are satisfied. RE.,IENTIAL DENSITY CALCULATION [See example below] The DI • , - - •' ED 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: • Land within the 100 year floodplain; Slopes exceeding 25%; • Drainageways; and Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: Single-family allocate 20% of gross acres for public facilities; or • Multi-family allocate 15% of gross acres for public facilities; or • If available, the actual public facility square footage can be used for deduction. [Refer to Code Chapter 18.7151 (EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: 1 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 will NO ROUNDING UP IS PERMITTED. fir* Minimum Project Density is 80%ol the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Appkcatton Conference Notes Page 2 of I I Residential AppLcwon/PInn ng D v on Section OCKS he perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. -- _ [Refer to Code Section 18.810.0901 E STREET PLAN AND EXTENSION OF SIRE 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. [Refer to Code Section 18.810.030.FJ KIN AND ACC LL-PARKING AREAS AND DRIVEWAYS MUST BE PAVED. • Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. • Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ 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. [Refer to Code Section 18.705&18.7651 BICYCLE RACKS BICYCLE RACKS are d FOR MULTI-F LY, MMERCIAL AN STRIAL VELOPMENTS. cle racks all be located in areas protec d from auto obile traffit\and in con ient locatio [ ler Code Section 18.7651 CITY OF TIGARD Pre-Application Conference Notes Page 3 of I I Residential Application/Planning Division Section ACCESS WAYS Minimum number of accesses" Minimum access width: . Maximum access width: - Minimum vement width: . REQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (except two-family dwellings) and mul . .... developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO HE VEHI • . A R PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. [Refer to Code Section 18.705) CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED : TWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAIL'OAD, AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depend. upon the abutting street's functional classification and any existing obstructions within the clear visio area. [Refer to Code Chap r 1t�Mr--- BUFFERING AND SCREENING In order to increas privacy and to either reduce oh eliminate adverse noise or visual impacts between adjacent d velopments, especially between different land us:., the CITY REQUIRES LANDSCAPED BUF ER AREAS ALONG CERTAIN SITE P , ► ETER:. Required buffer areas are described by th Code in terms of width. Buffer areas must .- occupied by a mixture of deciduous and everg een 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 a. .ble even if not equired by the Code. The required buffer areas may only be occupied by egetatio , fences, ut ities, and walkways. Additional information on required buffer area materials and sizes ma .- nd in the Community Development Code. [Refer to Code Chapter 18.7451 The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal area are as follows: along the north boundary. along the east boundary. along the south boundary. along the west boundary. ThT�RS.' 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. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.105,18.145 a 18.7651 CITY Of TIGARD Pre-Application Conference Notes Page 4 of I I Resdentul Apphauon/Phnning Division Section TREE REMOVAL PLAN REQUIREMENTS A-TREEE 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. The TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the city; • Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.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. [Refer to Code Section 18.790.030.CJ MITIGATION 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; and • 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. [Refer to Code Section 18.790.060.El CITY OF TIGARD Pre-Application Conference Notes Page 5 of I I Resdential AppI on/PInning Dmsbn Section • SIGNS SIGN PERMITS MUST-BE OBTAINED PRIOR TO INSTALLATION OF A SIGN Ili, the City of Tigard. A "Guideli Ns for Sign Permits";-handout is available upon reques . Additional si area or height beyond Code standards may be permitted if the sign propos is reviewed as p of a development review application. Alternatively, a Sign,Code Adjustment application may be file for Director's review. (Refer to Code Chapter 18.7801 SENSITIVE LANDS — N° k40-... S`n v4v.t. (grds The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS-OF 25%, OR ON UNSTABLE GROUND. Staff will attempt to preliminarily identify sensitirie lands areas at there-application conference based on available information. HOWEVE , the responsibility to--precisely identify sensitive land areas, and their boundaries, is the respon ability of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicate on plans submitted with the development application. Chapter 18.7,7 also provides regulations for the use, protection, or modification of sensitive lands areas. R DENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Refer to Code Chapter 18.7751 STEEP SLOPES When STEEP SLOPES exist, prior to issuance__of_a final order, a geotechnical report must be submitted which-,addresses the approval 2standards of the-Tigard Community Dev- .p eat ode Section 18.775.08 . . The report shallAe based upon field ration and inve- igation and shall include specific recom ndations fo achieving the requirements • ections :.775.080.C.2. aid 18.775.080.C.3. /Y,s./- vc UNIFIED SEWERAGE AGENCY[USA]BUFFER STANDARDS,RESOLUTION AND ORDINANCE ER&0]96-44 m✓rd� LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain oricreate a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. See Aiod- nviclei Design Criteria: t l4fron5 THE VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WID , measured horizontal], from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridoi-tf approval is granted by the Agency or City to reduce the width of a portion of the vegetatedmOrridor, then the surface water in this area shall be directed to an area of the vegetated odor that is a minimum of 25 feet wide. The maximum allowable encroachment shall 139,-15-feet, except as allowed in Section 3.11.4. No more than 25% of the length of the vegetated-corridor within the development or project site can be less than 25 feet in width. In any cas e average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the V etate Corridor: NO structures, velopment, construction activities, gardens, lawns, application of chemicals, dumping of materials of any kind, or other activities shall be permitted which otherwise detract from the ter quality protection provided by the vegetated corridor, EXCEPT AS ALLOWED AS FOLLQ,WS: CITY OF TIGARD Pre-Application Conference Notes Page 6 of I I Residential Application/Planning Division Section A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approval of the Agency or City. 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. (Refer to R a 0 96-44/USA Regulations-Chapter 3,Design for SWMI WATER RESOURCES OVERLAY DISTRICT THE WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies o e and Comprehensive Plan and is intended to resolve conflicts between development conservat on of significant wetlands, streams and riparian corridors identified in the City/ of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic e 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 erosi ; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and ed cational values of water resource areas. Safe Harbor: THE WR OVERLAY DISTRICT ALSO MEETS THE REQUIRE - ITS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe ..r.or" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions rego'ire that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin fiver, which is also a "fish-bearing stream," has an average annual flow of more than 1,000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow I s than 1,000 cubic feet per second (cfs). MAJOR STREAMS IN TI ARD INCLUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTH R TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NO "FIS,•-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor str:.ms in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Cr:-k and certain short tributaries of the Tualatin River. Ri.arian S- sack Area: THIS AFA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUA IN 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). CITY OF TIGARD Pre-Application Conference Notes Page 7 of I I Residential Application/Planning Dirisbn Section Y The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with this chapter. r 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 Age Cy (USA) standards adopted and administered by the City of Tigard. (Refer to Code Section 18.797.030) = Riparian Setback Reductions / The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUC 'AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by thi chapter, provided that equal or better protection for identified major stream resources is ensured hrough streambank restoration and/or enhancement of riparian vegetation in preserved portions o the riparian setback area. Eligibility for Riparian Setback in DistyrbectAreas. To be ELIGIBLE FOR A RIPARIAN SETBACK CTION, the applicant must demonstrate that the riparian corridor was subs[ ntially disturbed at the time this regulation was adopted. This determination must be based/on the Vegetation Study required by Section 18.797.050.0 that demonstrates all of the followi/g: ✓ 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 (5) years; ✓ That vegetation as not removed contrary to the provisions of Section 18.797.050 regulating removal of n. . e plant species; F. T . ere will be no infringement into the 100-year floodplain; and ✓ he average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.791.100) • 'RATTY 2 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all 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. Applicant should review code for applicable criteria. CODE CHAPTERS 18.330(Conditional the) 1 8.620(Tigard Triangle Design Standards) - ✓ 18.765(Off-Street Parking/Loading Requirements) 18.340(Director's Interpretation) _ 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) ✓ 18.705(Access/Egress/Circulati on) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 1 8.370(Variances/Adjustments) ✓ 18.715(Density Computations) `�18.790(Tree Removal) 1 8.380(Zoning Map/fext Amendments) - - 1 8.720(Design Compatibility Standards) '/ 18.195(Visual Clearance Areas) / 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.797(Water Resources(WR)Overlay District) 1 8.390(Derision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.798(Wireless Communication Facilities) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 18.810(Street&Utility Improvement Standards) 1 8.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) ‘-'' 18.745(Landscaping&Screening Standards) 18.510(Residential toning Districts) - 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 1 8.755 (Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) _ 1 8.760(Nonconforming Situations) CITY Of TIGARD Pre-Application Conference Notes Page 8 of I I Residential Application/Planning Dnisan Section IMPACT STUDY Asa 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. (Refer to Code Sections 18.390.040 and 18.390.050] EIGHBORHOOD MEETING - T SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR 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. * 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. (Refer to the Neighborhood Meeting Handout) =BUNG PERMITS PLAN-8-'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). RECYCLING Applican hould NTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SER ING COMPA ILITY. Locating a trash/recycling enclosure within a clear vision area such at the intersection of two (2}driveways within a parking lot is prohibited. uch of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact\Rerson an can be reached at (503) 625-6177. (Refer to Code Chapter 18.755) CITY OF TIGARD Pre-Application Conference Notes Page 9 of I I Residential Application/Planning Division Section • ADDITIONAL CONCERNS OR COMMENTS: /v51- oMq/% VS/I rve•ce �yr cl�v- /C41,cr 0..10,4 14"other L qd nvq/c a/cAt G�/I//b1 0.2fet/ / /io Mom �'�97 6 L�� oft ri'v`c`4 d�n.c P � Iw jA101 «fro•„ Wa/ ,09.4,-07 drives eve, w•�`a �1� ill�c r rovr cic cie0 s,$► Gykc /9/%I%' 7 c257 iY m fv ci S/rcebs /94 S 'fc or �{ur y�.