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SUB1997-00006 WITHDRAWN SUB97 - 00006 TIGARD WOODS SUBDIVISION 'e of Notice: SEPTEMBER 10,1997 NOTICE OF WITHDRAW �I � w OF EXPEDITED LAND DIVISIONREVIEW Communthy OF TIGARD Development Slaping A Better Community WITHDRAWN LAND USE APPLICATION FOR EXPEDITED LAND DIVISION NOTICE IS HEREBY GIVEN THAT THE TIGARD COMMUNITY DEVELOPMENT DEPARTMENT HAS RECEIVED A REQUEST FOR WITHDRAW OF AN APPLICATION FOR EXPEDITED LAND DIVISION REVIEW AS OUTLINED BELOW. THE PROPOSAL DOES NOT MEET THE MINIMUM STANDARDS TO QUALIFY AS AN EXPEDITED REVIEW BECAUSE THE PROPOSAL DOES NOT MEET THE CITY'S MINIMUM STREET STANDARDS. THE APPLICANT WILL BE APPLYING FOR SUBDIVISION APPROVAL THROUGH THE CITY'S STANDARD SUBDIVISION PROCESS. FILE NO: SUBDIVISION [SUB] 97-0006 PLANNED DEVELOPMENT [PDRI 97-0003 ZONE CHANGE [ZON] 97-0002 FILE TITLE: TIGARD WOODS"EXPEDITED"SUBDIVISION APPLICANTS Mr. Tony Righellis OWNER/ Beacon Homes, Inc. REPRESENTATIVE: Harper Righellis, Inc. APPLICANT: Peter Kusyk & Kurt Dalbey 5200 SW Macadam Avenue, Suite 580 9500 SW 125th Avenue Portland, OR 97201 Beaverton, OR 97008 REQUEST: > THERE WILL BE NC DECISION ISSUED BY THE CITY AS INDICATED IN THE PREVIOUS "REQUEST FOR COMMENTS" NOTICE FOR THE FOLLOWING: 1 . Expedited Subdivision preliminary plat approval to divide an approximately 1 .4 acre parcel into eight (8) lots ranging between 6,568 square feet to 8,254 square feet; 2. Planned Development Review to allow lot sizes less than the minimum size required by the zone; and 3. Zone Change to record a Planned Development Overlay Zone on the Zoning Map. LOCATION: 7607 SW Landau Street; WCTM 1S125CD, Tax Lot 04000. The site is located at the northwest corner of the intersection of SW Landau Street and SW Landau Place. APPLICABLE REVIEW CRITERIA: ORS 197; and Community Development Code Chapters 18.32, 18.50, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4,5 Zoning District is to establish standard urk .n low density residential sites. The R-4.5 zone allows, among other uses, single-fame .' residential units, public support facilities, residential treatment homes, farming, manuy ,.ctured homes, family day care, home occupations, temporary uses, residential fuel to K, and accessory structures. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA AT (503) 639-4171 , TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD. OREGON. [SEE REVERSE SIDE FOR VICINITY MAP] SUB 97-0006/PDR 97-0003/ZON 97.0002 TIGARD WOODS"EXPEDITED"SUBDIVISION NOTICE OF WIT HDRAWN APPLICATION . CEDARCREST I ' I I I L I I L-- =--' --71 li• 1r NM i - CHESTNUT ST ----! C 1___ ____ 1 NIX n �yv '••• �= __._ .. cn? glairl HEMLOCK =IP L-------" awe 8 n I— illirwevIll 311 C .13 . c ---1—_—__ LaR . sT Rill:6U 3.14 EIE all MI c .�ihi4ihL ST MI Ca _______. 2 ci. _ El ' _ Q a L 2 . a LOCUST ' I _ - ---- - 1 . -----------E P. , J i I Ll ---- ----7------- 4— ST 1 _____j______= r ^r- V l If 1iIiIi _ ___IHOL . I I I l l II I 1 I I I 1 r Vicinity Map SUB 97-06/PDR 97-03/ZON 97-02 'N E ___._ s Tigard Woods Subdivision r-RESUFF . N)Dc•) J‘cp.E-4_ (-7-F,IN BEACON HOMES 9500 S.W. 125TH AVE. BEAVERTON, OR 97008 (503) 524-1999 (503) 524-1998 FAX September 4, 1997 William D'Andrea 13125 SW Hall Boulevard Tigard, OR 97223 RE: Tigard Woods "Expedited" Subdivision File No.: Sub 97-0006 P D R 97-0003 Zon 97-0002 Dear William D'Andrea: This letter is to inform you that we are withdrawing our expedited land division of The Tigard Woods PUD. We will be submitting an application in late September that will not involve the expedited process; we are doing this to accommodate the lot pattern that we believe is best for this piece of property. We also are confident that with your help and knowledge of the project we will meet the November approval time line as discussed with our engineer, Anthony Righellis. Again, thank you for your help in this matter and we are looking forward to a speedy resolution to this problem. Sincereelly, Peter A. Kusyk J President REQUEST FOR COMMENTS Date of Notice: JULY 25,1997 NOTICE CITY OF TIGARD REQUEST FOR COMMENTS Commun:t Development Shaping_A :crCommum�' RECEIPT OF LAND USE APPLICATION FOR EXPEDITED LAND DIVISION NOTICE IS HEREBY GIVEN THAT THE TIGARD COMMUNITY DEVELOPMENT DEPARTMENT HA' RECEIVED A COMPLETED APPLICATION FOR AN EXPEDITED LAND DIVISION AS OUTLINE: BELOW: FILE NO: SUBDIVISION (SUBI 97-0006 PLANNED DEVELOPMENT [PDRI 97-0003 ZONE CHANGE QONI 97-0002 FILE TITLE: TIGARD WOODS"EXPEDITED" SUBDIVISION APPLICANT: Mr. Tony Righellis OWNER: Beacon Homes, Inc. Harper Righellis, Inc. Peter Kusyk & Kurt Dalbey 5200 SW Macadam Avenue, Suite 580 9500 SW 125th Avenue Portland, OR 97201 Beaverton, OR 97008 REQUEST: >> A request for the following development applications: 1.) Expedited Subdivision preliminary plat approval to divide an approximately 1.4 acre parcel into eight (8) lots ranging between 6,568 square feet to 8,254 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum size required by the zone; and 3.) Zone Change to record a Planned Development Overlay Zone on the Zoning Map. LOCATION: 7607 SW Landau Street; WCTM 1S125CD, Tax Lot 04000. The site is located at the northwest corner of the intersection of SW Landau Street and SW Landau Place. APPLICABLE REVIEW CRITERIA: ORS 197; and Community Development Code Chapters 18.32, 18.50, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish standard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and accessory structures. COMMENT PERIOD: If any person wishes to comment on the application, the deadline for submitting comments to the Community Development Department at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, OR 97223 is 3:30 p.m. FRIDAY AUGUST 8, 1997 (14 days from the date of notice). Issues that may provide the basis for appeal to a land use referee must be raised in writing prior to the expiration of the comment period according to the Oregon Revised Statutes (ORS. 197). Issues must be raised with sufficient specificity to enable the city to respond to the issue. SUB 97-0006/PDR 97-0003JZON 97-0002 TIGARD WOODS'EXPEDITED'SUBDIVISION PROPOSAVREOUEST FOR COMMENTS INCLUDED IN THIS NOTICE 'S A LIST OF APPROVAL CRITER' APPLICABLE TO THE REQUEST FROM THE TIGARD COMM TY DEVELOPMENT CODE. APP. .VAL OR DISAPPROVAL OF THE REQUEST WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY AND IS AN ADMINISTRATIVE DECISION DEFINED BY THE OREGON REVISED STATUTES AS NEITHER A LAND USE OR LIMITED LAND USE DECISION. A DECISION TO APPROVE OR DENY THIS APPLICATION MUST BE MADE WITHIN SIXTY-THREE (63) DAYS OF RECEIPT OF THE COMPLETED APPLICATION AND IS BASED ON SATISFYING THE SUBSTANTIVE REQUIREMENTS OF THE CITY'S LAND USE REGULATIONS. APPROVAL MAY INCLUDE CONDITIONS TO ENSURE THAT THE APPLICANT MEETS APPLICABLE REGULATIONS. APPEALS MAY BE FILED ONLY TO A LAND USE REFEREE APPOINTED BY THE CITY. ALL DOCUMENTS AND EVIDENCE SUBMITTED BY THE APPLICANT AND APPLICABLE CRITERIA IN THE ABOVE-NOTED APPLICATION 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. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. 7 t 1 1 f 1 I t I t I 1 1 CAP ST ST 1 _� I N, E __ O€ST JT ST 1 1 ----[ S NW ,, we..ST ∎* _ �� : _ iiiiiiiiil < _ = i = liii w I$M• L ■ Irria:u.• ------. - �i1ui iiir,,,,..:,, LPRC]1 Asit 1111.1� All • 1 _ . is> 1 = EMI u _.z=Hit <__ 1 =.1 . , - 1 H . Ems sT ] .___} -_ 1 _ , . II fil , . S 1 H- EIII 1 1 T` • I— IIIU T . — i I 1 I r , I I r Q f r I t i t 1 i 1 1 1 SUB 97-0006/PDR 97-00032ON 97-0002 TIGARD WOODS'EXPEDITED'SUBDIVISION PROPOSAUREOUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: September 2, 1997 TO: Will D'Andrea, Planning Division FROM: Brian Rager, Development Review Engineer RE: SUB 97-0006, Tigard Woods "Expedited" Subdivision Description: This expedited subdivision approval would allow the division of a 1.4 acre site into eight lots. This site is located at 7607 SW Landau Street and is west of and adjacent to SW Landau Place (WCTM 1S1 25CD, Tax Lot 4000). Findings: 1. Streets: This site lies adjacent to SW Landau Street and SW Landau Place, both of which are classified as local residential streets on the City's Transportation Plan Map. There is presently 50 feet of right-of-way (ROW) on SW Landau Place and 60 feet of ROW on SW Landau Street; both streets have adequate ROW for their classification. The exception lies at the intersection of the two roadways, where a curb return radius must be constructed, which will require an additional ROW dedication at the corner. The ROW radius will need to be a minimum of 20 feet. Half-street improvements are necessary on both frontages of this site in order to mitigate the additional traffic that will be generated by this development. The applicant's plan indicates that they will construct these improvements as a part of their project. The existing pavement on these streets appear to be in good condition and the applicant should be able to sawcut the existing edge of pavement and widen the pavement from there. The specific sawcut details would need to be reviewed by the Engineering Department as a part of the public improvement construction plan review. ENGINEERING COMMENTS SUB 97-0006 Tigard Woods Subdivision PAGE 1 2. Water: This site lies within the Tualatin Valley Water District (TVWD) service area. There is an existing public water line available in SW Landau Place which will be used by the applicant to serve the new lots. The water line connections shall be reviewed and approved by TVWD prior to approval of the public improvement construction plans. 