�„ /l�sz..-c s ve i 6645 f\O- pre.d4ick %c �f fi'ek/a ,S✓f'l/i tb,n p 0,4 41_e mz �fl 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. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2' x 11" reduced scale site plan of the 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 10 of 11 Resdenual AppLanon/Planning Dmvon kwon The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A ten (10) business day, public appeal per'od follows all land use decisions. An appeal on this matter would be heard by the Tigard ..1y /- ci OrPc cr . A basic flow chart which illustrates the review process is avails l 'from the Pqanning 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. 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. 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 PRE-APPLICATION CONFERENCE, (unless deemed unnecessary by the Planning Division). PREPARED BY: 3;i'q %'*jcy/k CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-1291 E-MAIL (staffs first name) @ci.tigard.or.us TITLE 18[CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc (Engineering section:preapp.eng) Updated: 28-Feb-2000 CITY OF TIGARD Pre-Application Conference Notes Page I I of I I Restdenaal Application/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: nti"q/(7ri'gn Date: 6-73—Oct 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) I Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). • Documentary evidence of neighborhood meeting (if required) • Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes • Filing Fee 2. PLANS REQUIRED _ In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): V Vicinity Map l ' Preliminary Grading/Erosion Control Plan I/ Existing Conditions Map B.----Preliminary Utilities Plan Subdivision Preliminary Plat Map Ig----- Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan ®------Tree Preservation/Mitigation Plan ❑ Site Development Plan El Architectural Drawings Imo' Landscape Plan ❑ Sign Drawings Et— Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES o2X COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis • Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report [3'k' Other (AA _re NiCS- rOH'c" r/c r 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). (V cinity Map/ Showing the location of the site in relation to: ♦ Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops n • Utility access ❑ Existing Conditions Map Parse ouniaries, dimensions and gross area _ ❑ Contour lines (2' intervals for 0-10% slopes or 5' for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: ♦ Floodplain areas ❑ ♦ Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with ? 6" caliper measured 4' from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Locations of exis ' eiccated right-of-ways ❑ Su iv' ion reliminary P at 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 Cl ♦ 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 i ❑ The map scale, north arrow and date ❑ Proposed property lines - ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% for slopes >10%) ❑ Location, width and names of street sements and other public ways within and adjacent to the parcel ❑ Location of all permanent buil.'- .s on and within 25'of all property lines ❑ Location and width of a 'ater courses ❑ Location of any tr-• with 6"or greater caliper at 4' above ground level ❑ All slopes gr.:- er than 25% ❑ Locatio. . existing and proposed utilities and utility easements ❑ Any -pplicable 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 exten '•ns ❑ 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 dist-► es of the following: ♦ Existing permanent structures, impr'vements, utilities and easements which are located on the site and on •jacent property within 25'of the site ❑ • Proposed structures, imp • ements, utilities and easements on the site ❑ • Sanitary sewer facil '-s ❑ • Existing or pr...sed sewer reimbursement agreements ❑ • Storm dr.' age facilities and analysis of downstream conditions ❑ Location .nd type(s)of outdoor lighting considering crime prevention techniques ❑ The I. ations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ cape Plan lrAfr01614 - 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 n The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ tilities PI 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 ❑ Pr- minary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ T ee Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ is\;cu rpl n\masters\revised\ch a ck)i s t.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 • PRE-APPLICATION CONFERENCE NOTES Ail- ENGINEERING SECTION CCititlmof1Tigrrd``Oregon 1t Shaping A Better community PUBLIC FACILITIES Tax Map(s): 1513501) Tax Lot[sl: 1800 a 1900 Use Type: SF Subdivision The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW 98th Avenue to 30 feet from centerline (minor collector). ® SW (New Public Street) to 42 to 50 feet total (local residential street) H SW to feet ❑ SW to feet Street improvements: ® 1/2 street improvements will be necessary along SW 98th Avenue, to include: ® 20 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities • ® 5-foot concrete sidewalk on east side. ® street trees spaced per TDC standards ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section Z Full street improvem 3 will be necessary along SW (Nev‘ .blic Street), to include: ® 24 to 32 feet of pavement curb-to-curb ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk on both sides. ® street trees on both sides, spaced per TDC standards ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. 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 CITY OF TIGARO Pre-Anpiicatien Conference Notes Page 2 of 6 Ei,laeering Uepartw,eat Section which waives the property ler's right to remonstrate against t. ,ormation of a local improvement district. The following street improvements may be eligible for such an agreement: (1 .) (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW 98th Avenue. Prior to recording 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 SW 98th Avenue. • The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend a public sewer line into the new public street to serve the new lots. The applicant must also extend the public sewer to the upstream boundary of the site to help serve any adjacent unsewered sites. Water Supply: The City of Tigard (Phone:(503) 639-4171 [Mike Millerl) 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 [Contact: Eric McMullen, (503) 526-2469] 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. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Onsite detention is required. Submit a proposed plan with preliminary calculations as a part of the subdivision land use application. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. • The new street that serves the lots shall be a public street. A private street can only serve up to six single family lots. • UV'C�► (� ,ec�csS ( ii FKo+A 'TE+6 L LAd- c-CI�r VIA Sz - &r tgonrrp(Aok- cP- -- ,S• NF•-fri_S 1• 44 -1-1 4. tartf-trr Ar-4-4k- 6 T+ So/ V74" A'vE S a4- 1.5 a.lSr(e -TX-444-00-4 r) Al2-E MINA C,c,7 So C,orc. �,� `( l-b�� -T� ANAL k Sv. 122 AAUrc,. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon 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 category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the TIF for the new lots. There are no streets adjacent to this site that would be TIF-creditable. PERMITS Engineering Department Permits: CITY OF TIGARD Pre-Application Conference Metes Page 4 of 6 Engineering Begartment Section Any work within a public i of-way in the City of Tigard req■ s a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Ispertment SecUen For a land partition, applicant must obtain an Engine6 j 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: Cm G sI 00 ENGINEERING DEPAR'MENT STAFF Phone: 15031 639-4111 Fax: 15031 684-1291 is\eng\brianr\templates\preap notes-eng.dot.doc Revised: April 21,2000 CITY OF TICARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section Pre-Apps (CD Meetings) June2000 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 Tuesday, June 13, 2000 8:00 8:30 9:00 Pre-app 9:30 10:00 Pre-app appt w/R. W. Christensen @531-0505 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 9:08AM Monday,June 05, 2000 Customer Receipt CITY OF TIGARD Printed:06/05/2000 09:1 1 User:front Station: 02 Operator: GEO Rcpt No: 0002678 Date: 06/05/2000 Customer No:000000 Amount Due: 240.00 Name: VISTA NORTHWEST INC Cash: 0.00 Address: PO BOX 91459 Check: 240.00 PORTLAND, OR 972910459 N/A 0.00 Change: 0.00 Type Description Amount LANDUS Land Use Applications 240.00 /1-310o CK 5.395' /0,0 0 f7', VISTA NORTHWEST INC. REQUEST FOR PRE-APPLICATION CONFERENCE: FOR: 11700 SW 98th Avenue,Tigard, Oregon AKA Lot 1 Greenberg Heights 11670 SW 98th Avenue,Tigard,Oregon AKA Lot 4 Greenberg Heights Lot 1 = 1S135CD tax lot 1800 Lot 4= 1S135CD tax lot 1900 Both parcels are owned by Margaret F. Witthar,as trustee of the Margaret F. Witthar Trust. CONFERENCE REQUESTED BY: R.W. (Chris)Christensen (503)531-0505 Vista Northwest,Inc. PO Box 91459 Portland,97291 Vista Northwest,Inc.in partnership with Interlocking Enterprises,Inc.would be the purchaser,developer, and building contractor if this proposal is developed. PROPOSAL: An eleven or twelve lot subdivision of an average lot size of 7500 sq.ft.,proposal enclosed. Site would be considered flat, sloping slightly from north to south. No lot in this proposal would fall more than two feet over its length or width except for those on the south boundary,where the fall might be three feet in fifty feet. We wish to propose an estate type of atmosphere,using a private drive past the existing old homestead house. Because of the depth of the lots proposed,we would build houses set back from the street at least thirty feet,giving the feel of larger lots. The advantage would be that we could use a combination of under ground detention for water runoff,and create a water quality area in front of each house,maintained by the collective homeowners. P.O. Box 91459 • Portland, Oregon 97291 • Phone (503) 531-0505 • Fax (503) 645-2714 Printed on,ayc d p I., a S, 1�9 9100 0 00 t/10.771 "790 = .204C. P R ^In B 0 _,r .39A C. 2 6 •• 2 • OP T' 4 i' ` 1 vs.72 r " !- 1500.394c. ZO CI) i- AC.. , 2 . 0 3 rn I 1=0.17 1 Iis t 99•35'11 1 59.00 - - w•N 516 • • • 1001 1600 220. S 22 69•56'w 35 00 3601 271C •984c, 1 • R r r �\� 3r1 r r u ■ - w _ J f� J w , 2 11-; ag I• 'b'E INITIAL PT. e,' =1 1003 W I'/ 90 4� 100 100 8 I I g • 1700 1703 a 1702 1701 I1•.f, )67t. •I a w tie $ i •o yr 0. .174c. 2 .194c. 2 •23 4c. .30 Ac. .• " SW'•ti 1� 3400 ` r 4U IM C / )0 CIF)U 1 800 0 .��► r, s: 3 •1201 8 � �.00 4c. o X3300 00 . °0 i .. p yr3 '�r III O OM PLAT1 !" l Ios / r< d 1 J p • 10.55 S .1 ^� # ■ A • A r N 59.31 i t :93C1:2 I0"4 4. % 1900 a 23 - 74�' 3 �. 60 Ac. 2 700 r? '? 1 • A 1.5/ Ac. ' ! m 4 ■ .