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line in Landau Place, near the north property line of this site that can be extended further south in Landau Place to serve the majority of the lots in this project. The applicant intends to extend the sewer line, along with their half-street improvement, to a point near the midpoint of Lot 4. Lots 1 and 3 will be served from an existing sanitary sewer line in Landau Street. Lot 2 is presently served from the line in Landau Street. The applicant's plan shows a cleanout at the end of the proposed sewer line extension in Landau Place. The City will require the installation of a manhole at that point, as cleanouts are not allowed in a public street. 4. Storm Drainage: There is an existing public storm drainage system that was installed as a part of the existing subdivision (Landau Woods). The existing storm line is located partly in Landau Place and flows adjacent to the north property line of Lot 8 in a westerly direction. Drainage from this site is proposed to be collected in a mainline pipe extension of the storm line in Landau Place. The applicant has submitted a downstream analysis of the existing storm system and has determined that there is adequate capacity to accommodate the additional storm runoff that will be generated from this project. 5. 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 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. The R&O provides that in certain cases, where sites are small and design of a water quality facility is impractical, the City could allow the applicant to pay a fee in-lieu of building a facility. In this case, the overall site is small, and buildable land is limited to where if a facility ENGINEERING COMMENTS SUB 97-0006 Tigard Woods Subdivision PAGE 2 were required, the applicant would likely lose one lot. In similar cases like this, the City has determined that the fee in-lieu is justified. Therefore, the applicant shall pay the fee in-lieu for water quality prior to approval of the final plat. 6. Grading and Erosion Control: USA R&O 91-47 also regulates 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 R&O 91- 47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1. Prior to issuance of a building permit, a public improvement permit and compliance agreement is required for this project. Six (6) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate for final review and approval (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. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. 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 ENGINEERING COMMENTS SUB 97-0006 Tigard Woods Subdivision PAGE 3 include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 4. The applicant shall dedicate on the face of the final plat additional right-of- way at the corner of SW Landau Street and SW Landau Place to provide a right-of-way radius of 20 feet. 5. The applicant shall construct standard half-street improvements along the frontage of SW Landau Place. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet b. curb c. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff d. 5 foot concrete sidewalk e. streetlights as determined by the City Engineer f. underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu of undergrounding existing overhead utilities) g. street signs h. driveway aprons 6. The applicant shall construct standard half-street improvements along the frontage of SW Landau Street. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline to match existing pavement width, which appears to be 17 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. curb d. storm drainage, including any off-site storm drainage necessary to convey subsurface runoff e. 5 foot concrete sidewalk f. street striping g. streetlights as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in-lieu of undergrounding existing overhead utilities) street signs j. driveway apron k. adjustments in vertical and/or horizontal alignment to construct SW Landau Street in a safe manner, as approved by the Engineering Department. ENGINEERING COMMENTS SUB 97-0006 Tigard Woods Subdivision PAGE 4 7. A profile of SW Landau Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 8. The applicant shall obtain a permit from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's public improvement permit. 9. A manhole will be required at the end of any public sanitary sewer line. 10. 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. 11. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 12. Prior to approval of the final plat, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 sf of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot ($180/lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the streets and sidewalk in order for the fee under "1)" above to be calculated. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 13. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision plat. 14. Prior to issuance of any 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 ENGINEERING COMMENTS SUB 97-0006 Tigard Woods Subdivision PAGE 5 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 completely finished, and 4) all street lights are installed and ready to be energized. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.160.170 Improvement Agreement: 1. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: A. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and B. 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. 2. 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. 18.160.180 Bond: 1. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. 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 C. Cash. 2. 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. ENGINEERING COMMENTS SUB 97-0006 Tigard Woods Subdivision PAGE 6 3. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.160.190 Filing and Recording: 1. 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. 2. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.162.080 Final Plat Application Submission Requirements: 1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2. 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. 3. Street centerline monumentation shall be provided as follows: A. Centerline Monumentation 1. 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. 2. The following centerline monuments shall be set: a. All centerline-centerline intersection points. b. All cul-de-sac center points. c. Curve points, beginning and ending points (PC's and PT's). 3. All centerline monuments shall be set during the first lift of pavement. B. Monument Boxes Required 1. Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. ENGINEERING COMMENTS SUB 97-0006 Tigard Woods Subdivision PAGE 7 2. The tops of all monument boxes shall be set to finished pavement grade. 18.164 Street & Utility Improvement Standards: 1. 18.164.120 Utilities A. 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. 2. 18.164.130 Cash or Bond Required A. 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. B. 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. C. The cash or bond shall comply with the terms and conditions of Section 18.160.180. 3. 18.164.150 Installation: Prerequisite/Permit Fee A. 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. 4. 18.164.180 Notice to City Required A. Work shall not begin until the City has been notified in advance. B. If work is discontinued for any reason, it shall not be resumed until the City is notified. 5. 18.164.200 Engineer's Certification Required ENGINEERING COMMENTS SUB 97-0006 Tigard Woods Subdivision PAGE 8 A. 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. i.\eng\brianr\comments\sub97-06.bdr ENGINEERING COMMENTS SUB 97-0006 Tigard Woods Subdivision PAGE 9 • REQUEST FOR COMMENTS CI OF TIIGARD Community cDevefopment Shaping Better Community RECEIVED PLANNING DATE: July 25,1991 JUL 2 8 1997 AUG 01 1997 TO: Julia Huffman,USA/SWM Program FROM: City 01 Tigard Planning Division STAFF CONTACT: [8315) Phone:(5031 639-4171 Fax:(5031684-7297 RE: SUBDIVISION[SUB)91-0006/PLANNED DEVELOPMENT[PDR)97-0003/ZONE CHANGE MN)91-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PLEASE SEE THE ATTACHED NOTICE OF REQUEST FOR COMMENTS RELATED TO THE PROJECT REFERENCED ABOVE. THANK YOU. Attached is the Site Plan,Vicinity Map and Applicant's Statement 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: Friday-August 8,1997. 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 folrming information)Name of Persons)Commenting: -- I Phone Number(s): - c 4— SUB 97-0006/PDR 97-0003/ZON 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: July 31, 1997 TO: William D'Andrea, City of Tigard FROM: Julia Huffman, USA J ' SUBJECT: Tigard Woods "Expedited" Subdivision SUB 97-0006,PDR 97-0003,ZON 97-0002 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. * The proposed sanitary sewer line in SW Landau Place exceeds the maximum allowable distance from a manhole to a clean out. * The location of the sanitary sewer line in SW Landau Place does not meet the requirements as stated in section 4.03.2.a in R&O 96-44. STORM SEWER Each lot within 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 R&O 96-44. 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. * The proposed storm sewer line at the rear of lots 1, 2, and 3 will require a public easement. * The proposed storm sewer line does not meet the requirements for location as specified in section 3.05.4.a of R&O 96-44. 