- N W pp . , _ clock .I a N 59•55't • (431.31 11113 -- 119.15 • 2000 2100 •. .324c. ►. .74 Ac. '•• C.S. 5924 r- 260 h * 3 s • A D D 2001 0 � _ .34 Ac. . _ !.0/ Ac. 5 r LONDON SQUARE NO. I 14.13 5000 n 5100 � V700" .. 5800 n 5900 4 8000 6.1 2 500 (/)/ 2 3 4g y . 10 w II Z I20 • h .964c.• • 45,4904 40 5800' , • 8T00 • '0' s Z •. 5 ' 1 :5 •1� .11 • w '�/ 63 4' !' 5�47 • a- $7500 3 $= N '' ' a/ _4800 n Q .-300 . CN >! 28 27 ► w , 162.21 THIS MAP IS MADE SOLELY FOR THE PURPOSE OF ASSISTING IN LOCATING SAID PREMISES,AND THE N COMPANY ASSUMES NO LIABILITY FOR VARIATIONS, IF ANY, IN DIMENSIONS,AREAS,AND LOCATIONS ASCERTAINED BY ACTUAL SURVEY. ,) 06/02/2008 11:31 503-653-9093 C I t J 1 qI • CT. . 1 ^ --- ---- • - ........ ___�.. a� __ • t �• fW.3T' h7o W QrL78D Ii, 0 0 ♦+ I 7,64.5 SO Fr h W 8.160 SO FT I 22•‘2 , �• 8,486 SO FT 44 �— f rte• 1J6• jN t r1 t PSTogl I r5' — — — — _ , __v 71.,.... It...„ 6.728 SO FT I g 7.507 SO FT d t -G - sce i id .„ ,. 1 0 1 E E>ns�r o- I 1 1 6.084 SO FT ,� 114 7,507 50 FT 1i 1 o -� -� ��° I•-J I .fT I c-, - /06.67 - i I '.i.—_----1 ,r. _s' - - �. / fps- •, E'- 1 T. II . I h 0 V. ----` $ 7.507 SO FT _ -�— i 109.!6' '--P _ - _ --- 94.fr - +S ----------- --- ---- - 1 rzs -4—.. Z 1---1-------1 ir) e 136. Gi 1 4110 ___------- I . I P I ---1 —7,358 sa FT I 7.320 SO U- ,_A aI I 0 go' a c��,on, 1 =f __ -- - 1 7.507 p2opeva:;Ev r091Q' iOD 1Q• "• f$ S d95s'�► 39• /f• f CITY OF TIGARD .fin PRE-APPLICATION CONFERENCE NOTESMOM Community(Development (Pre-Application Meeting Notes are Valid for Six (6) Months) shaping!!Better Community RESIDENTIAL PRE-APP.MTG.DATE: 3- 21-2000 STAFF AT PRE-APP.: /eR APPLICANT: 44n DC 111 AGENT: A ri's 411, 1a g 1s ' ? �' Phone: ( ) 59a- 69$O Phone: ( ) `J PROPERTY LOCATION: ADDRESS/GEN. LOCATION: ///70 91 //70 v ,�� },'Ii TAX MAP(S)/LOT#(S): /5/3.5-CD TL /800 41 d /906 NECESSARY APPLICATIONS: ;tid oivt S,'o n • Poss,L/e 1/4it'gnce 1 Gvfw Side yaro/$Sh€k 1 On /o PROPOSAL DESCRIPTION: 1 vide 2 /ofd iivo /a COMPREHENSIVE PLAN MAP DESIGNATION: /avv ZONING MAP DESIGNATION: �ys C.I.T. AREA: Cc V7/rq/ FACILITATOR J r • PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE:%q. ft. Average lot width: ft. Maximum building height: ft' Setbacks: Front .2.0 ft. Side S ft. Rear /S ft. Corner -Jftft.from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: %. [Refer to Code Section 18..51° 1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 times the average width, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. [Refer to Cede Section 18.810.0601 CITY OF TIGARD Pre-Application Conference Notes Page I of I I Residential Appliution/PlJnniet Division Section E IS Ir ➢ eets: feet from the centerline of 98-A ➢ 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. [Refer to Code Section 18.7301 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] UBDIVISION PLAT NAME RESERVATION- BMITTING 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. (County Surveyor's Office: 503-648-8884) EIW it EIGHT PROVISIONS ASE-MUM I HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.130.010.C.2. are satisfied. SIDENTIAL DENSITY CALCULATION (See example below --The-NZIRESID k• - _ o 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: ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; Drainageways; and Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: Single-family allocate 20% of gross acres for public facilities; or • Multi-family allocate 15% of gross acres for public facilities; or • If available, the actual public facility square footage can be used for deduction. (Refer to Code Chapter 18.7151 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050 (minimum lot area) — 3.050 (minimum lot area) 11.4 Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of I I Residenh I Appiation/Phoning Division Section LOCKS he perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. (Refer to Code Section 18.810.0901 URE STREET PLAN AND EXTENSION OF SIRE IS 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. (Refer to Code Section 18.810.030.FJ KING AND ACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ 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. [Refer to Code Section 18.105 a 18.1651 BICYCLE RACKS BICYCLE RACKS are requir MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle r s shall be cated in areas protected from automobile traffic and in convenient locations.-- [Refer to Code Section 18.1651 CITY OF TIGARD Pre-Application Conference Notes Page 3 of I I Residential Application/Planning Division krnon ACCESS WAYS Minimum number of accesses: Minimum access width: . Maximum access width: Minimum pavement width: . REQUIRED WALKWAY LOCATION - Within all ATTACHED HOUSING (excep o-family dwellings) and multi-family developments, each residential dwelling SHALL.._ ECTED BY WAL Y TO THE VEHICULAR PARKING AREKCOMMON OPEN SPACE AND RECREATION FACILITI [Refer to Code Section 18.705) MAR VISION AR _, T • y requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. [Refer to Code Chapter 18.795) BUFFERING AND SCREENING 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 LANDSCAPE FER AREAS ALONG CERTAIN SITE PERIMETERS Required buffer areas are describ d by the -code in terms of width. Buffer areas mu e occupied by a mixture of deciduous nd evergreef,trees and shrubs and must also achi e a balance between vertical and horizontal plantings. Site'obscuring screens or fences may also be required;\these are often advisabl even if not required by the Code. The required buffer areas may only be occupied by vegetatidn, fences, utilities, and walkways. Additional inforr nation on required buffer area materials and sizes may be found in the Community Development Code. [Refer to Code Chapter 18.7454\ \ The 'EQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal 'ire are as follows: along the north boundary. along the east boundary. along the south boundary. along the west boundary. r — �STREET TREES) -- --- 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. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.705,18.745 a 18.7651 CITY OF TIGARD Pre-Application Conference Notes Page 4 of I I Residential Appliation/Planning Orman Seaton EE REMOVAL PLAN REQUIREME A TREE PLAN F THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a iTi arGorist 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. The TREE PLAN SHALL INCLUDE the following: • Identification of the location, size and species of all existing trees including trees designated as significant by the city; • Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.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. (Refer to Code Section 18.790.030.C.] (-IMITATION-yf 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; and • 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. (Refer to Code Section 18.790.060.E.) CITY OF TIGARD Pre-Application Conference Notes Page 5 of I I Residential Application/Planning Division Soction SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIG in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. ditional s n area or height beyond Code standards may be permitted if the sign proposal is reviewed as parof a development review application. Alternatively, a Sign Code Adjustment application may be filed for. Director's review. (Refer to Code Chapter 18.1801 SENSITIVE LANDS The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF ,25%, OR ON UNSTABLE GROUND. Staff will attempt to preliminarily 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 gpplicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans sub/miffed with the development application. / Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMOT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.115)/ STEEP SLOPES When STEEP SLOPES exist, rior to issuance of a final order, a geotechnical report must be submitted which addresses the pproval standards of the Tigard Community Development Code Section 18.775.080.C. The repot shall be based upon field exploration and investigation and shall include specific recommendation; for achieving the requirements of Sections 18.775.080.C.2. and 18.775.080.C.3. UNIFIED SEWERAGE AGENCY(USA]BUFFER STANDARDS,RESOLUTION AND ORDINANCE(R&0196-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide yenough to protect the water quality functioning of the sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHA L BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the s nsitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a porti n of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25% of the length of the vegetated corridor within the development or project site can be less than 25 feet tin width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restriction 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 ALLOWED AS FOLLOWS: CITY OF TIGARD Pre-Application Conference Notes Page 6 of I I Resdentul Applic tion/Phnning()noon Section Y A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be con ed-closer than ten (10) feet from the boundary of the sensitive area, unless approved b e Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbs ce to existing vegetation; and WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREA ES 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 bel used for the construction of a dwelling unit. [Refer to R&0 96-44/USA Regulations-Chapter 3,Design for SWMI WATER RESOURCES OVERLAY DISTRICT 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,1is_cha ter allows reasonable economic use of property while establishing clear and objective standards o. -otect significant wetlands and streams; limit development in designated rip ian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve nati e 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 A SO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and t e "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisio s require that "significant" wetlands and riparian corridors be mapped and protected. The Tuala ;n River, which is also a "fish-bearing stream," has an average annual flow of more than 1,000 cfs. ■ Major Streams: Streams which are mapped as "FISH EARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less han 1,000 cubic feet per second (cfs). MAJOR STREAMS IN TIGAR INCLUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER T IBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Mino ams In Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of As reek and certain short tributaries of the Tualatin River. Riparian etback 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). CITY OF TIGARD Pre-Application Conference Notes Page 1 of I I Residential Application/Planing D,V,1pn Section • 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 modifie in accordance with this chapter. NJ ➢ Isolated wetlands and minor streams (including adjacent wetla ds) have no riparian setback; however, a 25-foot "water quality buffer" is required under U Ified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. (Refer to Code Section 18.791.0301 Riparian Setback Reductions / The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCT/ON OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUC AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by th. chapter, provided that equal or better protection for identified major stre,m resources,is ensure through streambank restoration and/or enhancement of riparian vegetatioh in preserved portio f the riparian setback area. Eli•ibilit for Riparian Setback in Sisturbed Areas. To be ELIGIBLE FOR A RIPA'IAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was sub antially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.050.0 that demonstrates all of the followin'!: • Native plant species currently cover less than 80% of the on-site riparian corridor area; • The tree canopy curreftly covers less than 50% of the on-site riparian corridor and healthy trees have not been r roved from the on-site riparian setback area for the last five (5) years; That vegetation-was not removed contrary to the provisions of Section 18.797.050 regulating re val of native plant species; ➢ at there will be no infringement into the 100-year floodplain; and • The average slope of the riparian area is not greater than 20%. (Refer to Code Section 18.191.1001 ARRATI The.APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all 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. Applicant should review code for applicable criteria. CODE CHAPTERS 8.330(Conditional Use) 1 8.620(Tigard Tnangle Design Standards) i 18.765(Off-Street Parting/loading Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) ✓ 1 8.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) _✓I 8.715(Density Computations) 1/-18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) -- 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.797(Water Resources(WR)Overby Distntt) -�� 18.390(Decision Making Procedures/Impact Study) ✓ 18.730(Exceptions To Development Standards) 18.798(Wireless Communication faalines) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) t!/ 1 8.810(Street&Ualiry Improvement Standards) 18.420(Land Partitions) 18.742(Nome Occupation Permits) 18.430(Subdivisions) ! 18.745(Landscaping&Screening Standards) 1/ 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755 (Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) -- 18.760(Nonconforming Situations) CITY Of TIGARD Pre-Application Conference Notes Page 8 of I I Residential Application/Planning Division Section IMPACT STUDY 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. (Refer to Code Sections 18.390.040 and 18.390.050) fGABORH00D MEETDIGThy The APELLCANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR 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. * 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. (Refer to the Neighborhood Meeting Handout) 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). RECYCLING 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. (Refer to Code Chapter 18.755) CITY Of TIGARD Pre-Application Conference Notes Page 9 of I I Resdenual Appl upon/Phnning Dimon Section ADDITIONAL CONCERNS OR COMMENTS: (45 tigitaL_, d IfL'lri • �' !/Ll' /%Y.S� a G✓ C'ur/� (75-4 S4/Jo/4ro/s 6A 7Thte-1" p %%r .S!/ ,7.# i 7'14 7// QL2 7 c fo c e s5 6a,4 i/rs .S� o/ q� �:s ���v- oI�v�ie a/ .454e. (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. : ICATION 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. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2' x 11u reduced scale site plan of the 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 10 of I I Reudentul Apphulion/Phnning Division Section The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A ten (10) business day, public appeal period fo I ws all land use decisions. An appeal on this matter would be heard by the Tigard Neq r ,■s9,a c r . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary 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. 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. 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 PRE-APPLICATION CONFERENCE, (unless deemed unnecessary by the Planning Division). • PREPARED BY: �J c/%'n /A/0/u CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL: __(staff's first name) @ ci.tigard.or.us TITLE 18[CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODEI INTERNET ADDRESS: ci.tigartl.or.us H:\patty\masters\Pre-App Notes Residential.doc (Engineering section:preapp.eng) Updated: 28-Feb-2000 CITY OF TIGARD Pre-Application Conference Notes Page I I of I I Residential Application/Planning Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171 . Staff: f 6i 9/&),,5^ Date: ?'a / 20 co 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 and a notarized mailing list of 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 • Documentary evidence of neighborhood meeting (if required) • Impact Study per Section 18.390.040.B.2.(e) PA� 4v4o1s4t d 4 4ve/V / SI P Y P � p �/��ed• Copy of the Pre-Application Conference notes i.S g/iI-5v2per.sa<oh4e% . • Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): �' Vicinity Map IEK'' Preliminary Grading/Erosion Control Plan Existing Conditions Map f Preliminary Utilities Plan Subdivision Preliminary Plat Map Li/Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan L— Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings E< Landscape Plan ❑ Sign Drawings 1;1,"- Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES /g COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis 0-.'" 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). t/ se s 7/12,1( vicinity Map ' Showing the location of the site in relation to: �� G� • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existi�Conditions Map) Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5' for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24" of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_ 6" caliper measured 4' from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Subdivision Preliminary Plat Ma• 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 unsubdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines El • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) El • 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 El • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting El Supplemental information including: • Proposed deed restrictions (if any) El • A proposed plan for provision of subdivision improvements El 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 El 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 El The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries El Contour lines (2' intervals for slopes 0-10%or 5' for slopes >10%) El Location, width and names of street ,easements and other public ways within and adjacent to the parcel El Location of all permanent buildi s on and within 25' of all property lines ❑ Location and width of all wa courses El Location of any trees wi " or greater caliper at 4' above ground level ❑ All slopes greater th 25% ❑ Location of existi and proposed utilities and utility easements El Any applicable eed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable El 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 f ure extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site j ❑❑ • Parking and circulation areas • Loading and service areas_ __ ❑ • Pedestrian and bicycle-circulation ❑ • Outdoor comm areas ❑ • Above group tilities ❑ • Trash and r yclable material areas ❑ The locations, imensions and setback distances of the following: • Existing p rmanent structures, improvements, utilities and easements which are locat d on the site and on adjacent property within 25' of the site CI• Propose, structures, improvements, utilities and easements on the site El • Sanitary sewer facilities El • Existing or proposed sewer reimbursement agreements ❑ • Storrn drainage facilities and analysis of downstream conditions El Locations and type(s) of outdoor lighting considering crime prevention techniques El The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ (tndPIn 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 El Public Improvements/Streets Pla 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 ading/Erosion Control PI. • The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ 7_9 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 ❑ e iminary Storm Drainage Pia The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ reservation/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 ❑ :\;curpin\masters\revised\chklist.doc 26-Nov-98 City of Tigard Land Use Application Checklist Page 5 of 5 PRE-APPLICATION CONFERENCE NOTES 41. ➢ ENGINEERING SECTION Q Corntunity &pig 93etter Coimnunity l5t C PUBLIC FACILITIES 4t I gco t".° 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: ( Ytl•J 9 Olt` AEG • to O feet from centerline. ( �Nr�� S to 4Z �� feet from centerline. ( 1`41N1w ( ) to feet from centerline. ( ) _to feet from centerline. Street improvements: (L street improvements will be necessary along 4 {(" , to include: 1E SO feet of pavement ff-01,-k `L- "to [concrete curb I storm sewers and other underground utilities [' S -foot concrete sidewalk Elfstrrees Ltreet signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-AppllcatIon Conference Notes No 1 of 6 Eaalaeerlaa Iepartmt Scenes ( Fes– streL .nprovements will be necessary alo, "TJ to include: Er2�- Z feet of pavement (.:A.4'1,- "C7)– [-concrete curb [j storm sewers and other underground utilities Ele 97 -foot concrete sidewalk [j treet trees treet signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. 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.) – ( ) 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 CITY OF TIGARD Pre-Appllcatlon Conference Notes Page 2 816 Engineering Department Section are on the opposite Je of the street from the site. If the .e 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 . Prior to fit--P-D,tsLi LF f9.A-( , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearestsanitary sewer line to this property is a(n) `" inch line which is located ,N 1 A . . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to z h —Ir.Jr+4 (At,t 1 t 1'rq `Cdb SKE, To 95I2- ALA— t v•) ( o . ft-sv tc-xYFt -rr U r.tc_ To 60,,,JpAR-( tp Ski..vE PrNL —f Ph(rCC-+�5 Water Supply: The C_A79 f c.„42-2 - Phone:(503) (91q- rfl 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: . 1,1"1-1 ti. Tualatin Valley Fire and Rescue District (Contact: G hill, (503) 526-2469) 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 rotection. TC r?-/ 1='K- — vN D OG PAI- `F 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. • o4(T r l IS C Pfa7 • �+ G ■S Ars ter 5T-,t4N (2: SD u t`1 t5t(" 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. 91-47, as amended by R&O 91-75) 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 CITY OF TIGARD Pre-Application Conference Notes Page 3 016 Englneertrag DepartmentSeetlon newly created impervious 'aces. The resolution contains a p, ,sion that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ( -) Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon 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 category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. 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. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section • In addition, the per .tee will be required to post a bon. Jr 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. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. 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. CITY OFTIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Oegertment Section GRADING PLAN REQUIREMENTS FL_ JUBDIVISIONS 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: �. 3 2-P0 6 0 I al ENGINEERING DEP 1'TMENT STAFF Phone: [5031639-4171 Fax: [5031684-7297 h\patty'masters\preapp.eng (Master section.preapp-r mist) 04-March-1999 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION CONFERENCE APPLICATION 3/9/2000 APPLICANT: ALAN DEHARPPORT FOUR D DEVELOPMENT PO BOX 1577 BEAVERTON, OR 97075 TEL: (503) 590-0805 FAX: (503) 590-1751 ENGINEER: JAY HARRIS HARRIS MCMONAGLE ENGINEERING (503) 639-3453 PROPERTIES: 11670 AND 11700 SW 98TH AVE, TIGARD, OR 97224 1 S 135CD TAX LOTS 1800 AND 1900 ZONING: R 4.5, CITY OF TIGARD UTILITIES: ALL PUBLIC UTILTIES INCLUDING SEWER AND WATER ARE LOCATED IN SW 98TH AVE. PRIVATE GAS, POWER, AND CABLE ARE ALSO LOCATED IN SW 98TH AVE. TOPOGRAPHY: GENTLY SLOPING AT 2% TOWARD SW 98TH AVE. PROPOSAL: SUBDIVIDE 2.6 ACRES INTO 12 SINGLE FAMILY LOTS VIA PLANNED DEVELOPMENT. SEE ATTACHED LAYOUT DRAWN TO SCALE AT 100' PER INCH. TWO EXISTING SINGLE FAMILY RESIDENCES TO REMAIN. THREE OUTBUILDINGS TO BE DEMOLISHED. QUESTIONS FOR STAFF: 1. EXISTING HOUSE AT 11700 IS VERY CLOSE TO PROPOSED NEW R.O.W. WHAT IS MINIMUM SIDE YARD SETBACK? 