155 North First Avenue,Suite 270, MS 10 Phone:503/648-8621 Hillsboro,Oregon 97124 FAX:503/640-3525 Wile 21, 1D 99 dreg' City o f Ti g�'d Page WATER 4UALTr Y Developer 6 4 should provide a wa ter quality facility to treat the new Pery i ons sumac e This being constructed part of this development. subdivision do es not meet the requir ements for fee ill lieu per section 3.11.5.d°f R& O r Jf REQUEST FOR COMMENTS CITY OFTIGARD Community tDevetopment RECEIVED PLANNING ShapingA Better Community DATE: July 25,1991 JUL 2 8 1997 TO: David Scott,Building Official CITY OF TIGARD FROM: CRY of Tigard Planning Division STAFF CONTACT: William D'Andrea(x315) Phone:(5031639-4171 Fax:15031684-7291 RE: SUBDIVISION(SUB)91-0006/PLANNED DEVELOPMENT(PDR)91-0003/IONE CHANGE(ION)91-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PLEASE SEE THE ATTACHED NOTICE OF REQUEST FOR COMMENTS RELATED TO THE PROJECT REFERENCED ABOVE. THANK YOU. Attached is the Site Plan,Vicinity Map and Applicant's Statement 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: Friday-August 8,1991. 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. X Written comments provided below: NaK� �..A`() ��co.w� N (PLise provide the follauving information)Name of Persons)Commenting: j A� J � I I Phone Numberfs): }) I SUB 97-0006/PDR 97-0003/ZON 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PROPOSAUREQUEST FOR COMMENTS IN V,q< <`t\< TUALATIN VALLEY FIRE & RESCUE \ FIRE PREVENTION u 4755 S.W.Griffith Drive . P.O.Box 4755 . Beaverton,OR 97076 . (503)526-2469 . FAX 526-2538 'R � &RESG RECEIVED PLANNING July30, 1997 AUG 0 5 1997 Will D'Andrea CITY OF TIGARD City of Tigard Planning Division 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Tigard Woods Subdivision S.W. Landau File Number: 1640-97 Dear Will: This is a Fire and Life Safety Plan Review and is based on the 1994 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations. Plans for the above noted project are not approved. Please address the following items and resubmit plans to this office for review and approval. Fire hydrants for single family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant 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) The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) are 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) "Working"Smoke Detectors Save Lives Will D'Andrea July 30, 1997 Page 2 If I can be of any further assistance to you, please feel free to contact me at 526-2469 referring to the above noted file number. Sincerely, e irchill, • Plans Examiner GB:kw cc: Tony Righellis 5200 S.W. Macadam Ave., Suite 580 Portland, OR 97201 PM" Tualaiin Valley Fire & Rescue Fire Prevention 4755 SW Griffith Drive - PO Box 4755 - Beaverton,OR 97076 - (503)526-2469 - FAX 526-2538 4 ❑ LETTER ❑ NO LETTER TIME To �)j c_ D / v 1E nt- - Alk- 3 0 VI Date: 7/7 0/9) ❑WC ❑CC ❑ MC ❑ BV TI Q TU ❑ DU ❑SH ❑WI ❑ KC r.�xy i iile Number. �7 Project Name: ) 4 try (, C 2 !75 Project Address: 6�' TVF&R File Number. - (Whenever referring to this project please include the TVF&R File Number) Project approved Project not approved- Please address items checked below and re-submit plans for review and approval to the: , TVF&R Fire Marshal's Office ❑ Planning Department having jurisdiction for routing to the TVF&R Fire Marshal's Office Project conditionally approved subject to correction of items checked below. This is a Fire and Life Safety Plan Review and is based on the 1994 Editions of the Uniform Fire Code (UFC)and those sections of the Uniform Building Code(UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances, regulations and guidelines. 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway,as measured along the fire apparatus access road,is greater than 150 feet.(UFC Sec. 902.2.1) 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the Chief. (UFC Sec.902.2.1 Exception 1) 3) ADDITIONAL ACCESS ROADS: Where there are 25 or more dwellings, an approved second fire apparatus access roadway must be provided to a city/county roadway or access easement. (UFC Sec.902.2.2) 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface with a width of not less than 20 feet(15 feet for not more than two dwelling units), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec.902.2.2.1) 5) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load(wheel load) and 50,000 pounds live load(gross vehicle weight). (UFC Sec.902.2.2.2) Please provide documentation from a registered engineer that the design will be capable of supporting such loading. Please provide documentation from a registered engineer that the finished construction is in accordance with the approved plans or the requirements of the Fire Code. 6) TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 25 feet and 45 feet respectfully, as measured from the same center point. (UFC Sec. 902.2.2.3) 7) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved tumarounds are available from the fire district. (UFC Sec. 902.2.2.4) 8) BRIDGES: Bridges shall be designed, inspected and final construction approved by a registered engineer. The bridge shall be designed in accordance with the American Association of Highway and Transportation Officials "Standard Specifications for Highway Bridges." The bridge shall be designed for a live load sufficient to carry 50,000 pounds. (UFC Sec. 902.2.2.5) 9) NO PARKING SIGNS: Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles,"No Parking"signs shall be installed on one or both sides of the roadway and in tumarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING - FIRE LANE-TOW AWAY ZONE, ORS 98.810"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) &(3)) 10) GRADE: Fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum grade of 15 percent for lengths of no more than 200 feet. (UFC Sec.902.2.2.6). Intersections and tumarounds shall be level(maximum 5%) with the exception of crowning for water run-off. File Number 11) PAINTED CURBS: Fire apparatus access roadway curbs shall be painted yellow and marked NO PARKING FIRE LANE'at each 25 feet. Lettering shall have a stroke of not less than one inch wide by six inches high. (UFC Sec. 901.4.5.2) 12) COMMERCIAL BUILDINGS-MINIMUM NUMBER OF FIRE HYDRANTS: The minimum number of fire hydrants for a building shall be based on the required fire flow prior to giving any credits for fire protection systems. There shall not be less than one(1) fire hydrant for the first 2,000 gallons per minute(GPM)required fire flow and one(1)additional fire hydrant for each 1,000 GPM or portion thereof over 2,000 GPM. Fire hydrants shall be evenly spaced around the building and their locations shall be approved by the Chief. (UFC Sec. 903.4.2.1) 13) COMMERCIAL BUILDINGS-FIRE HYDRANTS: No portion of the exterior of a commercial building shall be located more than 250 feet from a fire hydrant when measured in an approved manner around the outside of the building and along an approved fire appatatus access roadway. (UFC Sec. 903.4.2.1) 14) SINGLE FAMILY DWELLINGS-FIRE HYDRANTS: Fire hydrants for single family dwellings and duplexes shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant 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) 15) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall not be located more than 15 feet from an approved fire apparatus access roadway. (UFC Sec.903.42.4) 16) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 70 feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be as approved by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1) 17) FIRE DEPARTMENT CONNECTIONS ON BUILDINGS: Fire department connections shalt not be located on the building that is being protected. (UFC Sec. 903.4.2.5) 18) COMMERCIAL BUILDINGS-REQUIRED FIRE FLOW: The required fire flow for the building shall not exceed 3,000 gallons per minute(GPM) or the available GPM in the water delivery system at 20 psi. A worksheet for calculating the required fire flow is available from the Fire Marshal's office. (UFC Sec. 903.3) ,( 19) SINGLE FAMILY DWELLINGS-REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s)are 3,600 square feet or larger,the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A,Sec. 5) 20) RURAL BUILDINGS- REQUIRED FIRE FLOW: Required fire flow for rural buildings shall be calculated in accordance with National Fire Protection Association Standard 1231. Please contact the Fire Marshal's office for special help and other requirements that will apply. (UFC Sec. 903.3) 421) ACCESS AND FIREFIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) 22) KNOX BOX: A Knox Box for building access is required for this building. Please contact the Fire Marshal's Office for an application and instructions regarding installation and placement. 23) REQUIRED INSPECTIONS: Please contact the Fire Marshal's office at the appropriate times for inspection of the following: 24) 25) ( 1 � J cc: ] APPLICANT ❑ PLANNING DEPT BUILDING DEPT Plan Revie -r Signature REQUEST FOR COMMENTS CITY OFTIGARD Community(Development Shaping (Better Community DATE: July 25,1991 RECEIVED PLANNING TO: Tigard Police Department-Crime Prevditioil fiifi7 FROM: City of Tigard Planning Division Co 0% ACT: William D'Andrea(x3151 Phone:[5031639-4171 Fax:[5031684-1291 RE: SUBDIVISION[SUB)97-0006/PLANNED DEVELOPMENT[PDRI 97-0003/ZONE CHANGE[IOM 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PLEASE SEE THE ATTACHED NOTICE OF REQUEST FOR COMMENTS RELATED TO THE PROJECT REFERENCED ABOVE. THANK YOU. Attached is the Site Plan,Vicinity Map and Applicant's Statement 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: Friday-August 8,1997. 