2. DOES 40' R.O.W. PERMIT PARKING ON ONE SIDE OF STREET? 3. WE ARE PROPOSING CONNECTIVITY TO THE EAST. IS THIS REQUIRED? 4. WE ARE PROPOSING AN EASEMENT FOR TEMPORARY EMERGENCY VEHICLE TURNAROUND. UPON EXTENSION OF ROAD, EASEMENT WILL BE VACATED. IS THIS PERMITTED? 1751 +�ti` +oL h N // 03 ` $21 to0 a to oez.59 $b p $Z1 Cr— U h s, 1 821 8b h '3- O 41 „� gzi @7 Sb 1 r C O $21 M .G -D h N Li I\ 5 5b +z[ T .fir J 4-I ( - . . 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Q l300 ;ps•. a • _ t.� �. •- © mI1 L 8R' 0 11111 0 _ e /90 e 4r '3 41 \,"____.4 `� a N X=_ Mill (M H) ,, .a.m1 �"� _ x ' x ■ ,. . cr `x } — `�I jl ..--- --� ..., 16 • ----'------- . ,I I _ . --, Pre-Apps (CD Meetings) March 2000 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Tuesday, March 21, 2000 8:00 8:30 9:00 Pre-app 9:30 10:00 10:30 Va f/ 00 11:00 I Alan DeHarpport 590-0805 SUB11670 / QLC) 6 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 9:35AM Tuesday, March 14, 2000 Pre-Apps (CD Meetings) March 2000 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Tuesday, March 21, 2000 8:00 8:30 9:00 Pre-app 9:30 10:00 Alan DeHarpport - 590-0805 SUB 11670 & 11700 SW... 10:30 11:00 Preapp 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 10:23AM Friday, March 10, 2000 f ` Customer Receipt CITY OF TIGARD Printed:03/10/2000 10:25 User: bonnie Station: 02 Operator: bon Rcpt No: 0000581 Date: 03/10/2000 Customer No:000000 Amount Due: 240.00 Name: FOUR D DEVELOPMENT INC Cash: 0.00 Address: PO BOX 1577 Check: 240.00 BEAVERTON, OR 97075 N/A : 0.00 Change: 0.00 Type Description Amount LANDUS Land Use Applications 240.00 NOTICE TO MORTGAGEE, LIENHL _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 4,4111 SUBDIVISION CITY OF TIGARD Community Deve(opment Shaping A Better Community DATE OF NOTICE: November 27, 2000 FILE NUMBER: SUBDIVISION (SUB) 2000-00005 VARIANCE (VAR) 2000-00020 FILE NAME: NACIRA PARK SUBDIVISION PROPOSAL: A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. The applicant is also requesting a setback variance to reduce the side yard setback for an existing house in the subdivision to allow for the street alignment as required by the City. ZONE: R-4.5; Single-Family Low Density Residential - 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to establish sites for single- family residential developments. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). LOCATION: The project site is located on SW 98`h at 11670 and 11700 SW 98`r' Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. 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 DECEMBER 11. 2000. All comments should be directed to Julia Powell Hajduk, 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 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 Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to addre.. .he relevant approval criteria with efficient 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." \ _. ,.3 ...,................ *moo 4 11-- VICINITY MAP �: La - ® IIIuuuI'er ••• - - INN Id SUB2000-00005 i r. �II III VAR2000-00020 IIIM } # • - NACIRA�� �� PARK l �=I ■ SUBDIVISION E ~' , 11; TAX BO ST •��. .„, 'I� i �� 41k, tv4 J 41111■ , wpm. -: NAM LE it �_�: L�� *.i -.u. 1■�' ►1 II ' j.■.■■;..1111111.►. „`�• .>. t. A 1071111911rmas ■1%, `NIVe447411.,!weir Sli i Riaagiti 111114:b411101A It ,. ,,-.- :mall" i ���� A!� �� ��i s♦ ►ice � � �� � NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2000-00005 r,►, VARIANCE (VAR) 2000-00020 CI TYO TY OF TIGARD NACIRA PARK SUBDIVISION CommunityDeveCopment ShapingA Better Community 120 DAYS = 3/21/2001 SECTION I. APPLICATION SUMMARY FILE NAME: NACIRA PARK SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2000-00005 Variance (VAR) VAR2000-00020 REQUEST: A request for Subdivision approval to create 10, single-family lots on an approximately 2.6 acre site. APPLICANT: Vista NW/Interlocking Enterprise, Inc. OWNER: Margaret Witthar Chris Christensen Berniece Jones, Trustee PO Box 91459 9855 SW Garrett Street Portland, OR 97291 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: R-4.5; Single-Family, Low-Density Residential. ZONE: R-4.5; Single-Family Low Density Residential — 7,500 Square Feet Per Unit, 4.5 Units Per Acre. The purpose of the R-4.5 zoning district is to establish sites for single-family residential developments. LOCATION: The project site is located on SW 98th At 11670 and 11700 SW 98th Avenue; WCTM 1S135CD, Tax Lots 1800 and 1900. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments) 18.390 (Decision Making Procedures); 18.430 (Subdivision); 18.510 (Residential Zoning Districts); 18.705 (Access, Egress and Circulation); 18.715 (Density Computation); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JANUARY 24, 2001 AND BECOMES EFFECTIVE ON FEBRUARY 8, 2001 UNLESS AN APPEAL IS FILED. Appeal ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON FEBRUARY 7, 2001 . 1 Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideoger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. — ;! VICINITY MAP - - ^'C.K°.• $ -- �, L1�i_ _. 1 I Li SUB2000-00005 ■ \\_.--a. i _ VAR2000-00020 Cf� i_r� � I NACIRA PARK �A' v y SUBDIVISION 1� I i 2 SUBJECT __h TAX LOTS 'hoar_--- —E. r)' / _ti-r-r - 4 - .. .i .1 ,,1 _ -,-'rr.,_, ,���:����� Ij--, ,_..,_ / \ -_. r V - . - -- w ii # CONC./ - ` `` -1 / . Cin of Tigard "- 1.:'.,‘1.--,':':'‘:;" / , ' / P/> 3E.. CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT / !IT 1 ,' •'\'(•) ( ,0.7.SD rr \ ,JIJm�. A T if - '�. e� _ l�a r i-� yak 4 O I �l- TL '`.., '.uw n \essw,r �.�, r..wrson JJ .L iik. �___ __ Ow g i_ I SW PIHAS COURT,_0, ,oar-- .3 ��-�r�rs ,'=21;irr —'T—�, ; -- WAIIK.iM-L F`\- -�_ 0 'i; iI-' ! 0_,;.s+son rlia so- aw r` %. jai, d _ _ 1 rye swam w. ;\_, ice' ...m _ .A. CITY OF TIGARD SUB2000-00005/VAR2000.00020 SITE PLAN N NACIRA PARK SUBDIVISION (Map Is not to scale) COMPASS ENGINEERING '... ENGINEERING - SURVEYING - PLANNING W"SAW E 503/653-9093 11 6564 SE Lake Road FAX 503/653-9095 S Milwaukie, Oregon 97222 e-mail: toddk @compass-engineering.com PFCEIVED 200i May 11, 2001 Lum<<u +� utvEIOPMENT, Mr. Mathew Scheidegger City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 RE: Nacira Park Subdivision Sub 2000-00005NAR 2000-00020 Dear Mr. Scheidegger: Enclosed for your review are two (2) revised copies of the tree plan for the proposed Nacira Park subdivision in the City of Tigard. This plan has been revised per your review and the City red-line comments. We would appreciate your review and approval at your earliest convenience. If you have any questions or require additional information, please contact our office. Sincerely, Todd R. Knepper, P.E. TRK/jf N:\CLER\Working\05-01\4803 Nacira Park Subdivision\5.11'.doc Enclosure Copy: Mr.Chris Christensen Mr.Matthew Harrell t � � 1 [ 1 6 I i \7 71 I , -'124 1 1 i I 7 00 � / 44. 1.7./. ! 1� __ _ __. - _ . ._....__.____ ._r._.__,__ _..,_ .__ _...._- — _ d I 1 1 1 t R ,;ti • �� ¢tc 1 &�� >! I".. t ll LI- 1Tt.I L11 1 II, k0 I �ry J 4 i ,„1 __ �_ .r__ _ , S.W.LOUIS LANE S.W.SCOTT CT. I II_ 8 00 ... — _ — -�-i ..� �__A____._. ___T_____--__..._.__.w.._ 60"COTTONWOOD • _._....:,..,., es OM ee, gee B OM e OS ee UM MO , r . ? ! /I 12'APPLE 6"PINE 1 1 •4PLUM 1 ... t 34�SPRUCE \\// \\// TREE TO BE REMOVED(TYP.) 1 �,,,l r 1 I ,THESE 4-TREES TO BE REMOVED I� 31"ELM % \ /\ r ` 7 FOR STREET CONSTRUCTION ``,' T i /� 10"SPRUCE 12 FIR i �- I ././/' t ' I''•' i � ! ;10"PEAR ,, TWO SPECIES REQUIRED: I'‘‘,1,„„„,,„..DE IDUOUS EXISTING I I Or .y` 1 r --------- � HOUSE I 4 t I • s"WALNUT TO REMAIN 1 sr"PINE\1/� i 1 7 I I 1 i.:'PYRUS CALLERYANA r 24' •CHER'Y. I I ��� \ THIS SECTION OF FIRS TO BE t I l I 10 REMOVED FOR PRIVATE DRIVE I 9 0�I t 9-00 CONSTRUCTION r 2. MAPLE, RED ACER RUBRUM I -""`"' `- -- SAFETY Row of 3s s"8"FIRS 1 1 t �.____..____.�_�__ . r�., FENCING PROPOSED STREET TREES 1 t 2"CALIPER,AS MEASURED '' `" ,v..�' '.�-� i 1 PER CITY REQUIREMENTS( YP}� ► ` - 1 --_ --- il�i�i�t�i�r�,i elkilitiltS►''���'�� '�: .��i��3�+ r- a_ 42 OAK _— Lt1 I♦'1u1 t7ac•. —1. . 10 0 1 SEE D£AIL 6 ABOVE FINISH GRADE a .�I�t' J 1 �i� 1�' 8 Q , I = a / 30 VISUAL 11.610 .L"xD1.l,. OU I 3sFIR CLEARANCE "1 t 30 W SUAL I + 1 a MAPLE I CLEARANCE ; ...�_._ .__.__ / 1132wJJ_____ _ __ -____ _ ._r,___- _- _,_.T.._ _._.r_ _.. __r v 1_..__�__ M__ __.____s ._ 2x2 TREE STAKES WITH TIE a 1 � EXISTING HOUSE 1 I AREA 1'.L, LIDO / PER TREE SUPPLIER RECOMMENDATIONS �� as'PINE TO REMAIN / \ / Cir _ �— 1 �5 \ Via _ f f S.W.PIHAS CT. �_ I r 8 _ 1 - i H- 2.5' 1 0141,412=Wfillia.., 1 i a F �_ SIDEWALK//—8 8 $ ' 2V" BARK MULCH a 1 r ;.a war w+r �� . w: �► I t lea 42;k'/>/ w - CURB PAVEMENT„iv_ N I � _ —_ —. —_ lI \ l ii/e \ • d. I\ 1 (gi gEIPE _ -' `' ' \ 1 30'VISUAL CLEARANCE AREA I �• 'i `-',�s°r`f : = '-•� rf' `ai I SAFETY FENCING ” � ! �°1r r s. z .. ., - I AREA v. \: • T_ �., r,, t., �,�r 1 I 34"PINE 36'PINE 1 1 ` `r�. `` ,, ,: ,a t sf.;I 34"PINE ��`� �1 40"PINE 1 *� i` �y Atks a�� I �} !!!� ,+fir aaY i' ., >I,il Imo: ® \ i 9 ,, �� : !\` ;"`` ` SOIL MIX :-",t�My ae ee ee, el a . � „-. �°'^ ''ate ,$),...,„ .'".?�/.:„..,, ,r-, ., - .�f+-�,, 40"PINE f 1—Q0 36"P 24"PINE -1. ----.r--- oaf. ,r'{ �01 � ! f .ti s�r+f rr p• I N1 I 30"PINE ^. s ; t a i F 1 THIS 16"PINE TO BE I I REMOVED FOR PRIVATE t : 1 —---•-'--'---• 0 DRIVE CONSTRUCTION / 4�\ 1 . COORDINATE WITH PROPERTY t OWNERS BEFORE REMOVAL ' 1 1 f N 1'_I. 1:1 1.I..Zr( >f I 1 I . TYPICAL S`�F E = ' TREE / ! i SCALE: NTS A A. I I I 4803 ;,,. ( 441 it*A �*- ."" E t ,^ - y F 1 I 1 I ` S PLAN SCALE: 1" = 50' , NOTE: ONCE TREE PROTECTION MEASURES ARE INSTALLED,A CERTIFIED ARBORIST AND A MEMBER OF THE PLANNING STAFF MUST APPROVE THE PROTECTION MEASURES. s . :sp PROFpf 4GIN4� 51307 OREGON ✓`,_ 13. 1 � 99 � R. KNEQeF. EXPIRES: 06/30/2001 SIGNATURE DATE: 05/11/01 i I :. TREE PLAN , . f ' N • DRAWN BJS DESIGNED TRK CHECKED TRK VISTA NORTHWEST, at COMPASS ENGINEERING NACIRA BOX 91459 AY1 �. ZUO1 7 SCALE 1" = 50' DATE JAN, 2001 ►! ENGINEERING * SURVEYING * PLANNING MAP 1S-1W, 35C©, TL `1800 & 1900 fl'rr .,TOME PORTLAND, OREGON 97291 ® 05/03/01 1 PER CITY REVIEW 0'41..\ 6564 S.E. LAKE ROAD (503) 653-9093 PHONE °r'1 l OREGON DATE NO. REVISION PLAN 00-4803-2449 4803CIV2 S MILWAUKIE, OREGON 97222 compassOcompass—engineering.com (503) 653-9095 FAX 503-531-0505 5 U ® , I I _ ___ _ _ _ _ ____ ____ _ ___________ _____ __ ___________ _____ ________ .: ... ,. ... a _._... I 1 { ' 1 I 7 I 1 f I 1 I f 7 00I . I t I I_ ) G (1 F f 1; p li n o 11E1 eV I 1 I I I I I T.€_. IMO f TA. 11q3 TA. 1102 , TA. .1701 ...• _ `,!_., i I I ; 4 ,,,,,,,„ ',..7\''' .......20....11.191.......6.ei...W.....I•0.0.....1.,......cuas MO.....e.C.M. ...I —`.4 _ ( f i 1`E.3400 1 S.W.LOUIS LANE I t I S.W.SCOTT CT. 450.Owl. ,fr--- 1--- -1- ; _......_..... --.-,. _._,____v.___,_. ._..__ —__.____.,_____ _—__ ri—_--60"C ITTONIOD• 0 010=010.H0 0 Mil 611111108001=110 ISO MIERM101[011.1 IMP T. 1201 i 110 , `t fly T 12 APPLE ,r 6"PINE 1 \N'''''1...._....---.! { I 14"PLUM I ,, I I/I \l�/ TREE TO BE REMOVED(TIP.)� 34'�SPRU �� \\0/ i�\ r 7/ THESE 4-TREES TO BE REMOVED , �I'Q. 1 31'ELM �/'\ /I\ i r FOR STREET CONSTRUCTION ` ' 10"SPRUCE 12"FIR 1 �-- I -- -- -- .►I 11 10"PEAR—_ -- -- , d ,., . TWO SPECIES REQUIRED: EXISTING '� 1.' PEAR, GALLERY 4' A DE IDUOUS k I r ------- , .16 01. I HOUSE I 10 7 t t s T REMAIN I 52"PIN�,I� I 1 114"CHER•Y 41 �f - % \ THIS SECTION OF FIRS TO BE i a REMOVED FOR PRIVATE DRIVE rr 2. MAPLE RED s-off I �� �:.�:.��: 9 CONSTRUCTION ACER RUBRUM { 1 I ROW OF 36 6"-8"FIRS .o PROPOSED STREET TREES I t " i -- ---- -° SAFETY 2 CALIPER, AS MEASURED ._w _ .__w_._._w.,.�_.__....__._�--_.�._...._.. 1 �, . I FENCING ��'r4�I�v, •�'R,rti �:,.�1.I.�..:- v�'r�---.L,- �.�•r.,h•,r 1 1 iVi r�j�i�;,.. •,. ... •., PER CITY REQUIREMENTS( YP) 42 OAK _ ��•�I1��lC SEE DErTAIL 6"ABOVE FINISH GRADE Ink I?,I. 10010 I,., -t w • R•=` 8 r Q , Q I� ri--- ` I i �� ,. 30 VISUAL L. I.l, 100 T.lp" €!! f.l.. 00 I \36 FIR CLEARANCE I.L.I •UO i I I co \ 30 VISUAL _�.__ _�.-_-_ - _.___ ,_ -_ _-_ _._.__._ _-__ ____._ _-._ 2"x2" TREE STAKES WITH TIE II 1 --� :. �.:t _ I— AREA I I CLEARANCE `- T-�u- �� PER TREE SUPPLIER RECOMMENDATIONS + I I EXISTING HOUSE a"MAPLE i I AREA I.L. 2711.) f I f f I I !`"� 4s"PINE TO REMAIN �' N ZAmt .aranimmiliii, ------ / / 3 ill In. _J._ j__ _j__=� I \40 A. I _ ii '" rfi• 1 i i i ,, I I I I - / I I 23 S.W.PIWAS CT. _ — - ,N_�® . _. - I - 1 - i - I- +g- /fi I , I I S S f 2W' BARK MULCH SIDEWALK/ , N.I g , CURB PAVEMENT _ a pie �� __ w: _ r _ ��n r -- -- it ti./ /�■ .., � .>> 3 _I I „,, \ ! g:r <, iy�:7 : {:tr CLEARANCE 30 VISUAL CLEARANCE AREA I '� . - ,'7,,. ',',- ;. a ; , _ �i �� I SAFETY FENCING ~\� ., /,> , P.,: ;`' x _ s °`_ '' "^. Y. 1'.' s t C� ( 34”PINE iw !! 40"PINE ,,,, `a � �t f'j, \ i I / I I �,. °*,� , : . ; .,>,,; SOIL MIX ,41i,t,..„. I;1,114 Ail:1451MIGINSWO. 10 /j2a7.41---- , 1 I • ,• 0 PINE co ,'L.4y/ :,'`,, f\'`�\ +:/:;\>:>\\ /".( ''''• ''s /11 OO iI I 36"PINE 24"PINE 30°PINE i ' ` 8 t A I I •.- t a i THIS 16"PINE TO BE i f� -___ - __ { REMOVED FOR PRIVATE i -_• 0 DRIVE CONSTRUCTION I \ COORDINATE W1 TH PROPERTY I ' I OWNERS BEFORE REMOVAL l I tI t ...24 ._.__-_N. _.a _.__ ._.____.__-_ Y ._ _ ._.-_ -. —_ __ .._..__ __._.-_.l__. I__ _ __-__ __ 7- I I , TvPI AL STREET TREE glik N I 11 II. 201 ,� 1 I A"' 1' _ SCALE:_ _._.__...___..._..___..__._—.__._ i I L_ -_1___ _..._.. 4803 Iiiir F-1 -''--------S PLAN SCALE: 1" = 50' 1 , NOTE: 3 ONCE TREE PROTECTION MEASURES ARE INSTALLED,A CERTIFIED ARBORIST AND A MEMBER OF THE PLANNING STAFF MUST APPROVE THE PROTECTION MEASURES. . , j c c PROP , 51307 r ,e. Mont-- , , OREGON i ; �� v4�y f3, 4SS� �� R. KIA EXPIRES: 06/30/2001 r SIGNATURE DATE: 05/11/01 i , ; TREE PLAN , „ _, , . , . . ,, _ _ . _ . _ N DRAWN BJS DESIGNED TRK CHECKED TRK NEERING 0 1 ® � �! ' ' NACIRA PARK S - �dI.� P.O. BOX 91459 MAP 1 -1W, 35�®, IL 1800 & 1900 MAY 1 2001 SCALE 1" - 50' DATE JAN, 2001 yP 1.• ENGINEERING SURVEYING PLANNING P®�T`.�1N® ®���®� 97291 pp 05/03/01 1 PER CITY REVIEW 1��►�* 6564 S.E. LAKE ROAD (503) 653-9093 PHONE ®� OREGON DATE NO. REVISION PLAN 00-4803-2449 4803CIV2 S MILWAUKIE, OREGON 97222 compassOcompass—engineering.com (503) 653-9095 FAX 503-531-0505 1/4/U2 Conditions I ociated with Case #: SUB2( -00005 2:59:22 PM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 NO PARKING SIGNS 0 Met 7/19/01 BDR 11/16/01 BDR 12. The applicant's construction plans shall show that they will place"No Parking"signs on one side of SW Pihas Street, and on both sides of both private streets. 0001 PROPOSED PRIVATE ST. 0 Met 7/19/01 BDR 11/16/01 BDR 13. The applicant's construction drawings shall show that the pavement and rock section for the proposed private steet shall meet the City's public street standard for a local residential street. 0001 PUBLIC WATER LINE EXTENSION 0 Met 7/19/01 BDR 11/16/01 BDR 14. 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. 0001 WATER QUALITY FACILITY 0 Met 7/19/01 BDR 11/16/01 BDR 15. 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 Cty of Tigard on the final plat. As a part of the improvement plans submittal,the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. The facility shall be maintained by the developer for a three-year period from the conditional acceptance 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. 0001 EROSION CONTROL PLAN 0 Met 7/19/01 BDR 11/16/01 BDR 16. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans-Technical Guidance Handbook, February, 1994." 0001 FINAL GRADING PLAN 0 Met 7/19/01 BDR 11/16/01 BDR 17. 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. 0001 EXISTING OUTFALUSTRM. DRAIN 0 Met 7/19/01 BDR 11/16/01 BDR 18. The construction plan submittal shall consider the existing outfall from the storm drainage system in the Ruth Subdivision to the east,and whether or not the applicant -• • make as. ional storm drainage provisions in this •ro- 0001 ADDRESSING FEE 0 Met 12/3/01 KJP 12/3/01 PLN •. Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of S300.00. 0001 EAST I ST PUBLIC-b I R T 0 Mee/19/01 BDR 1/16/01 BDR 20. The new east/west public street shall be called"SW Pihas Street". 0001 JOINT USE/MAINTENANCE AGRMT. 0 Met 11/16/01 BDR 11/16/01 BDR 21. A joint use and maintenance agreement shall be executed and recorded on City standard forms for the common driveway to serve Lots 1 and 2. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 0001 PROPOSED PRIVATE ST. 0 Not Met BR 2/9/01 ST 22. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. There shall also be a note that states Tract C will provide access benefit to the property to the south(Tax Lot 2100, 1S135CD),as well as Lots 9 and 10. Page 2 of 3 t,c enyvos' Receipt #: 27200100000000004712 .7 t 2..... Date: 12/03/2001 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due SUB2000-00005 [EADDRE]Address Fee 100-0000-433070 $300.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check VISTA NORTHWEST INC 0 5569 $300.00 TOTAL AMOUNT PAID: $300.00 5569 VISTA NORTHWEST INC. P.O.BOX 91459 PORTLAND,OR 97291-0459 DATE 12/3/40.7 155 PAY TO THE C - I $ ORDER OF G02: � � DOLLARS 8 Tanasboue Branch �.4 m 2495 N.W.TOWN CENTER DR. ■ BEAVERTON,OREGON 97006 BANK€NEWEST 1400-488-2265 FOR __ _ ! ----- ■ 1/16/02 Conditions ociated with Case #: SUB2( -00005 9:06:03 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 JOINT ACCESSES 0 Met MS 12/31/01 PLN 1. Submit evidence that the proposed joint accesses are legally recorded. 0001 ACCESS PERMISSION 0 Not Met MS 2/9/01 ST 2. Provide legal documentation permitting access to properties to the south of the project through Tract"C". 0001 STREET TREES 0 Met MS 5/14/01 MAS 3. Submit a revised plan that shows species and size of proposed street trees. 0001 DEED RESTRICTIONS 0 Met MS 1/16/02 MAS 4. Prior to construction,submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed,approval must be granted PRIOR to any tree removal. 0001 TREE PROTECTION MEASURES 0 Met MS 12/27/01 PLN 5. Prior to ANY site work, tree protection measures must be installed for all trees to be retained. Once installed, a certified arborist and a member of the Planning Staff must approve the tree protection measures. 0001 PUBLIC IMPROVEMENT PERMIT 0 Met 7/19/01 BDR 11/16/01 BDR 6. Prior to commencing onsite impovements,a public improvement permit and compliance agreement is required for this project. Seven(7)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). 0003 COMP AGRMNT/$ASSURANCE INFO REQD 0 Met 7/19/01 BDR 11/16/01 BDR 7. 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. 0001 CONSTRUCTION VEHICLE ACCESS 0 Met 7/19/01 BDR 11/16/01 BDR 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 0001 CONSTRUCTION PLANS SUBMITTAL 0 Met 7/19/01 BDR 11/16/01 BDR 9. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW 98th Avenue. The improvements adjacent to this site shall include: A. City standard pavement for a minor collector street from curb to centerline equal to 20 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the 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 98th Avenue in a safe manner,as approved by the Engineering Department. 0001 PUBLIC IMPROVEMEMT DRAWING 0 Met 7/19/01 BDR 11/16/01 BDR 10. 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,asphalt 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. 0001 98TH AVE PROFILE 0 Met 7/19/01 BDR 11/16/01 BDR 11. A profile of SW 98th Avenue shall be required,extending 300 feet either side of the subject site showing the existing grade and proposed future grade. A profile of the new east/west street shall be provided,extending at least 300 feet beyond the boundary of this development,showing the existing grade and proposed future grade. Page 1 of 3 LETTER OF TRANSMITTAL DATE RECEIVED RECEIVED PLANNING `@' 0' JAN 0 2002 CITY OF TIGARG TO: DEPT: r ( UJVI/`/1. r FROM: 0.if( -"A/6 PHONE NUMBER: RE: • r.1P‘ - CI ` _ (Case number, site address,parcel number, etc.) COMMENTS: vtirle , c`l, OavtA i:dsts/forms/LetterTransmittal.doc 1/4/2002 CITY OF TIGARD 9:56:53AM 4",,iii 13125 SW Hall Blvd. Tigard, OR 97223 (503) 639-4171 Conditions Associated with Case #: SUB2000-00005 CONDITION STATUS STATUS ORDER# CONDITION TITLE/WORDING STATUS* DATE BY 1.00 JOINT ACCESSES M MS 1. Submit evidence that the proposed joint accesses are legally recorded. 2.00 ACCESS PERMISSION N MS 2. Provide legal documentation permitting access to properties to the south of the project through Tract"C". 3.00 STREET TREES M MS 3. Submit a revised plan that shows species and size of proposed street trees. 4.00 DEED RESTRICTIONS N MS 4. Prior to construction,submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed,approval must be granted PRIOR to any tree removal. 5.00 TREE PROTECTION MEASURES M MS 5. Prior to ANY site work,tree protection measures must be installed for all trees to be retained. Once installed,a certified arborist and a member of the Planning Staff must approve the tree protection measures. 6.00 PUBLIC IMPROVEMENT PERMIT M 7/19/2001 BDR 6. Prior to commencing onsite impovements,a public improvement permit and compliance agreement is required for this project. Seven(7)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). 7.00 COMP AGRMNT/$ASSURANCE INFO REQD M 7/19/2001 BDR 7. 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 fmancial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership,LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 8.00 CONSTRUCTION VEHICLE ACCESS M 7/19/2001 BDR 8. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 9.00 CONSTRUCTION PLANS SUBMITTAL M 7/19/2001 BDR PingCaseCond.rpt Page: 1 of 4 Tree preservation for the benefit of the City of Tigard have designated five trees to be preserved: Lot 1: a white oak located approximately 30 feet from west boundary along the northern line with marker attached: "0". Lot 2: a birch located approximately 25 feet from the west boundary and 40 feet from the northern line with marker attached: "20". Lot 5: an apple located approximately 26 feet from the west boundary and 26 feet from the northern line with marker attached: "6". Lot 10: a pine located approximately 35 feet from the east boundary and 7 feet from the south line with marker attached: "9". Lot 10: a pine located approximately 47 feet from the east boundary and 7 feet from the south line with marker attached: "8". Any attempts to remove these trees shall be cleared with the City of Tigard. CITY OF TIGARD 5/12/2004 13125 SW Hall Blvd. 12:14:01PM em,;A,, Tigard,Oregon 97223 xI (503) 639-4171 Receipt #: 27200400000000001991 Date: 05/12/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2000-00005 [LANDUS] SUB FINAL PLAT REV 100-0000-438000 295.00 SUB2001-00003 [LANDUS] SUB FINAL PLAT REV 100-0000-438000 205.00 Line Item Total: $500.00 Payments: , Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check VISTA NORTHWEST INC ST 13409 By Mail 500.00 Payment Total: $500.00 P.O. Box 91459 i ;, tait eio,V Y { 1., 13 4 O 9 Portland, Oregon 97291 0459 EArlKit.WEST j . z,q•� r, a . „ --E44... klormaa 503-531-0505 i y .. t fi,< ;? `i x '' f , sx�c{{��, y .s ' is ' L'...t'; } t!r t.2r{.., 1'71'f f F cJ 5 ,. , µ r i Y 3, 2 �,,��,��` J � ''-:: p I f. {r; b Lf� �h�� lt,,yu L 3'%!'M 'i .i.i. ' iii.: .L '� : ft 4 rt*f � !':-,1:„.,,.;-F4 * f.�• 5 1 o. t� <°•.� May 7, 20.04 ;1{ � �$ ,' t4f**}****$500 (O' DATE CHECK NO. ar ;{e::L L ,AtiIO4J+i f 8 Five Hundred and 00/100 Dollars uf1 x;` f fi• I , PAY City of Tigard Memo : '1;�' F ��{: . TOTHE13125 SW Hall Blvd LL a ORDER Tigard, OR 97. OF q, w Page 1 of 1 cReceipt.rpt 3 if SUB2OOOiOOOO5 P AC A PARK ' SUBDIVISION .. . . - . • . . . , -_, •. . .. . . . . .