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: 2'1-_ 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: 4. (c ase provicde the foffawing information)Name of Person[sl Commenting: Phone Number[s): I 0 SUB 97-0006/PDR 97-0003/ZON 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY o TIGARD Community(Development ShapingA Better Community RECEIVED PLANNING DATE: July 25,1991 JUL 2 8 1997 TO: John Roy,Properly Manager CITY OF TIGARD FROM: City of Tigard Planning Divisio STAFF CONTACT: William D'Andrea 1x3151 Phone:[5031639-4171 Fax:[5031684-7297 RE: SUBDIVISION(SUM 91-0006/PLANNED DEVELOPMENT[PDR)91-0003/ZONE CHANGE[ZONI 91-0002 - TIGARD WOODS"EXPEDITED"SUBDIVISION PLEASE SEE THE ATTACHED NOTICE OF REQUEST FOR COMMENTS RELATED TO THE PROJECT REFERENCED ABOVE. THANK YOU. Attached is the Site Plan,Vicinity Map and Applicant's Statement 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: Friday-August 8,1997. You may use the space provided below or attach a separate letter to return your comments. It 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: V (P(ease provide the folrming information)Name of Persons)Commenting: I Phone Number[sl: I SUB 97-0006/PDR 97-0003/ZON 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS CI O TIIGARD RECEIVED Community cDeveropment Shaping Better Community AUG 21 1997 DATE: July 25,1991 TO: Paul Koff,GTE Engineering COMMUNITY DE MENT FROM: City of Tigard Planning Division STAFF CONTACT: Ilam D'Andrea 1x3151 Phone:(5031 639-4171 Fax:(5031684-7297 RE: --- SUBDIVISION[SUB)97-0006/PLANNED DEVELOPMENT(PDRI 91-0003/ZONE CHANGE[ZONI 97-0002 y TIGARD WOODS"EXPEDITED"SUBDIVISION PLEASE SEE THE ATTACHED NOTICE OF REQUEST FOR COMMENTS RELATED TO THE PROJECT REFERENCED ABOVE. THANK YOU. Attached is the Site Plan,Vicinity Map and Applicant's Statement 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: Friday-August 8,1997. You may use the space provided below or attach a separate letter to return your comments. It 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: -( / s L� 0c Allh • • • _. -_ eta, A . gliv t> 1/•_SL. ga. !,/,r //v1 I G'C s ICs ,. V '► 10:fease provide the fo re>a ing infonnatwn)Name of Person's)Commenting: AL,v Phone Number[sl: '—7 SUB 97-0006/PDR 97-0003/ZON 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS • 08/25/97 NON 08:40 FAX 503 591 0986 TVWD ENGINEERING 002 EO? ECEW 7 RE REQUEST Ar: ,,2 199 EST FOR COMMENTS n Q CITY OF caRo A Community(Development 1kGAPQ Sh4pangA Better Community 0� �'�Of RECD JUL 28 1997 DATE:0, July 25,1991 TUALATIN VALLEY WATER DISTRICT -ATTN: ADMINISTRATIVE OFFICE FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea 1x3151 Phone:15031639-4111 1ax:1503)684-1291 RE: SUBDIVISION ISUBI 97-0006/PLANNED DEVELOPMENT(PUB)91-0003/ZONE CHANGE[IONI 91-0002 ➢ TIGARD WOODS"EXPEDITED"SUBDIVISION < PLEASE SEE THE ATTACHED NOTICE OF REQUEST FOR COMMENTS RELATED TO THE PROJECT REFERENCED ABOVE. THANK YOU. Attached is the Site Plan.Vicinity Map and Applicant's Statement 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: Friday-August 8,1991. You may use the space provided hp'--•_. cinch a separate letter to return your comments. ii you are unable to respond by the alma r„�ase phone the staff contact noted above with your comments and confirm your comrn..^.`__ writing as soon as possible. If you have any auestions, contact the Tigard Plahnin.f; ,3125 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: — - - E G(J,4-t%:/ I Ali I - . - . _A Yame nl Permits)Commenting: I c4.1", C.._1Ty OF- Ti 61d\GQ C-0e1.1 'JP Y1 EJt LAD Fid\-cNT bEP A-r- TrIclAp-A woo 4 s Pei) TEI3 .S06NJost i. n - _ 1L1c 'o; C-5u q1-0cA, , (P DZ) 411-0003; ,v) '17-000 C�EN i LEM�� T-1 E A P P LA CAT-1 i o Tl*E A&A/5 CLEF /�crny CE A bEJEL ,P fne- h1T- r')or P<PPrA(Z MEEK CpMNAvr.1 tT1 C‘‘)Gt-oP MErr I C f-4RP r E& 1 C� - t b y . 010/ r rV "ni o rat-E P A-o P o Se v1 D E\ .-L-o P#Aer,1 r o u `D `F E 1 11}E- M IA.X 1 ►1-1,v to O P-o t.-o r S /c lam, o w E. t) ON ►4 R-e SPk crF uLL`1 .oks. ft:A.A C. L-1J ti 2 p1"l, p SiA) 4/4n!:DA-J PLA_L`c -1-)4 A OR _�I"1 2-2.2) RECEIVED AUG 0 8 1997 3.'v o Pm COMMUNITY UEVELUPMENI • REQUEST FOR COMMENTS C�o -GARD Community(Development Shaping Better Community DATE: July 25,1991 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: William D'Andrea(x315) Phone:15031 639-4171 Fax:(5031684-7297 RE: SUBDIVISION(SUB)97-0006/PLANNED DEVELOPMENT[PDR)97-0003/ZONE CHANGE[ION)97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PLEASE SEE THE ATTACHED NOTICE OF REQUEST FOR COMMENTS RELATED TO THE PROJECT REFERENCED ABOVE. THANK YOU. Attached is the Site Plan,Vicinity Map and Applicant's Statement 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: Friday-August 8,1991. You may use the space provided below or attach a separate letter to return your comments. II 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: V ►► Please provide the foffawing information)Name of Person(s)Commenting: Phone Numher[sl: SUB 97-0006/PDR 97-0003/ZON 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS IUMFICSTI$I UST FIR WM SSE t RErB1rrI1Tlt?UCRT1RNS • ens tCl tsi(WI WIDEN INVOLVEMBIT TEAMS CO Ma hr review U Mon at BMW FILE NOISE _ L r- O I tA - 011 -0ZALE NAMEISI:T 4A a S _` .• CITY OFFICES i' ' X'1'1 A ' • u ¶lnV ion) _ADVANCED PLANNING/Nadine Smith,mi...,a.....—COMMUNITY DVLPIUNT.DEPT/o.....I.r.+■` �POUCE DEPTJo.........or _BUILDING DIVJDav id Scott.+•.o*� _ ENGINEERING DEPT/Brian Pager.o+...Mem.u.mr —WATER DEPT./Michael Miller.ow......... CITY ADMINISTRATION/Cathy Wheatley.u........ —OPERATIONS DEPT/John Roy.oi+.v�••r —OTHER -- -. _ PENAL TUALATIN VALLEY FIRE&RESCUE _TUALATIN VALI-'t WATER DISTRICT =UNIFIED SEWERAGE 9GE CY Fire Marshall Administrative Office Washington County Fire District PO Boa 743 155 N.First Street (place In pick-up box) 11,-• ....rw ; ©VMS Hillsboro.OR 97124 i3..liiL tiiii STATEIMRISDICTIONS -:>--4. :_...=::: CITY OF BEAVERTON _CITY OF TUALATIN _OR DEPT.OF FISH&WILDUFE OR DIV.OF STATt LANDS PO Box 4755 Planning Director 2501 SW First Avenue ^775 Summer Strez:.NE Beaverton,OF. 97076 PO Box 369 PO Box 59 Salem,OR 97310-1337 Tualatin,OR 97062 Portland,OR 97207 OR PUB.UTILITIES COMM. _ Lain/Conrad.l.....r..... — Mike Matteuca.wv..•i rims. METRO —OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE 600 NE Grand Avenue 800 NE Oregon Street.Suite 5 Salem,OR 97310-1380 _CITY OF DURHAM Portland.OR 97232-2738 Portland,OR 97232 US ��OF ENG. City Manager 23483 Paulette Men,a..Amempe..._ca.•.- OR.DEPT.OF LAND CONSERV.&DVLP 333 SW First Avenue PO Box 23483 — — PO Box 2948 Durham,OR 97281-3483 Mel Hide,o....�..eo.....erA +t 1175 Court Street,NE PO Box 2948 97208-2948 Salem,OR 97310-0590 _CITY OF KING CITY _METRO AREA BOUNDARY COMMISSION City Manager 800 NE Oregon Street OREGON DEPT.OF TRANS-(OOOT) WASHINGTON COUNTY 15300 SW 116th Avenue Building 118.Suite 540 Aeronautics Division Dept of Land Use&Trans. King City.OR 97224 Portland,OR 97232-2109 Attn: Tom Highland.r+vw.■ 155 N.First Avenue 3040 25th Street SE Suite 350.MS 13 CITY OF LAKE OSWEGO _OR.DEPT.OF ENERGY Salem.OR 97310 Hillsboro.OR 97124 --Planning Director Bonneville Power Administration 1 Brent Curtis ODOT,REGION ey.�t PO Box 369 PO Box 3621 — — Lams Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera Sonya Kazen.ow...w...c..a —Scott King ccsAvi Portland.OR 97208.3821 123 NW Flanders —Mike Borreson ibiirnimi CITY OF PORTLAND Portland.OR 97209-4037 _Jim Tice i+cA i David Knowles.....o..r or. _OREGON,DEPT.OF ETMRON.QUALITY ,�/rom Harry r.......PI.AWL) Portland Building 106.Rm.1002 811 SW Sixth Avenue _000T,REGION 1-DISTRICT 2A —Phil Heat(cis.. te rc ..Pa A -, 1120 SW Fifth Avenue Portland.OR 97204 Jane Estes.Plaid soma. Portland,OR 97204 PO Box 25412 Portland.OR 97298-0412 1 O11LRT PROVIDERS AB SPECIAL AGENCIES _BURLINGTON NORTHERN R/R _METRO AREA COMMUNICATIONS —SOUTHERN PACIFIC TRANS.CO.(RIR) TRI-MET TRANSIT DVLPMT. Administrative Office Jason Hewitt Clifford C.Cabe.Cocsstrucnon Engineer Michael Kiser,Project Planner 1313 W. 11th Street Twin Oaks Technology Center 5424 SE McLoughlin Boulevard 71«�Holladay an32 Street Vancouver.WA 98660-3000 1815 NW 169th Place.S-6020 Portland,OR 97232 Beaverton.OR 97006-4886 _COLUMBIA CABLE COMPANY —TCI CABLEVISION OF OREGON _US WEST COMMUNICATIONS Craig Eyestone NW NATURAL GAS COMPANY Linda Peterson Pete Nelson 14200 SW Bngadoon Court Scott Palmer 3500 SW Bond Street 421 SW Oak Street Beaverton.CR 97005 220 SW Second Avenue Portland.CR 97201 Portland.OR 97204 Portland,OR 97209-3991 GENERAL TELEPHONE Paul Kok Engineering PORTLAND GENERAL ELECTRIC COMPANY MC: CR030546 Brian MOOfe Tigard.OR 97281-3416 14655 SW Old Scrolls Ferry Road R msi 2-May-97 Beaverton.OR 97007 MAILING / NOTIFICATION RECORDS 41111 AFFIDAVIT OF MAILING CITY OFTIGARD Community'Development Shaping_A Better Community STATE OAF O R ECON ) County of'Washington )ss. City of Tigard ) I, Patricia L Lansford, 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. ❑ That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR: __ _ ant Ms Ira owowen) Ow—katlq roll {clock$ppnprlou Mx below} O City of Tigard Planning Director O Tigard Hearings Officer O Tigard Planning Commission O Tigard City Council ❑ That I served NOTICE OF (AMENDED C) DECISION FOR: City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: coea.■+wa...11olrl {clock apprrprloq lout below} O City of Tigard Planning Director O Tigard Hearings Officer O Tigard Planning Commission O Tigard City Council That I served OTHER NOTICE OF , -i . ' I NIT u'.IT . FOR:11 ,I-A tab ' I .)�alif V A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached. marked Exhibit "A", w-s. ailed tic•ea ed person(s) at the address(s) shown on the attached list(s), marked Exhibit : • i ;the ' •,:y of L■,, 1997, and deposited in the United States Mail on the .. 's' day of / A, , • 1997, postage prepaid. [Person th: • iareddorc1) Subscribed and sworn/affirmed before me on the S7-1( --day of , 19_7 OFFICIAL SEAL � � DIANE M JELDERKS NOTARY PUBLIC OREGON` COMMISSION NO.046ta2 , MY COMMISSION EXPIRES SEPTEMBER 0�.'9y9 NOTARY PUBLIC OF OREGON My Commission Expires: (7-/ FILE INFO. mum , - Irr , 7 a " gad Oa .l A I,/,0.. CU MESk72/,!,/. 0//. �/ .A !'/.A. - N/x/Q�i1'jS/Oil • Date of Notice: JULY 25,1997 N T ' i'l l E r_.. CITY OF TIGARD REQIIESTFORCOMMENTS 1111111 Community kDove11 l ::2iiimogii iiiiiiiiiiiiiIiiiIiiiitiiiiiiiiiiiimiloppiliililililillltilillililililillilililililililiil MOI1111111 1111 11111111.1 i.:.10::il 111111.11111L:,,,,,, Shaping:4 . 