- ,„.. . - .- • - '...,'.. . . . . . . . '-• -- ' • t= :- - •- - ,. .. .. . . , . .. . N . _ . • , : I I I 1 I I 1 • ,. . I • _ . i. , ..... ,.... i■ -, , CO I i i (2) 411 TO GREENBURG R ._ . .....• .... .,, , , -1---- 4, , wAo■ OAD ; tN. w allItA4,01411 ,,, — - -- -• - . __ __ , ___ _._ .... . . „ • Vziwg' < . ____ ___ . . . . .... ....... ... . . , . _.. \ 4/110 T....i„..„ SITE . . l.... S A .,. ....„ -:,-.0., 1": -4,,,, vi . .,_. PLAN ., . . ., dr.,.. . SCALE: 1" =-- 40' Iiridir ... I.I. ? 1.1, 1 /11..3 if. 1.70.2 I.1.. I;01 ..... - , — _ :, ;iT.,..' ; .' , -, . ... ...... _____________ ._. .... _ _________ _ o - 1 , • . . ..„ . S.W. . . I I_ CV I , S.W. LEWIS LANE ____ ____ ..--,..., -' .,." Cr. . _ . 0 1.. . . .. I __ __ ..... .,........... ._ .._______. -,. / . it, i1 ,111 •• ".0 , -37,, [ S.W. SCOTT CT. tPP T.L. :5,100 /• S.W. LOUIS LANE ..6 PIHAS CT. _1 . . .. , ir) e.._ ..... _ . _________ _.__ _. ___...._. . __._ . __.. ....__. ..... __._. . _ FOUND 1/2'IRON PIPE _ _ ___ _ _ __ ______ _ _ __ __ ... - .7.-- - ±T ta 00 . .._ .... .... ... ..... _. \ Vi FOUND 518"IRON ROO I 244r-WrIPC SUAPRO 709' S 8958'W 408.32' \ -1,, _...._ ——...IP , \ i ( If - ---■•••••■■111111111114•01714T■11•111111.11,1111•11.14■11110_111".1.170 IMO ' 1. 144.16 ' - ' --I . ), T.L. 3000 T.L. 2900 1.1... 2800 ,.....). ‘,..il, ....---., ' 1 - 112.00; I 1 --1 96- -4.3Z.3.2!-------\ `,...! i ---..__._ , f-0....„ .(1 ) I ----I,,-'3' ..1 _-•\ ) ...,, . \ , • yo ., .. ,, . i \ ..,_._ , f \) .•.../' ...,.., _,__ . , T.L. 1201 0 . l Ztl ,.._...__._ . .6 1 i . ,_ ) . ,- - .__ ..... _..---......----- FL. ,3100 I: , , .?.11!RIR) 1) .. . , , fr, -:!,iii. - _ 10„363 SQ FT I ...•,,,.1.-) -..- •-:..... \ 7„393 SQ FT----,Q;.,,,..._. .2 c . . \ ,11-4,549_61„42. - . . . -. .." 7,0,39 SO FT .. , ...., . ..• , .4( log cs.; 0, in , \ 1,2r 9, '.-.Pn„ . - .... . \ - - LL Tr\ \ t I FOUND 2*IRON PIPE W/TACK - . ,- vir•-• • - (;31,A. — — 125.32' .,- 161 ..... , — . _ _ , ,--/ 132.13 S VICINITY MAP I'd i k ....1 ,....00.77- I . l ! t 1 ..... , .,. . . , .. ... . t 1 r t / . .I ' li ,• ,...- . , -• 1!, :: 1 . 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IQ.. ......- , -s1 I LEGAL DESCRIPTION . . • -6, . • • - _... .....__ _______...„..._...„.._ . ,.., .. _. ,,,...... ........../ 0 i 1,/o0 . , ., ., . ..( '. ...), Et i. 8 ..■ ler A DIVISION OF TAX LOTS 1800 AND 1900 • < , in ..) i . ..-( , ) 1r) 110 ---.. 7„307 SQ FT .. • :. -. --• - : ,/ ---'- I --- .-----------. -- ..------- ..-..-—. ......--------. - .- ..—. ...—....... ...,.. , ... . -..... : • (MAP 1S 1 35CD) SITUATED IN THE SE 1/4 • • - 1:-..c ) . . 7,667 SO FT - 6,892 SQ FT --7,s., .' . I . ; 4-1 . I if,,'1: . . ...._ , r OF THE SW 1/4 OF SECTION 35, T. 1S., ..... . 111• ••.., .... r' r CID ' II -1 ■ i r '-..,.. / , ... •.• 1 1 1.1.. 2/02 R. 1W., W.M., WASHINGTON COUNTY, OREGON 4?f • i,-, a) . /16 r•-....: 0,'.11 ilitir.:'; JO ur. 1 cz.` u ../ 4, _ •.._ 97.99 - • , ;.'i I vs.; ,, __:\ 125.32'1•3 ED•--- - - • - - I ., I I *.- 9206' ._.• •..._ 4023' ,.! , 1z 11". V4%Iiiiiiminiemmaiiiiiiismi 0 IIIIIIii 0111111 — — — r.i.... 270() . .,' 1 c MIMIMIMMOSOMMEMMIIMINalinal , i \ , , , S.W. PIHAS CT. -.'F, •,, ,,,,, ,4,1 ', L'i-,‘,!,di).1-i 4.4..c,..1PcIVLitv,i r 1. _- _,...7 ....,..., ,/ f t AC, WO 1 , AREA T.L. 1800 = 0.97 ACRES i i401.ISE 0A - - --- , , . 1+00-...1 I 2+00 PU:LIC fil 7, 3+06._.........____.::...---.......7_,_-,„.,,STR.EE T._ i , ± I - ••■••••. i ...•., .-....*. _I,„,— I— --1-. . -.... , i , T.L. 1900 = 1.47 ACRES I• .. ........_ I ,. -'"/9'1 f TOTAL = 2.44 ACRES ..,--. - -1. , . . .. ... .._... ...... .. .. .,., . ..,._.. I i . • - 1 _.... •,-,-, i''1'! •-----•-----''T I—1-gynaps''-.1-..1. -.':::> '" s:f :.:;t----tl::.:::./:: ::.:; :: ::?.:1-;::.:;:::::'--:;::-i :::ia.,:-:: p1: 7'.— '"I'-,.-.:: 1:: :: s:::: ::::::'° .. , 1 .-----..."... ,.-- -...--..---- •?../ i GV 1 40°1111111111111;1111111111111111112612_ MI •• t - `. _,.. —, — — MOM 15z91________-----\j_____________._,-1 .. 1-,....__________________ 91.91' i .,. ED (----- 64.05' ---- - I ____ __. ..... 40.ar___,' i., \ I 1.1_. 2701 • . ---------- < CURRENT ZONING - RESIDENTIAL, R-4.5 , . • -----.._...., -------192_..... EXIS TING ---------------1 ''-‘` '. I .. . •---__. ..›. _ ,..... .. . . i (7,500 SQ. FT. MIN. LOT SIZE) • I,---. i .. f,.. . _ --- ___.....-- , CLOG 1 _._ _ __ . cS ) --_ ,... II ---_ _ _ -C .....,.( ,. ,. rt... _..,..,. ,. -1-, PROPOSED ZONING - SINGLE FAMILY RESIDENTIAL z .4- ti ' cl -II 9 , . '-, r ------ —,---............,.._ LO I - T . i ..... 1...,) _..._...,_ , , i CT) • , . . \I WATREAR-Q-UA-LITY I _. .., .. • .....___.. ,. .. ___________---- ,.. -0,-.___. --.. I lAsS I INC(if.,W1 __..____- !Ij g,464 SQ FT •- ......- 7,840 SQ FT.-- ,. I PROPOSED NO. OF LOTS - 10 . , . 1 in 113: ! &DE TEN TION : ..- I . Oil • - I 1 FACILITY TY ER '2 .4 - . . „ PROPOSED 15' ) •I I- I Oi _ •. . •. .....-......—.---...- 0 MINIMUM LOT SIZE - 6.767 SQ FT STREET DE I DICATION ---- ..:- -. --,•--k 4,704 SQ FT- 1 187---- "......_... •---- -...„ ----.... Ns--4....,'.1//,• ;. ... ...... ______. ------___. ----------- __ _ ..- , _ MAXIMUM LOT SIZE - 10,336 SQ FT - . 1 C• ..._ .__..,. ".-,•:.: ,•.;..c.14, a‘li,,,,.. .,.., • ' ?.. 7" . , . I I . --...._ AVERAGE LOT SIZE - 7,786 SQ FT , ________ . I[_ • . i.- ... 79.J2'. i 158 00 1 • i \••: 1'-- ., ,s, - - f.-.,''N 13 .0. .._ - ...........-- %-.7.—......---.. -4.1t202.aliti. ' •--, ——— i i ■, -` ......___,_,.._..__ 1i3f- ----- - - 76,4A8/2.77 -_..-2-. V.:-.'.:-4-1,-, -':...A_IV,4:7-.'c---------_____ _____... .__ _.. ., ---1.90_,___ ___ S 89581 W --.- - ... ,. ..•.,. -,,.....,..":,t,:z -,..-•--FJ-,:.';-•,-r.:7" ---.--- • ,r ir r . ., ,,,,,1, .,7.1 ‘, -..- ,.., 'i l \\/11\\ •i IV' .' ' ---............,.. ... ..............,-.__-_...... Ca ___ '-. 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' . . 1,1_ ."400 1.1. [...);(]() P,L, ,,ii,q(..q...1 1.L. 9900 I.L. (3000 _..._.___........__._________._ __. _... ..,_ ________. „,--- , _.........._ , ., ----_____ — .. , , -182—___ ------ \ , I I • , „ 4 j , / • 1 I .1 f , , tlf . , , I •• •• I 1 f INt ' $ 1 ,',. .- ..., ,," 1 I . ' 1 , , , il . , !I 1 I't F.-4. I-- I s!1 I , 1 Il'it II lt,t •, i ;t t ,flt 1, 1- t•1 1 t --•''' •••. ...• ..---- r . .....-__— .._...._—_... ......_____ -......_... ._..._- ,...c- EL. 2500 / - , // _ \ _..„..._... .... , \ / ' -- , , .. . . --..........._ . - -- \ \ / ‘, N . .. _. / • - , .,. . N. _ \. / . . .. / N cz) I i _ ..... ....._ . / . ../ N. N. -tii-T I . ‘1,' '/ \ /,1. 6 it.,)0 : I I / -----....., . \ • 1 / ' \ /11/ \ . . , ••,_ \ \ . .,. ■ \ / .. , c \\\ . \\\ 1 ‘) r i \ . • ;-; . .. _._ ...... .........______ \ ... . 1 . • . . - L'-,.;i'.•-',.' . - ,, . I • I• ,,,, ,•. ' ': . .. / . I. ,; _ . . ._ __.... . ___ _ — .• , . i • ... z . • - • PRELIMINARY PLAT , ,, ...... , . N . , ENGINEERING CHRIS CHRISTENSEN/ VISTA NORTHWEST INC.• . . DRAWN RPC DESIGNED BWE CHECKED BWE A COMPASS NACIRA PARK SUBDIVISION di .. . P.O.BOX 91459 . ... . . 11670 (T.L.1800) & 11700 (T.L.1900) S.W. 98TH AVE. SCALE 1" = 40' DATE SEPT. 2000 4411t.••■ wh..... E ENGINEERING * SURVEYING * PLANNING PORTLAND, OREGON 97291 CITY OF TIGARD, OREGON .;ii` s• 6564 S.E. LAKE ROAD (503) 653-9093 PHONE . mILWAUKIE, OREGON 97222 (503) 653-9095 FAX (5031 531-0505 DATE NO. REVISION PLAN 00-4803-2449 4803C1V .DwG S , r -. ._ _. • . 11°V 2000 8 . . , a ,_.:„... .00,0" .....-0,..a7. -.),.;-- ._. .....„. .._„..„. __... ___.. t , 1 _ _____._..,___-____L __ -__ _W ____ — ___ l___.___._.......... .... ..._ _-_ __._.___.._I_.,__-...__....___.__ _._.._____.. .._. _______.____i f t . ! , ! , 1,,1 F ' 1 ,I,, 1 _ ,, - _r ___ r . 0 1 w ; 1 M_________—______..__. _._. _ _-_._____ __. ___. STA.8+15.60, C/L S.W. 98TH AVE. = I F 1! - 1 1 +F•i I r BEGIN HALF—STREET IMPROVEMENTS _._____ _ ____ _ _________�.__ __ — _�_.__ __ __�_____-____ __ 1 • STA.1+45, C/L PRIVATE DRIVE (TRACT A) i 1 ____._______.._. __-- _.__-__.____ ._. S.W. SCOTT CT. 1.L. 340 S.W. LOUIS LANE • END PRI VA TS DRIVE CONSTRUCTION I ''�1�.` iL /��� �`i�i i��E 4.o , ... . ..... . . __ _________ ._. .. . __________________ ________ .__ __. .._ _____________ _______________ ..._ _ _. ......____ ....__________I ___________________ ___ __ ___. ____________________. 1 ,s j ,t r -.___- __ ,.--...�.—-.--® _ _. .. T.L. 3UU0 T;L-. 29UU 1:I_. 1.3t1C1 3�: ......._ .....IMO MIND 0 , f,,.' ti- PLAN 2 '� SCALIs: 1" 40' I:L. 1201 _. t. -- 1 I I`<c ICS 3 6 ��j } /f �`1` - __ T L. 3100 + i I if4 ! • 1 1 I___ �2q' 5` If f( Litc `ti �,, I �; r I /1 1__._.__.__.___, 4 -// v, 7 F.L. J..500 r I 1.L. 2801 1 . .. e_ "y,...... _. — "� 1 r1 l , -r c I am....i C.) 'f!"`# 1`'Y*'..;5�3`:,R.,iS ,: ;;f1,11 �{,f4tflr�,}ih/�''W-,^•�'�" .i�'v(r fylt�Ay"'{`!/.• r, sr,♦1....� It, to ,. ,.Lt ;1 .l, 7Y�`*.A; 'FII38tY"ft� d� `� .f_:f �(i:F'�'�sy d I:L. 9�3( () 1.1_. 10000 25' .` _11 �O — . _ -- R I h > ( ,I 1 I.[. Igo() I _( �'`� 8 __.__.-----___----_-____ __ _ _ ___ _ _______.____..__ -- __ --- .__�_—__ __-_ __ _ .-.___._.__._________ r_ __ __ __-, _____.-______._., _-._._____________ ___ .__ r._ ----,_-_._____-_.______,_________-_I r.i`� .I 5 r\'15 11E40 STA.2+79.32, J �1 HOUSE_ ?0 PUBLIC STREET= , ' �' -� I`' s—� STA.0+00.00, PRIVATE DRIVE _ ,J 1 i.L. 2 ct;%•! t �_.�.____.--._ _._.__.__-_._ .j ._-.__ (3t1Ir f,�frlr 1 O E'� 4.`:-. STA.0+00.00, CUL-DE-SAC • Ir. _ _ - -____ -•� J _ 2,�L U ®® •r,.• .r.; ,, /.;' '�'.: f'r �••::. ':j-+11 •r ,,:y .•:,.r -! - /�/i1f17{Wl1 ►N r.l F rJ ; • r t lr I' 13tr1►'"I, � .1�t���k.F�I ! r f,‘,IS PUG S.W. PIHAS CT. 1 + '. �, 1 _,-__- -- _..._. K k7.t +I N ..__ L. C _� _��._� 0 00 �; _. Y — 1+00 _�_ __ 2+loo PU c _ = ado- �; _- _.._ _ .;,4�- o.._-- - 1;4_fl��l- __ __ __._.._. �..__.�.. d_._.._M_ _ _ . .w_ __. -___ ___.-_ _�. _ _ �j _ -- iK, , . ._ _-_.______ , .___ __._.�.___._ ._ _,.,, _-.__. _--.--_._.___.__ _.—.______._ ____.____.._ ____. tai _.�_..._..�_._. __. -- , • ,r. r ,,,, ,• !r, r, i/ is /r./y..: r!, 1/,/.r/i, �.. ..._- ,....__�._...._mum,, . r ':',,::/,V.r . r r}./,, f,/ s,:,,, rl rrr.,r1 •fr !�/ !. 'j!` ../! ,l. - ,r ./.•. . /l r .r -� JJ . - . ... ',s,;.•,iJ/iirir:.-•_'+. .::rte . !.. .. � -„'' \V / / _ _ _ upts,ALammetwis J I.L.1 �i 1.�1 I STA•10+00.00, S.W. 98TH AVE _ ® — ; — — — w p -�_ STA.4+23.48; C/L PUBLIC STREET ,�rItttG �— - Q STA.0+00.00, C/L PUBLIC STREET I . .: , _, - 1 r r'" ~' v `-- END CONSTRUCTION( ' �'�r c ______._ i TRACT '8' I 10 I� .-v o }f� 9 `\, - r ___-__ in 1`' I WATER QUALITY I I I I f I &DETENTION v�-_ EX'S 1I r�;Ii' tE;f I FACILITY I I I I¢� I '- ~ *-. -� PROPOSED 15 (t. l I r I 4. STREET DEDICATION �--t 1 N' � 4t��,ti�I1' ., 2� `,\ `,� 1 `` _ __ y .� 124 ,. L {_l r 0 0+82.77 -- _ r' STA.10+82.77, C/L S.W. 98TH AVE. °"%�I�_,•• %r�\�%i i� - _ _ _.__..__.-.___.___ _.__._._______._- ___.__._....__._____.____._._ - END HALF-STREET IMPROVEMENTS ° ,, PRIVATE / i.I-. /1.'(. ) I.(.-. r 1( E . . END DRI VE CONSTRUCTION r -` , I - _ ____ ___ _._._.____ _.__._.___._ __-.____._____.-•_----__-_---M_. li ' . . r \\ i� i_. ____.....—_______......__ — _ _ ____ .._. ..______-__....._ r I ,/ I I I I _.__._.____.___.__ ___—..__ 7 _ . ___- _ ._ _. .1- --- �r — I I ' 1 I r A r♦ r\ ,'S-, ,- 1 , __._ ._.__.. 1) T I / I t 1 I I I I I ! 11 I I\I -- - - ..._-_..,.____ ..._ .__ �_. __- _----__..___- -.I ,� / 1 L L , 1 1 ♦! , v _ I i � w - B0L1D1 1rrc / • 1,1. 2001 E '!s1%?It, --o -7 S.W. , TANGEL Ir = i ?,r_ 50-7r) 1,1, 5114I l.I 5 ( () J.l. 5800 1.1, 5900 t.l. (;r)t)U - /7 J , 1 1 I \ : . 1 , . •-. 1 1 b 1 I-- , 1 r, ,r 1 r. 1Ir-, . a a- r, 1 , . r, r'- ► , .•. r. ,- -- \t `, •' 1 ' 11111 JI II\I 1 !1 I t♦ I < 1-- t`-11 1 ! 11111 II 11,1 . 1 !1 I I\ 1! ! I\11 I J �, \ I , '.�. ..f I-'' • 1__ r • i I._ '__ , t 1..r ..I e u •:J ♦w ♦! I_,1 %L r , ! ..• L_ - —.—-----'--__------ ----'-- ----'------`--_.._ \ I.L. tj50 �- /`n\\_,_ _, '- \\ __r \ J \\. . f CD } r �J \ 1 \ T ; , IL. � �� J � J' - _ � \,/ \ • ,� \' ' \ _ / \ \ _ _ _ 1 y _ • NOTE: SEE PRELIMINARY STREET PROFILES ON SHEET 3 OF 7. STREET PLAN ., . - SCALE: 1" = 40' , PRELIMINARY STREET PLAN . . ,..._ _ :,:. . . .. ....L.,. __ _ . , . , , , ,,,,_. , , N COMPASS CHRIS CHRISTENSEN! VISTA NORTHWEST INC. NACIRA PARK DRAWN NLO DESIGNED BWE CHECKED BWE SUBDIVISION • P.O.ROX 91459 !' ENGINEERING * SURVEYING PLANNING 11670 (T.L.1800) 11700 (T.L.1900) S.W. 98TH AVE. ,-. SCALE AS SHOWN DATE SEPT. 2000 �r&, ,,�� PORTLAND OREGON 97291 II,. 6564 S.E. LAKE ROAD 503 653-9093 PHONE ��O�OS CITY OF TIGARD, OREGON MILWAUKIE, OREGON 97222 (5033 653-9095 FAX (5031 531-0505 PLAN 00—4803—2449 480301 V .DWG S DATE NO. REVISION NOV 82010 . . I 196 .. . . --- C. .....„ 4 -O.7,370 : -4 827 o _ EXISTING GRADE AT oo CENTERLINE- STREET co 192 - -- - - 192 _ c.Li-1 ..„ _ ''. 9, ...._ ......, c, ..... ..... .ow - ..zt .- -...1 t--- cc\ ORIGINAL GROUND AT 0 Li,(..Dc_.) 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P.O.BOX 91459 ENGINEERING * SURVEYING * PLANNING 11670 (T.L.1800) & 11700 (T.L.1900) S.W. 98TH _____.__ AVE.• e SCALE AS SHOWN DATE SEPT. 2000 w- i■-:::.k, PORTLAND, OREGON 97291 CITY OF TIGARD, OREGON . ' 4*- 6564 S.E. LAKE ROAD (503) 653-9093 PHONE - MILWAUKIE, OREGON 97222 (503) 653-9095 FAX (5031 531-0505 , DA IE NO. REVISION PLAN 00-4803-2449 4803CIV DWG ..4:15. - . (1 ,-NOV 8 20(10 - --- _______ --- ----- jf,. ..,1i`- 4. r ': ' I 1 1 \•. . 1._ 1 ,. . I „L_ 1 .i ,l l .! 1 1 ., 1 -,..,...„.„ A .___ _ __ __ ____________ ; } ® I 0 t,,, I j - ? .-_ ,_..-_. .._....___..._._.- 1 i 1'-- t 1 1 1 '1'- ,•' } I , ! i 1-'-t !. 1 1 -C- r- I =4,44-:, f- 1! t! 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' / 1 to . . - I- • • ' 7195 / 9 104 1 %III I / ' 2116 / I r Doi 4111041 AI / I / I 6 r-,.. ,-, , ",- , ,•••, i, I , f X all 2 // / , i II ii\I t._., t.... t I I ••••• 1 1 -...- ......---..---.. / J I -.,_-- -.. . •-•'"••• II. . 600 ___________ __--' • _ ---I .... • \\L., EXISTING „, ........................_ 1.1_ 2001 --......,_ BLDG . EMS Mit; . ---........ STORM DRAIN MANHOLE tf) - ,- 110USE . -.... -. / RIM: 185.98 i -..... 7--- TOP OF HEADWALL: 181.88 S.W. _i__(11 1 Cy . 1E 1412iNj: 1!79.48 1E OUI:(12 : 1(79.68 1 ' .• I 1E OU : 179.28 Ill 224 4 TANGELA . 85.98 . , ,, •• ., •• , ST MH . . , . 2241 CT. ' 2193 1 x184.78 . '4 ca .-------. - ,.-----------.4..--.-- -- - -.----.1-------.....---.._.....- -. _ ___ -___...__)..13PI-___ __________ _. _ _ __i___ X160.63 / GS •09 • . 1 I, I i 1 .-•'-.A1 / - .7"...-- ../. 1 - - 1 " - - , • 1.1._. 5000 T.L. 5100 T.1.. 5 700 /IL 5800 T.1... 5901) FL. 6000 ..._ _ _ ... _ .. . ,--_. : . , , . gi _ __ . _ ... , I ,, ,. ,f N •1 I I .•• ..... / 1 , r.1 t - I 1 ,.•• /I I 1'`• I 1 r N a-s 1 t ..., ,. , I A r.... r- , I ... /1 ....•'''' N 7 I 4 11\11 11 11\1 "..- I -!I 1 (.1 4/ 1-- 1\11 1 1 1 1 11'11 11 11:1 `, 1 '1 112. Fel . 1\1 1 I I' .••••-•' ....' t-- \' 1 't t•••• s'.' t '• ',--' '''' ."- - - . \.--- . 'll " • I . , \•• f •i.. ./ I . ,..,...• C., s../ I 1,I I,i„, f 1 \.. . /... ........." .:. .,. . .' . . . , T.L. 2500 1 I 1 / . . / 1 . • , .t .---.------...-----..- ---.....- - _._ -... .......-..........-___. ---_.__...--.......-....- \ ..- iii 1 `. CATCH BASIN 1 . :'._ ,,, ,,, RIM: 182.00 - \ •---- ''''''N / . • .1 • 0 \ /,,,, / IE IN: 179.30 i N / CI 1. ,_ / 2243 / 182.00 . T.I.. 6100 r-)T ...., .__. , . , HIST CE1 - / • , / _ -, ,---- 1 '1/4 \ ._ „."--• .. , • , / / \ , 7 i \\ / t . N 2242 t, A 180.70 • \ GS _.......___ _.__ __ _.,. / '1/4 / k. '• ,:-','':';',..-'-: '. . / '.-2:''-' .f• ‘,. '!:,. '','•-'' c''-.' - - •t. ..- .1 S• -:.'. . ,/` ..••". • - . _....._„.......-- - -- ' '•-"..:: _ r • ,, . STORM PLAN . . s .s. -•„. . . SCALE: 1" = 40' _ . . . . . • ... ., . . PRELIMINARY STORM DRAINAGE. ,. , . PLAN . , • . ,. . N DRAWN RPC DESIGNED BWE CHECKED BWE A COMPASS ENGINEERING CHRIS CHRISTENSEN/ VISTA NORTHWEST INC. NACIRA PARK SUBDIVISION 5 : .. .. . _., P.O.BOX 91459 Alt*. ENGINEERING * SURVEYING * PLANNING 11670 (1.1.1800) & 11700 (T.L.1900) S.W. 98TH AVE. SCALE AS SHOWN DATE SEPT. 2000 waktd...t.rE PORTLAND, OREGON 97291 , . ivy II 6564 S.E. LAKE ROAD (503) 653-9093 PHONE CITY OF TIGARD, OREGON MILWAUK1E, OREGON 97222 (503) 653-9095 FAX (5031 531-0505 _ limi NO, 111 Vi UN 1'1 All (10 11103 11119 4110,SCIV .DWO is' . , . ..:,.. • • '. : : .-.,,_., •,,,,i .;, ,.: •_.' nov ,:-.,.,. „, -,,.). , - . . . ...._._____ • __._....... .;,',, • r !.,,i • ,1- :i- t' A N ,,- -_. „,,......, t.r es. :-. ),\:tr : ti iv_e, r..., tfr r ‘. ( / r t, ■ I if N . , W 441,11,11/*° E II ,, :, :. . ,.., ,,,:, ..,..1 1 1-A:,1,--A All • I 111-1i Ihiy41,*4 4. II ibb4A,ititA 1, .. t, A t t . \, 1 ... ,..' 1 1.L...1......1 1 L./ •,.., / 1 ...../ • 0 I 0 tli 14AIWV 0 0 tu oPyl,cireou. ______________ __ _ ___ ______ , 1 1 1 ' t Ir-I ,NI I-1- #- 1 I wila■ 11 i IV 01111 I `... 0 00 0 ,' , . v ' ' s 1--II-• II •I- I I ..... • PLAN 0 S.W. SCOTT CT. 0 ® PLAN [ S.W. SCOTT CT. 0 cr . w w • SCALE: ! °:-Tior--- w w e-------- -- --------------- 6) 0 SCALE: . _ _ ___ _. _ _ __ . _________________ _. ._ _ . cl e- , 0 0 ,-,-, (r) 4.1 -.----.- --- -- _-_ .--_.-_---- -- (I) M - S 8958'W 408.32' -. _________ -- El S 89'58'W 408.32' p' 1=0 WIWI UM SIM IMI.NM --- • 0 13'1 .416.1■■IN.ONO(Mb 1Mffile 1111.11 0 allIel. NM SIMI IMO ”. 1 1 1 7 I r E U. 1201 2 6 LL. 1201 -: 2 mil A I id. 114)0 3 A :, 1800 3 6 PROPOSED WATER tii S I. ,,. le. EXISTING WATER METERS METER&SERWCES(TYP) S +45.00 &SEM/ICES. RELOCATE METERS F -1±45.00 _----- TO BACK OF SIDEWALK(TYP) ',. Cl) J , : 0 -i_ „. I _____j--- fp, 1-1 - --- '1 EE i :: I ziell — — 1 7 , ?. , EX1S11NG I IV I- 1111:11515)EiNG1--- t 7 . i '- 1 1 _ I I 1 :T- I i 1 2 EXISTING 8'0-NII :4 SANITARY SEWER (t.i I I 4 7 . (u HOUSE 1 4 7 Ii c) ii 1 bt 1 c..) i +— - il . . ___.. . . )• ) ......._____ , . t____ I ,, , „ . 1 0) ._, t: _ - •___ - • • • .1. _ _I_ ' . PLARTI?)ASLE(TYP SEIIVICE S I:.. c ‘5 l■ Ii] --- - -. .- .------------------ _ 4; ;:, , _.. ___ 1.-: cz ___ ..... .. ,...-- • •• 1. --- . - ....... ...... 11 - ---- 11 1-:/ • . --cu 11 - < - - .....-' . •• to 13 wi)249,9Amar.i y ,//7„,/;,,// //,///:, / ,ims emtimmonm mow mum wan 87'///'':-//-7-:::; . : 4 ... 300 1.1.. 1000 Jo 1 1 00 T.L. 10000 rawz,,Aarar , 10 .K l' Lij .t ILI , 1 I I Li III _______ 1 II. 1900 ,!,- >1 ---441 I 1. 1 1 I./. I lii)1.) I 8 1 5 ,'„, 5 . . < r.v.-,A.,,c; --1 ___ _ <1 ---t __. , 1 , - ,t _c ille-'' EXIST. 6”DJ. ..c -la ' EX1S11NG ._____.....__ - WATER MAIN 4-, HOUSE 4-• liow L S il 00 00 il .i11, ,. ce 1 ,A--- tiVILPINGS 10 RE ce I-- z ----- U1'111)11,1G3 1010 o / CI) - -... _ , z mitillS.1,1ii _ REMOV-0 o Ti '1 1 Z § ,---••••••*.-- - ---- --, _l MINI - - - • —.------------ .._ _ __ ____.__________. §. . -11,....... +...4, ....-- — _ ,...:__: _ _ __ ., 1 ' '.•-- . ',.• '.• — --/,'',BMW 1196§MMERSIMMINIMINISIMMENSIM'..' /,i-z ':,:,,'// '//4,-4,4;-/,-//./-:?--,/, /,-/,/,,,.,,,,,;-,,,, . --, _ —— .:":///y, ''- S.W. PIHAS CT. uj - .1 4, u ,,,,,,ii: ii-ot i.iy1/. . - SAN■iiiiiii■■■.iew SAN 11111 SAN) ...SI•N' . SAN 11111 S.W. PIHAS CT. vi . '11 , L., SI1NG gicivliamt..itia . .,T. 4 'ill '' .. 1 1+00 2+UOIMITEZ— • to------- ,a4ASIEELL.... , 0 f:, 1 1+00 +ooPU-LIC r. 0 Alia. °II ' W I I -f ----mimic! w w -i- .. , CD ...,G1) -- - --SI Al-------- -----6/M------- -s I n4.--------s,m-------- 0 CD,------------S'1'il--------------Slit',-------ty--'.-kJ) '---„. - ' C:1 ' : W W KV.W W' W /W W A W V WIC 4002VOMAPPliNIP. // ' • / 7 ///.3/4 % //'/--• ,%-,/,'/////// //' :// '2,''',2 47/..2--/-/..-"/ A' /f-'/'1811Mil 611M2:2411MEr-/-./'///// •/ -'/../// / / , ..,-,,/,,, .,,,, gogginzarmaggififfmaggswinam..., .; lam=.,/// -,,.,22-,,/,/ ./,/ , >.,././/,,,,,•///,-.,;,,„,-•,...-71.:y./. ,,,,,. 1 4 am I e 0 I ..siti , 1 I , :. • :: , PROPOSED WATER MAIN --" I f, ....,1 S I • EE-- PROPOSED 8.'0 ., 1 ■ 10 . Q I 10 • z c.)3 1 I TRACT 'B' I SANITARY SEWER f - li 9 TRACT '8' 9 ir .> 0 , I WATER QUALITY I EXIST. 8"'0.1.---7)11 :: I , I le c't- WATER QUALITY li &DETENTION ' • I I &DETENTION b.>. WATER MAIN 1 ;, 1 I cl- 1 1 FACILITY I 0.1 c-e FACILITY , PROPOSED 15' I'l a_ PROPOSED 15' ii T - - : - -•----II I r S STREET DEDICATION -.11-t 1 --. - STREET DEDICATION .....,,,A ) 1 -.... 0 MOD■•■ONO II MN.MOS 1 11.1.OM MO OWNENI SNIP 41111•0 IM.1, OM Ogle NMI ...)I 1 ,... ■, ,... .., 1 I z I 1[11::' :, I .--4-,--1 .... Ci'') ta S 898'W 41'.8e.77 c, co S 1398'W 4712.77 .... , + , . , , ii 20.'1) LI_ 210) T.L. 2000 1 L. 2100 . . SANITARY SEWER PLAN . WATER PLAN ,, SCALE: 1" = 40' SCALE: 1" = 40' , . , . , .. PRELIMINARY UTILITY PLAN N DRAWN RPC DESIGNED BWE CHECKED BWE A COMPASS ENGINEERING CHRIS CHRISTENSEN/ VISTA NORTHWEST INC. NAC1RA PARK SUBDIVISION , P.O.BOX 91459 , - IN ENGINEERING * SURVEYING * PLANNING 11670 (T.L.1800) & 11700 (T.L.1900) S.W. 98TH AVE. SCALE AS SHOWN DATE SEPT. 2000 ir......k....w PORTLAND, OREGON 97291 erv--q— 6564 S.E. LAKE ROAD (503) 653-9093 PHONE CITY OF TIGARD, OREGON 4140 (503) 531-0505 MILWAUKIE, OREGON 97222 (503) 653-9095 FAX DATE NO. REVISION PLAN 00-4 803–241 9 4803CIV .DWG S NOV r.,LitiU N A . I IY`-`,;�E Prii NV 441 a IHIS SECTION OF FIRS TO DE S REMOVED FOR PR(VAIE DRIVE 1 /,' PLAN CO�JSIRUC110N SCALE: t" = 40` i1 ' , , I II S.W. SCOTT CT. • JAM)l r • • 4 _ o 18 -40LP >»V• y� --- -- _l _ _ 6r 1'�,W NO00 hCQ pr 1"f' 0«1I 29 -1UPI I dli K. 1-y' u,'R<S<I 19 -14PL St V v Io'seeua V �A '8 -651' x5 THESE 4-TREES fa DE REMOVED 17 -30DE »> f ■ I ';ti _Y1'FIR . . FOR STREET CONS IRUC710N !� ,Rucr, A•L<<J20 -26W[3 r i ��� ,�<«I31 -SAP I ' II 1 •«422 -6PL I ,: f ` o anuous I _ J .� j •«<I24 -6AP 8]'RNE .«<134 N 121''1 I f 15 -22CN >>> A . «< A I t I NOTES .«<I21 268E I 4 N V ALL EXISTING TREES TO BE SAVED AND • I .. 7 -- I ROW ar3se--e•nns� �g4 I 132 -61'L .»• •...' •«<I35N-18P1 I ! 13 I ____ _ I PROTECTED DURING CONSTRUCTION, . 1a UNLESS NOTED OTHERWISE ON PLAN TO 41f«5 0 4OW0 I _. t ` R i t 1,+:., 5....s?., PROPOSEDSIREErTRF_ESl THE LEFT. I PER GI rY REQUIREMENTS TYPE I - I 1 I aE I UR III Q «< I 37DP ',�+_tA<<4 6 -26AP I I a I r — rn I la 01'u,': It 1 I S.W. PIHAS CT. F� irr,r. , rir i :,04. r I . _ ( PU?UC - . T .. . - ——1— qt... "W,tt-c- -a.; I i,1, ..:Il ti- --(I-li . 1 - .�.,,STREE �..- * •Ir rTRA — , Cr 'e' 10 at .0 9 Ilk,: WATER QUALITY 1:,r, I _ 1.J p .'�� & DF1ENT10N ' -- > I FACILITY ri f\ . \ . - _ .,I L< LLB �� _. ;1,6 ,lOQ IS �Q� _. . 3 N-18SP »>• •«<I 4 N-15CE I •«< 5 N-24P1 'ee...- *I *LL - J6•P � �'i��Ya+E J�p'PME' 10"PINE r r i ''' ' ''' 21.i1L' - - THIS 16" PINE TO (3E ' ' REMOVED FOR PRI VA IE ■ H, DRIVE CONSTRUCTION Tree Location Map Legend Tag Number Tree pecies V 4.,-A.0,..."4 /-c TREE PRESERVATION PLAN fry 5N - 24P1 SCALE: 1" = 40' li rrcGei ilia,�1 w.Pr i C/ e - Trunk Diameter (Caliper) Measured at 4 Feet Above Ground— in inches Tree Species Key AP —apple BL — black locust CE — western red cedar CI I —cherry DE —deodar cedar DI' — Douglas-fir LP — Lombardy poplar PI — pine PL— flowering plum SP— spruce TU —tuiiptree or yellow poplar WI) — weeping birch WO —Oregon white oak -- -- Tree Protection Fencing TREE PRESERVATION & MITIGATION PLAN I ,,,r,III, Iruo 1, 0 , 11;;r�r1��r . 0minAARR � AfNCINEF' fJN CHRIS CHRISTENSEN/ VISTA NORTHWEST INC. t T '�' ' NACIRA PARK SUBDIVISION I.. rr 1 n M lir" RR �AI 1 \/AM VAAAU .v *A ,� A AlAA 1'11f1IN1 1 A/111 w ► 11/'tfl/ 11411 l, lll�'�I.,.. IIII�1111lI1 �117�r� 1t'd q�j ' M / t►fL►t11 11'..1 IIIA111 K. AN7'(I1( (.1 .1.:, Itl1')1.1} rl.W. an-rei AVfa. It,11t. rn., Iu.utnr111 , _. y1 f4 Ill!!_ .=-I_-1 l_.___.I- L!L' t 1 �t'I� t (Yi(l�1 1-"I/ ll>t 1 l Y 111" 711r1AIII1 A, OIU41/A/ ni 77 v 8 'i1'PA.M"T,u•.y„ -.gMQi„IM+6v.:n^^^Ymm�c ^^pmmnmr,.rmn .,-.M1.,,_ ..-,,+ .:v n memirm m x,.+,rr .n^.rm.me,mmmmv:-„ia,mmw,wwrtia.o-n+n-d. wm^.r. ,.,, -arm w.•. ••^Tq!Iyp:M4#.`A•i,hemm'r.,-.p.,�mv,A^;xvw.ryq T�”GWITn'gpA/rRIT r .:,