'ttercPnr rutih RECEIPT OF LAND USE APPLICATION FOR EXPEDITED LAND DIVISION NOTICE IS HEREBY GIVEN THAT THE TIGARD COMMUNITY DEVELOPMENT DEPARTMENT HAS RECEIVED A COMPLETED APPLICATION FOR AN EXPEDITED LAND DIVISION AS OUTLINED BELOW: FILE NO: SUBDIVISION [SUB] 91-0006 PLANNED DEVELOPMENT (PORI 91-0003 ZONE CHANGE [ZONI 91-0002 FILE TITLE: TIGARD WOODS"EXPEDITED" SUBDIVISION APPLICANTS: Mr. Tony Righellis OWNER/ Beacon Homes, Inc. REPRESENTATIVE:Harper Righellis, Inc. APPLICANT: Peter Kusyk & Kurt Dalbey 5200 SW Macadam Avenue, Suite 580 9500 SW 125th Avenue Portland, OR 97201 Beaverton, OR 97008 REQUEST: > A request for the following development applications: 1.) Expedited Subdivision preliminary plat approval to divide an approximately 1.4 acre parcel into eight (8) lots ranging between 6,568 square feet to 8,254 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum size required by the zone; and 3.) Zone Change to record a Planned Development Overlay Zone on the Zoning Map. LOCATION: 7607 SW Landau Street; WCTM 1 S125CD, Tax Lot 04000. The site is located at the northwest corner of the intersection of SW Landau Street and SW Landau Place. APPLICABLE REVIEW CRITERIA: ORS 197; and Community Development Code Chapters 18.32, 18.50, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish standard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and accessory structures. COMMENT PERIOD: If any person wishes to comment on the application, the deadline for submitting comments to the Community Development Department at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, OR 97223 is 3:30 p.m. FRIDAY AUGUST 8, 1997 (14 days from the date of notice). Issues that may provide the basis for appeal to a land use referee must be raised in writing prior to the expiration of the comment period according to the Oregon Revised Statutes (ORS. 197). Issues must be raised with sufficient specificity to enable the city to respond to the issue. SUB 97-0006/PDR 97-0003/ZON 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS INCLUDED IN THIS NOTICE IF LIST OF APPROVAL CRITERIA ')LICABLE TO THE REQUEST FROM THE TIGARD COMMUNE . , DEVELOPMENT CODE. APPRC ..,L OR DISAPPROVAL OF THE REQUEST WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY AND IS AN ADMINISTRATIVE DECISION DEFINED BY THE OREGON REVISED STATUTES AS NEITHER A LAND USE OR LIMITED LAND USE DECISION. A DECISION TO APPROVE OR DENY THIS APPLICATION MUST BE MADE WITHIN SIXTY-THREE (63) DAYS OF RECEIPT OF THE COMPLETED APPLICATION AND IS BASED ON SATISFYING THE SUBSTANTIVE REQUIREMENTS OF THE CITY'S LAND USE REGULATIONS. APPROVAL MAY INCLUDE CONDITIONS TO ENSURE THAT THE APPLICANT MEETS APPLICABLE REGULATIONS. APPEALS MAY BE FILED ONLY TO A LAND USE REFEREE APPOINTED BY THE CITY. ALL DOCUMENTS AND EVIDENCE SUBMITTED BY THE APPLICANT AND APPLICABLE CRITERIA IN THE ABOVE-NOTED APPLICATION 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. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA AT (503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. cmaRC sT , , I sr . II II I I g ___— _ — ' Pi CHESTNUT ST 4 E 11* 711, Wire 1 r- 3 � v N qr.. __ _ _ ,_ f I ..... , _ , , HEMLOCK _� • UaR`-r Sr LARCH ST -� � WA"iM S I . 1 � — LOCUST I I —1 -- . 1 ST MPPLELEPF — i...=: - I ,-- — -z-__. — - I —1 1 l u l l I I I O I I I I I r i I I r i i SUB 97-0006/PDR 97-0003/ZON 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS 3 iA 6 9 4-011910 Pik ql cc63/zDt) -coo a -rijaiat12)ovd5 gipdc 1 SIL6 , jp I of/ ) 1S125CD-05800 1S125CD-03400 EJ111113I 1 B ANDERSON,DREW N& BEEBE,KENNETH R&JACQUELINE FONSECA,CYNTHIA B 7675 SW LANDAU 9950 SW LANDAU PL PORTLAND,OR 97223 '*IGARD,OR 97223 1S136BA-00300 1S125CD-05700 BRITTON,DAVID DENELLE FOSTER,ROBERT J&VIVIAN J 1919 37TH 9990 SW LANDAU PLACE DES MOINES,IA 50310 TIGARD,OR 97223 1S125CD-07300 1S136BA-00200 GLOVER,DONALD&MARY F HANSON,DONALD E&SHIRLEY 9750 SW LANDAU PLACE PO BOX 12 TIGARD,OR 97223 WELCHES,OR 97067 1S125CD-06400 1S125CD-03700 HUTCHINGS,KATHLEEN A JOHNSON,DONNA R 9799 SW LANDAU PL 9870 SW 77TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S125CD-04000 1S125CD-04105 JURNEY,P CRAIG MANDAVILLE,JON E PO BOX 231296 9880 SW LANDAU PL TIGARD,OR 97223 TIGARD,OR 97223 1S125CD-05900 1S125CD-03600 NEUPERT,KEVIN R RAUSCH,TAMERA J 9900 SW LANDAU PL 9900 SW 77TH TIGARD,OR 97223 TIGARD,OR 97223 1S125CD-03500 1S125CD-06000 SHELDON,DAN M&SUSAN Y STINSON,CAROLYN HOLLEY&WEAV c/o SMITH,JUDITH ANN LIFE EST 9840 SW LANDAU PLACE 21310 SW WILDFLOWER DR TIGARD,OR 97223 NEWBERG,OR 97132 1S125CD-06100 1S125CD-06500 STOREN,MARK N&PATRICIA C THORNTON,JOHN D&DEBORAH K 9810 SW LANDAU PL 9781 SW LANDAU PL TIGARD,OR 97223 TIGARD,OR 97223 TONY RIGHELLIS 1S125CD-03800 HARPER RIGHELLIS, INC. TURNER,GREGORY A&CYNDI A 5200 SW MACADAM AVENUE, SUITE 580 9840 SW 77TH AVE PORTLAND OR 97201 PORTLAND,OR 97223 Peter Kusyk JURNEY, P CRAIG Beacon Homes PO BOX 231296 9500 SW 125th Ave TIGARD OR 97281 Beaverton, OR 97008 A AFFIDAVIT OF MAILING �`��''' CITY OF TIOARD CJmmuraty∎Development S(iaprng,- ,Better Community STATE O'F OR ECjO5V• ) County of'Washington )ss. City of Tigard ) I, Patricia L Lunsisrd, 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. ❑ That I served NOTICE OF (AMENDED G) PUBLIC HEARING FOR: cm NE shia,..uM.► Mew oak Win dial (wcft MINSWIIII in heft) D City of Tigard Planning Director O Tigard Hearings Officer O Tigard Planning Commission n Tigard City Council Li That I served NOTICE OF (AMENDED ❑) DECISION FOR: (1'I..aims....krM, D City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: {Ors..ism.sre...l (wait awnerhtb Na flak.} ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ' LI That I served OTHER NOTICE OF /`% ,IV, . FOR: ASONNOWAMMObffirMrAWb A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEIS] of which is attached. marked Exhibit "A", was mailed to eac /n- ed 4erson(s) at the address(s) shown on the attached list(s), marked EXhibit ,,pn t e _ -d. • / .d..,�' 1991, and deposited in the United States Mail on the Y�r a of Amp._ / /�%� Y _=: �.. 1997, postage prepaid. (Person thai Prep: . , lice/ Subscribed and sworn/affirmed before me on the day of 110-1t-vilkiv4A-, 19 g.7 ��, OFFICIAL SEAL <rr-t a_ DIANE M JELDERKS �n�„� NOTARY PUBLIC-OREGON (1ZIDA/a / (i l ®;,� COMMISSION NO.046142 MY COMMISSION EXPIRES SEPTEMBER 07,1999 NOTARY PUBLIC OF OREGON My Commission Wires: RLf INFO: a - c u a6 q - / ?/2I wq7--F MENEM 77(9/9147)/.ru-S ' -4o�77R-Y"AvS)/v, {HIBIT A °of Notice: SEPTEMBER 10,1991 NOTICE OF WITHDRAW =��1 CITY OF TIGARD OF EXPEDITED LAND DIVISION REVIEW Community'Development Shaping Better Community WITHDRAWN LAND USE APPLICATION FOR EXPEDITED LAND DIVISION NOTICE IS HEREBY GIVEN THAT THE TIGARD COMMUNITY DEVELOPMENT DEPARTMENT HAS RECEIVED A REQUEST FOR WITHDRAW OF AN APPLICATION FOR EXPEDITED LAND DIVISION REVIEW AS OUTLINED BELOW. THE PROPOSAL DOES NOT MEET THE MINIMUM STANDARDS TO QUALIFY AS AN EXPEDITED REVIEW BECAUSE THE PROPOSAL DOES NOT MEET THE CITY'S MINIMUM STREET STANDARDS. THE APPLICANT WILL BE APPLYING FOR SUBDIVISION APPROVAL THROUGH THE CITY'S STANDARD SUBDIVISION PROCESS. FILE NO: SUBDIVISION [SUM 91-0006 PLANNED DEVELOPMENT [PDRI 91-0003 ZONE CHANGE [ZONI 97-0002 FILE TITLE: TIGARD WOODS"EXPEDITED"SUBDIVISION APPLICANTS Mr. Tony Righellis OWNER/ Beacon Homes, Inc. REPRESENTATIVE: Harper Righellis, Inc. APPLICANT: Peter Kusyk & Kurt Dalbey 5200 SW Macadam Avenue, Suite 580 9500 SW 125th Avenue Portland, OR 97201 Beaverton, OR 97008 REQUEST: ' THERE WILL BE NO DECISION ISSUED BY THE CITY AS INDICATED IN THE PREVIOUS "REQUEST FOR COMMENTS" NOTICE FOR THE FOLLOWING: 1. Expedited Subdivision preliminary plat approval to divide an approximately 1.4 acre parcel into eight (8) lots ranging between 6,568 square feet to 8,254 square feet; 2. Planned Development Review to allow lot sizes less than the minimum size required by the zone; and 3. Zone Change to record a Planned Development Overlay Zone on the Zoning Map. LOCATION: 7607 SW Landau Street; WCTM 1S125CD, Tax Lot 04000. The site is located at the northwest corner of the intersection of SW Landau Street and SW Landau Place. APPLICABLE REVIEW CRITERIA: ORS 197; and Community Development Code Chapters 18.32, 18.50, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish standard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and accessory structures. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA AT (503) 639-4171 , TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. [SEE REVERSE SIDE FOR VICINITY MAP] SUB 97-0006/PDR 97-0003/ZON 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION NOTICE OF WITHDRAWN APPLICATION ��rn�sT II 1 1 1 1 1 1 sr _ I' - 1 ;1 iMce e 4a. 16112 ' 2 CO - "3 HEMLOCK 1 *1 ii, • _. ; — I Si44211 -i 1, 1 rci 1 I IT — ILARri I �\ �� 1 I I III - - _ _ LOCUST I f w 1 - 1 c0 - 1 1 ____ _ .I I I I I I 1 I 0 i I >1 If U 1111 ST IIH ! H ! II ILII ICI I I I Ir i i i i 1 . r Vicinity map W�py SUB 91-06/PDR 91-03/10N 91-02 ---�- y E Tigard Woods Subdivision vu 6.4t r) -p Sri )3/.2_wv ��-c,tr>a -nia d-lA)6vds "&x�d.1Ied'' � � - /471-' ) 1S115CD-05800 1S125CD-03400 EXHIBIT B ANDERSON,DREW N& BEEBE,KENNETH R&JACQUELINE FONSECA,CYNTHIA B 7675 SW LANDAU 9950LSW LANDAU PL PORTLAND,OR 97223 TIGARD.OR 97223 1S136BA-00300 1S125CD-05700 BRITTON.DAVID DENELLE FOSTER,ROBERT J&VIVIAN J 1919 37TH 9990 SW LANDAU PLACE DES MOINES,IA 50310 TIGARD,OR 97223 1S125CD-07300 1S136BA-00200 GLOVER,DONALD&MARY F HANSON,DONALD E&SHIRLEY 9750 SW LANDAU PLACE PO BOX 12 TIGARD,OR 97223 WELCHES,OR 97067 1 S125CD-06400 1S125CD-03700 HUTCHINGS,KATHLEEN A JOHNSON.DONNA R 9799 SW LANDAU PL 9870 SW 77TH AVE TIGARD.OR 97223 PORTLAND,OR 97223 1 S 125C D-04000 1 S 125CD-04105 JURNEY,P CRAIG MANDAVILLE,JON E PO BOX 231296 9880 SW LANDAU PL TIGARD,OR 97223 TIGARD,OR 97223 15125CD-05900 1S125CD-03600 NEUPERT,KEVIN R RAUSCH,TAMERA J 9900 SW LANDAU PL 9900 SW 77TH TIGARD,OR 97223 TIGARD,OR 97223 1 S125CD-03500 1S125CD-06000 SHELDON.DAN M&SUSAN Y STINSON,CAROLYN HOLLEY&WEAV Go SMITH,JUDITH ANN LIFE EST 9840 SW LANDAU PLACE 21310 SW WILDFLOWER DR TIGARD,OR 97223 NEWBERG,OR 97132 1S125CD-06100 1S125CD-06500 STOREN,MARK N&PATRICIA C THORNTON,JOHN D&DEBORAH K 9810 SW LANDAU PL 9781 SW LANDAU PL TIGARD,OR 97223 TIGARD,OR 97223 TONY RIGHELLIS 1S125CD-03800 HARPER RIGHELLIS, INC. TURNER,GREGORY A&CYNDI A 5200 SW MACADAM AVENUE, SUITE 580 9840 SW 77TH AVE PORTLAND OR 97201 PORTLAND,OR 97223 Peter Kusyk JURNEY, P CRAIG Beacon Homes PO BOX 231296 9500 SW 125th Ave TIGARD OR 97281 Beaverton, OR 97008 i . , , ST MI 181450008800 131250000500 181250007800 131250006400 131250006100 151250003100 J 18125008000 151250003600 - a51250004105 181250004000 15125 06300 ' 4 ST181250003500 : 131250005900 MID 01250005800 131250003400 IN 111: 1 181150005100 1 . coc i _ I0- , I P. f 181300800300 101360800200 CD a,- ""•11... o I Zail. V. . I I I r H LOCUST ,F C.__ -411 arsialdb—l' . _ . _ n • I to • I .....,..., MAP W _• E ._ s . SUBDIVISION APPLICATION ,` I,a 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 Akr CITY OF TIGARD PRE-APP. HELD WITH: it/L7 GENERAL INFORMATION _ v!-'OA` ) { DATE OF PRE-APP.: y 97 eA Property Address/Location(s): L A r4 DAJ S TT-LE-E-7- FOR STAFF USE ONLY LA-NpAV P c <, Case No.(s): Tax Map & Tax Lot#(s): / S / Z S G D — L/006 -. • 3 Other Case No.(s): ./' c{'r-oz Receipt No.: Cr77 Pc/rte Site Size: l• y '4 Application Accepted By: Property Owner/Deed Holder(s)*: /9676-g- (Y,� �2r- 9, Date: a {O� c c� Address: lSoo Sc_r /Z S 7?s A`re Phone: 5-2-4/-/9`1`} City: RE7gv7rz7e..J , o2 Zip: 9 700 8 Date Determined To ornskte: Applicant': BE�c�a }-( o .�ES �NC. j-�Be�% Comp Plan/Zone Desi`t s I ZS 7" Phone: 2-q-�- �` 4 city: c No4 OF Zip: 9-7 00 *When the owner and the applicant are different people, the applicant CIT Area: must be the purchaser of record or a lessee in possession with written Recording Date and Number: authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. Rev.8131196 i.curpinlmastersLsubapp.doc PROPOSAL SUMMARY The owners of record of the subject property request Subdivision approval to divide a: REQUIRED SUBMITTAL ELEMENTS parcel into lots between .7 Application Elements Submitted: C, 56 8 .5F and 6, Z S y -cc- square feet in size. Q' Application Form Er Owner's Signature/Written Authorization Title Transfer Instrument or Deed (provide any additional information here) pv Site/Plot Plan (81/2"x 11") (#of copies based on pre-app check list) [r Applicant's Statement (#of copies based on pre-app check list) [},- Filing Fee (Preliminary Plat)....$2,125.00 (+$10 Per Lot) (Final Plat) $ 295.00 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property, • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of . 19 2 _ °de?: 'y /1- - Owner's Signature / Owner's Signature Owner's Signature Owner's Signature 2 STEWART TITLE MAP TRI-COUNTY 9020 SW Washington Square Road suite 220 Sanctity of Contract Tigard. Oregon 97223 PRELIMINARY SUBDIVISION GUARANTEE April 29, 1997 Order Number: 97133437-WN Premium: $200.00 Stewart Title Guarantees: The Oregon Real Estate Commissioner, and any County or City within which said subdivision or proposed subdivision is located. That according to the public records which Impart constructive notice of matters affecting title to the premises hereinafter referred to, we find: That the last Deed of record runs to: BEACON HOMES, INC., an Oregon corporation We also find the following apparent encumbrances, which includes "Blanket Encumbrances" as defined by ORS 92,305(1), and also easements, restrictive covenants and right of way prior to the effective date hereof: 1. Liens of the City of Tigard, if any. We have not requested a search. 2. The herein described premises are within the boundaries of and subject to the statutory powers, including the power of assessment, of the Unified Sewerage Agency. 3. Rights of the public In and to any portion of the herein described premises lying within the boundaries of SW Landau Street. 4. One foot non-access strip along the East lot line abutting S.W. Landau Place. PAGE 1 of Preliminary Subdivision Guarantee Order No. 97133437 o&Ks I / o� c-ce s}- Sfrlf fria 5 t° B� QeJ cco.i-ed 7Ar y Col e-6)re c)/I(U i F Acces e s c-.- L /7/mac Preliminary Subdivision Guarantee continued Order No. 97133437 5. Trust Deed, including the terms and provisions thereof to secure the amount noted below and other amounts secured thereunder, if any: Grantor : Beacon Homes, Inc., an Oregon corporation Trustee : Stewart Title of Oregon, Inc, Beneficiary : Cindy Berg & Charles Oldham Dated : April 2, 1997 Recorded : April 4, 1997 Fee No. : 97029947 Amount : $200,000.00 Loan No. : not disclosed NOTE: Taxes paid in full for 1996-97: Levied Amount : 52,893.91 Account No. Levy Code : 023.81 Key No. : r229737 NOTE: The Corporation Division of the State of Oregon advises us that Beacon Homes, Inc. is an active Oregon Corporation, whose President and Secretary are Peter Kusyk and Kurt H. Dalbey, respectively. REQUIREMENTS: NONE We have also searched our General Index for Judgments and State and Federal Liens against the grantees names in the last deed of record above and find: NONE The premises are in the County of Washington and are described as follows: For legal description see Exhibit "A" attached hereto. PAGE 2 of Preliminary Subdivision Guarantee Order No. 97133437 Preliminary Subdivision Guarantee continued Order No. 97133437 THIS IS NOT A REPORT issued preliminary to the issuance of a Title Insurance Policy. Our search is limited to the time specified in this guarantee and the use hereof is Intended as an informational report only, to be used in conjunction with the development of Real Property. Liability hereunder is limited to an aggregate sum of not to exceed $1,000.00. Effective Date: April 23, 1997 STEWART TITLE Linda A. Breverly Title Office LAB:jw PAGE 3 of Preliminary Subdivision Guarantee Order No. 97133437 EXHIBIT "A" Legal Description: Part of Lot , Block , BOULEVARD HEIGHTS, in the County of Washington and State of Oregon. Beginning at the Southwest corner of Lot 33, Tract 1, of said BOULEVARD HEIGHTS; thence North 00°33'07" East along the said West line 372.00 feet to the Southwest corner of the first mentioned parcel in that deed recorded May 26, 1976, in Volume 1087, Page 426, Film Records, Washington County, Oregon, and in favor of Delton D. Remmick, et ux, thence South 89°22'21" East 165.03 feet to an iron rod on the East line of said Lot 33; thence South 00°33'21" West along the said East line 372.00 feet, more or less, to the Southeast corner of said Lot 33; thence West along the South line of said Lot 33, a distance of 165.00 feet to the point of beginning. PAGE 4 of Preliminary Subdivision Guarantee Order No. 97133437 .z0o woo r — `SOU 'rr ,,. `I 1 1 bA • 0, �t b I �) gI r I Ru to /1 5Zc.. • 01 t 1 /_ q�P sof • �� . 5101 1 1 �,� ssol Gj I 4 '33 • •.ee 74]� • .51pp I� Mq,C ,tie i� ti 0 5� 445 5000 A *f'( Q—m� ' Ndf• I•W lee' a •+� 4• 2 G t.0 in. % 3901 4002 4800 44°;°°'4.`7. a �r� 12 �' or"' \ 0 44 40/Ae 1� N 001 1401 1300 I•o.a_ _ — •Q �f CC{J) (TQIS t• 41 N • 1,2•33 '1 — 4F^ 400 FLOOD tA2ARb UN ] 23.- TRACT I.A• 1^) �` T I( — J_0 1.56 AC. 1— ? 1 f% ° + Dt.e1 8� y "OPEN SPACE" d • COMMON AREA 4, 2 'J Ise' 0 1 I 1 800 1301 1302 ."Yo '.� ' INITIAL w•e•er 4Y w ,0 �J a 'rl T $31A] 0.'-Ili -•` i •'Y= 3903 :•• 6900 a•a•II a:°C t 7r e4S:4 cqy pp Op r ! ° , o 6 7 ? 8 J ,A 4201 ^— ti- , b (GS.N0. It,073) ��•• ° 3902 .-J 6700-) •••...,•,rase — .4-4 _ . 01 S • ' ljT 6 W 7200 of tt 4 — / o - QJ p.s ,.r a 3900 0 o U) 9 •. STREET° # ' 660t c.� NORA PDX • Iar. ►[ r ,�� 3 7300 ^ S 1' . `Y300 �I900 0.3800,aea 7!".71. —, it�t '—! - ` 10 �• Q1^ 1: • 1 L •▪ h + 5 �, y r 8 I › T 7 x 4400:� 2 00 0 .. .� 1 —• lea as' A •a 7/w FOR . 6400 Y V. e 2 e 3700 .<-1" I 1 rG t� ' 6100 w CO • 00 I 8 M N 4 t; �•`, � 31 -.1+-1"" 2 0 0 1 ti 4000 M 6000 • ti • 143 ae' t•o•e /34e, 4500 3 • 3 6 00 1 C!rn .� • • TRACTS f etl•xl'eo•t T+QQI : 1.. 1Q + r . 3 6300 — ll]— I 2800 to 4105 • '! 0.___ I♦q]9' > Z n �o S 5 10• 3500 Lt! `d Iso.e' `1 r �a i] y` o� 2 lil ^Z. 59 00�Q� 41 2 / ST e° l J r1�� 3 4200 ■ `�`--�-- -I 4 5 ai' + 5800 � r>'Ae. 3200 11l... __co.. 1. I 300 y c ,� y 340+3 • w S 11s 2 3 I� ▪ ° 1 5700 S • —6-4': c ' �1 S 1 frlrlAL ♦olut o,IrA e,� �/ _ I o fan• x] ( L� ti`• !IS 1e. •ee-eta e• s LANDAU STREET .?. I I/4 St4 <o" THIS MAP IS FURNISHED AS A CONVENIENCE BY Agri STEWART TITLE OF OREGON/ INC. li"'`. THIS MAP IS NOT A SURVEY AND DOES NOT SHOW THE LOCATION OF ANY IMPROVEMENTS. API' THE COMPANY ASSUMES NO LIABILITY FOR ERRORS THEREIN. 1 q/cl 86P,4!t.QPf Xlar'W,J]n'C /R/ In/rn e r.a,rn I in rn� AUG-19 97 13:23 FROM:HARPER RIGHELLIS INC 5032211171 TO:503 684 7297 PAGE:01 � arper ighellis, Inc. N BHI-30 ri August 19, 1997 Mr. William d'Andrea, AICP Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: Tigard Woods P.U.D.-- Land Use Application Additional Information C7] Dear Will: We have begun more detailed design based on an anticipated approval similar to our submission. " In doing so,we have discovered the need to remove two trees over 12 inches in caliper that we had inadvertently stated would be retained. They are trees 29 and 43 per our sheet 9 of 9 of the land-use application plans. By removing them, we would increase the percentage of removed trees to over 50% (37 of 73). In order to keep the removed percentage under 50%,we are now proposing to retain one tree that we had anticipated removing, tree 49. This makes our removed percentage 49% (36 of 73). ■r We will follow-up with revised information from the arborist to back-up this letter. Please advise if this is a problem or acceptable. Thanks. Sincerely, HA' ' RIGHELLIS, INC. c. Anthony O. Righellis, P.E. 0 W 5 UI W l7 G to Q v arper ' Itighellis, Inc. N N BHI-30 m July 14, 1997 Mr. William d'Andrea, AICP Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 N N Re: Tigard Woods P.U.D. -- Land Use Application Additional Information M Dear Will: This letter provides the additional information we discussed by telephone today in response to your July 11, 1997 letter. 1. Drainageway Per our conversation today, it is my understanding that the City of Tigard uses a minimum flow criteria to determine if a swale is classified as a drainageway. That minimum is 5.0 cubic feet per second for the 25-year event. Below in italics are excerpts from Appendix C of our application that shows the 25-year event flow for the entire site is 2.98 cubic feet per second. This swale should not be classified as a drainageway and the identified issues not be applicable. 0 The overall drainage basin for the site is bound by the site boundary on the west and south and cr the center of the streets on the east and north. There are no off-site areas that drain into the ° site. The entire basin area is approximately 1.75 acres (1.40 acres on-site and 0.35 acres of 6 half-width right-of-way). Using the Rational Method the 25-year event peak flow rate for the entire basin is 2.98 cubic feet per second. d A = 1.75 acres c = 0.50 i25 = 3.40 inches per hour Q25 = 0.50x3.40x 1.75 = 2.98cfs 2. Metzger/Progress Community Plan Area of Special Concern #10 Proposed tree removal has been minimized. Regardless of size, only the trees that need to be removed for the construction of homes and public improvements have been identified to be Nremoved. Large rear-yard setbacks have been proposed to retain the larger trees in the northwest corner of the site. A specific analysis of the trees 6-inches and greater has not been performed, but all trees above that size have been inventoried and are shown in the application. 5 The analysis of the 12-inch and larger non-hazard trees shows we are proposing to retain 52 percent of those trees. Retaining more trees would mean not being able to develop the site at the planned density. Hope this letter is adequate to address your concerns and that you can accept our application as complete. z Sincerely, o HAR' ' RIGHELLIS, INC. f N Anthony O. Righellis, P.E. 0 0 N U) JUL-14 97 15:03 FROM:HARPER RIGHELLIS INC 5032211171 TO:503 694 7297 PAGE:01 ,ar per 'ighellis, Inc. BHI-30 ° July 14, 1997 Mr. William d'Andrea, AICP Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: Tigard Woods P.U.D. — Land Use Application Additional Information n Dear Will: LL This letter provides the additional information we discussed by telephone today in response to your July 11, 1997 letter 1. Drainageway Per our conversation today, it is my understanding that the City of Tigard uses a minimum flow criteria to determine if a swale is classified as a drainageway. That minimum is 5.0 cubic feet per second for the 25-year event. Below in italics are excerpts from Appendix C of our application that shows the 25-year event flow for the entire site is 2.98 cubic feet per second. This swale should not be classified as a drainageway and the identified issues not be applicable. The overall drainage basin for the site is bound by the site boundary on the west and south and the center of the streets on the east and north. There are no off-site areas that drain into the site. The entire basin area is approximately 1.75 acres (1.40 acres on-site and 0.35 acres of half-width right-of-way). Using the Rational Method the 25-year event peak flow rate for the entire basin is 2.98 cubic feet per second. a A = 1.75 acres c = 0.50 i25 =3.40 inches per hour Qz5 = 0,50x3.40x 1,75 = 2.98cfs 2. Metzger/Progress Community Plan Area of Special Concern #10 Proposed tree removal has been minimized. Regardless of size, only the trees that need to be removed for the construction of homes and public improvements have been identified to be removed. Large rear-yard setbacks have been proposed to retain the larger trees in the northwest corner of the site. A specific analysis of the trees 6-inches and greater has not been performed, but all trees above that size have been inventoried and are shown in the application. N The analysis of the 12-inch and larger non-hazard trees shows we are proposing to retain 52 percent of those trees. Retaining more trees would mean not being able to develop the site at the planned density. Hope this letter is adequate to address your concerns and that you can accept our application as complete. Sincerely, HAR- - RIGHELLIS, INC. f Anthony O. Righellis, P.E. 0 r> lfl -I :SLJflujv.M.W.P tiIMING I request that the Washington County Surveyor's Office reserve the following subdivision name. l G-Pr.R.D 01D ! Section, Tnwnship and Range I s I Z SC-t 4n In city or county T1tccp Surveyor __ 1-- p S URA E>1 t G- r14 C I understand that if the name is not used within two years, it will he automatically cancelled. Name, address and telephone number of person reserving plat name. k ____ S7-0C:14 M'rCPtVeTe._ ANC, , 5'3/7'Er S o _ . • ature Date Name appro y: Washing n County Surveyor's Office Q {{�� ('� 1 c v /�•� r FA-X Z z./--,//71' To Su ['v�'' 11j VW ' r�� (rS J r1 �occra•J `�. 1 O/ 4 ..�^ 4.,I 0..7 / F. V a - e1 MPw 7 s FROM: To81 ) I6+ Ems$ ._. ,I1,,arper (503 221 -1171 FAX I i helli ., inc. (503) 221-1131 PH. 20/20:39Ud T L T i T 222OS:01 6062-T89-LOS J01.Sf1Jf1S 09 HSIM:WOJd T T :60 L6 ST-JltiW Harper Righellis, Inc. APPLICATION FOR: EXPEDITED LAND DIVISION TIGARD WOODS P.U.D. Prepared for: Beacon Homes, Inc. 9500 SW 125th Avenue Beaverton, OR 97008 (503) 524-1999 Submitted to: City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 June 20, 1997 Prepared by: Tony Righellis Harper Righellis, Inc. 5200 SW Macadam Avenue, Suite 580 Portland, Oregon 97201 (503) 221-1131 E E E R S • P L A N N ER S Table of Contents I. SUMMARY II. PROPOSAL III. EXISTING CONDITIONS IV. APPLICABLE ZONING REGULATIONS A. Planned Development (18.80) B. Lot Dimension Requirements (18.52 & 18.164.060) C. Setbacks (18.96.030) D. Building Height (18.98) E. Residential Density (18.92) F. Blocks (18.164.040) G. Future Street Plan and Street Extensions (18.164) H. Solar Access (18.88.040) Parking and Access (18.106.030) J. Clear Vision Area (18.102) K. Street Trees (18.100.030 and .035) L. Tree Removal Plan (18.150.025) M. Mitigation (18.150.070(D)) N. Neighborhood Meeting O. Impact Study (18.32.050) P. Public Facilities Q. Storm Water Quality Treatment V. CONCLUSIONS APPENDICES Appendix A--Arborist Report Appendix B -- Geotechnical Report Appendix C —Drainage Analysis Appendix D -- Preapplication Conference Notes SHEETS 1. Title Sheet/Circulation Plan 2. Existing Conditions 3. Tentative Plat 4. PUD Plan 5. Street Profiles 6. Grading and Drainage 7. Utilities Plan 8. Utilities Profiles 9. Tree Removal and Mitigation Plan I. SUMMARY APPLICANT: Peter Kusyk and Kurt Dalbey Beacon Homes, Inc. 9500 SW 125`h Avenue Beaverton, OR 97008 (503) 524-1999 APPLICANTS REPRESENTATIVE: Tony Righellis, Harper Righellis, Inc. 5200 SW Macadam Avenue, Suite 580 Portland, Oregon 97201 (503) 221-1131 REQUEST: Expedited Land Division to Create 8 Lots LEGAL DESCRIPTION: 1S1 25CD-4000 PARCEL SIZE: 1.40 Acres COMP. PLAN DESIGNATION: Low Density Residential ZONING DESIGNATION: R-4.5 (7,500 square foot lots) DATE SUBMITTED: June 20, 1997 II. PROPOSAL The applicant is proposing Expedited Land Division of this parcel to create 8 lots. Expedited Land Division, approved as part of House Bill 3065 in 1995, directs jurisdictions to review land divisions that are consistent with comprehensive plans and land use regulations in an expedited manner. Expedited Land Division is mandatory and expressly supersedes the local code, in terms of review process. Once an expedited application is submitted, the jurisdiction has 21 days to determine completeness. If the application is incomplete the applicant has 180 days to file additional information. Once an application is deemed complete, the jurisdiction has 63 days (as opposed to 120 days) to issue a decision. The jurisdiction sends notice to property owners within 100 feet of the subject parcel. The notice must provide for a 14 day comment period prior to the decision. The jurisdiction must make a decision to approve, deny or approve with conditions. The decision must be based on whether it meets the "substantive requirements" of the jurisdictions land use regulations. The jurisdiction is expressly prohibited from holding a hearing on the application. Section 10 of the law does provide for appeal of the jurisdictions decision to independent hearing referee. Appeals of the referees decision go directly to the Court of Appeals -- LUBA is not in the process. Parties interested in appealing the decision must do so within 14 days of mailing of the notice. Appeal fee is $300.00. The appeal must be based on an allegation that the decision does not comply with the jurisdictions land use regulations, that it is unconstitutional, that it should not have qualified as an expedited land use decision, or that the jurisdiction made a procedural error that prejudiced a party's substantial rights. The referee is not required to hold an actual hearing. The referee may use any procedure for decision making consistent with the interest of the parties to ensure a fair opportunity to present information and argument. This process could be limited to a written procedure. The referee shall apply the local code and must approve, approve with conditions, or deny the application. The referee may only remand the decision if he or she finds that the application does not qualify as an "expedited land division". In addition, the referee is prohibited from reducing density and is directed to "seek to identify means by which the application can satisfy the applicable requirements". In other words, the referee is statutorily required to prefer approval at the requested density if at all possible under local regulations. Referee's decisions are required within 42 days of filing the appeal. Chapter 395, Section 7 of 1995 Oregon Laws describes the qualifying conditions for the expedited process. According to this Section, a parcel qualifies for Expedited Land Division if it meets the following; Parcel is zoned for residential use and is within the Urban Growth Boundary. This parcel is zoned for residential use and is within the Urban Growth Boundary. Is solely for the purposes of residential use, including recreational or open space uses accessory to residential use. This proposal is solely for the purposes of residential use. Does not provide for dwellings or accessory buildings to be located on land that is specifically mapped and designated in the comprehensive plan and land use regulations for full or partial protection of natural features under statewide planning goals that protect ; (i) open spaces, scenic and historic areas, and natural resources , (ii) The Willamette River Greenway, (iii) estuarine resources, (iv) coastal shorelands, and (v) beaches and dunes. No qualifying Goal 5 inventory maps identify any of the cited resources. Satisfies minimum street or other right-of-way connectivity standards established by acknowledged land use regulations or if such regulations are not contained in the applicable regulations, as required by statewide planning goals or rules. The proposed development is fronted by streets on two sides and provides for improvements to both streets (SW Landau Place and SW Landau Street). The other two sides of this development are fully bound by existing single-family homes. The connectivity standards are met. Creates enough lots or parcels to allow building residential units at 80 percent or more of the maximum net density permitted by the zoning designation of the site. The density calculation provided later in this report demonstrates that the maximum residential density permitted on this site is eight lots. The applicant has proposed to develop eight lots. III. EXISTING CONDITIONS The 1.40 acre parcel is currently under-developed with only one house with detached garage fronting SW Landau Street. The site is treed predominately with Douglas Firs and Western Red Cedars. Some of the larger trees are in the fronting right-of-way. There are small localized areas with slopes of more than 25 percent. The site is fully served by utilities as they already either front the site or are extended to the edge of the site. IV. APPLICABLE ZONING REGULATIONS A. Planned Development (18.80) Response: The applicant is proposing an Expedited Land Division using the standards described in this section. According to state law governing Expedited Land Divisions (Ch. 595 Sections 7 to 11 of Oregon Law), the provisions of the law shall apply to all elements of a local government comprehensive plan and land use regulations applicable to a land division, including any planned unit development/planned development standards and any procedures designed to regulate: • the physical characteristics of permitted uses; • the dimensions of the lots or parcels to be created; or • transportation, sewer, water, drainage, and other facilities or services necessary for the proposed development, including but not limited to right of way standards, facility dimensions and on and off-site improvements. Given that the Planned Development overlay will be applied to this parcel, standard R-4.5 district dimension requirements and yard setbacks do not apply to this site. Modifications to these standards will be discussed under the appropriate development issue headings. B. Lot Dimension Requirements (18.52 & 18.164.060) Response: As stated above, the applicant is proposing to develop this site using the flexibility allowed in the Planned Development section of the Code. Lots are sized for proposed single- family homes. C. Setbacks (18.96.030) Response: The standard setbacks of the R-4.5 district are 20 foot front yards. 5 foot side yards, 15 foot street side yards, and 15 foot rear yards. The Planned Development overlay allows for flexibility in applying these setbacks. These minimums are not proposed to be modified. The rear lot setback are proposed to be increased as follows. Lot Number Rear Yard Setback 4 70 feet 5 70 feet 6 90 feet 7 93 feet 8 93 feet The purpose of the increased rear yard setbacks for lots 4 through 8 is to reserve these areas for landscaping and tree mitigation. Grading will not occur in these rear yards and the only allowed structures will be decks, gazebos, playground equipment, storage sheds, foot bridges, and associated ancillary features. D. Building Height (18.98) Response: Building height shall not exceed 30 feet. E. Residential Density (18,92) Response: Total allowable density for this site is 8 single-family units. The density calculation is as follows: Gross area: 61,353 square feet Deductions: Land exceeding 25 percent in slope: 1,001 square feet Land dedicated for public right-of-way: 134 square feet Minimum lot size for existing dwelling unit: 7,500 square feet Net development area: 52,718 square feet Minimum lot size: 7,500 square feet No. of new units (net development area / min. lot size): 7.03 units No. of existing dwelling units 1 unit Total Units Allowed: 8 units F. Blocks (18.164.040) Response: The proposed development is fronted by streets on two sides (SW Landau Place and SW Landau Street). The other two sides of this development are fully bound by pre-existing single-family homes. There are no opportunities to increase connectivity thus the standards are met. Future Street Plan and Street Extensions (18.164) Response: Sheetl of the applicants submittal shows streets and parcels within 500 feet of the site. No transit, pedestrian or bicycle routes are located within this area. No future streets or extension of streets are proposed. The proposed development is bound by existing rights-of-way and pre-existing development. There is no need for the development to create internal streets as the proportions of this parcel are such that all the proposed lots front the existing rights-of- way. H. Solar Access (18.88.040) Response: Three of the eight proposed lots (37.5%) have a south orientation thus they meet the Basic Requirement. The other five lots have an east-west orientation. Due to existing street and prior development patterns there is no opportunity to orient these lots in any other manner. Any adjustment to increase solar compliance will cause a reduction in the number of proposed lots or a greater than 5% increase in per lot costs. The loss of just one lot would reduce the density by 12.5% and even assuming no increase in construction costs, this would result in a more than 5% increase in per lot costs. Parking and Access (18.106.030) Response: Each lot has at least two off-street parking spaces as the driveways will provide that parking. In addition, except for lot 2, all lots will have homes with two car garages. J. Clear Vision Area (18.102) Response: A clear vision area will be established and maintained at the intersection of SW Landau Street and SW Landau Place. K. Street Trees (18.100.030 and .035) Response: Street trees will be provided along SW Landau Street and SW Landau Place, while maintaining clear vision areas. L. Tree Removal Plan (18.150.025) Response: The applicant surveyed all the on-site trees. They are shown on sheet 2 of the plans (existing conditions). Sheet 9 illustrates which of these trees will be removed due to construction of streets, utilities and residences. The applicant retained an arborist (see report in Appendix A) to assist with tree removal and tree retention efforts. M. Mitigation (18.150.070(D)) Response: There are 73 non-hazard trees on the site over 12 inches in size. Of these, 38 (52%) are proposed to be removed to construct improvements on this site. Given this standard, the applicant must mitigate for 423 diameter inches of trees. The applicant is proposing to mitigate for lost trees with trees of at least 2-inches in caliper according to the replacement calculation in this section. Some will be planted in the rear yards of lots as shown on sheet 9. Not all can be mitigated on site as there is not enough room on the site. It is proposed that the remainder of the mitigation occur on other sites or the City be compensated for the value of the mitigated trees that can not be planted on this site or other sites. N. Neighborhood Meeting Response: The Expedited Land Division process does not require a neighborhood meeting nor are their posting requirements for the site. A letter announcing and briefly describing the proposed development is mailed by staff to property owners within 100 feet of the site's perimeter. This letter provides property owners with instructions provided for submitting written comments to be considered in the City's report and decision. O. Impact Study (18.32.050) Response: The applicant understands that the City will prepare impact analysis. This project proposes improvements on local streets only to meet the needs of the development. The applicant also understands that systems development charges will be due upon construction. P. Public Facilities Response: All public facilities are illustrated on the accompanying plans. Rights-of-way for the improvement of both Landau Street and Landau Place are sufficient except at the intersection of these streets and in the curve of Landau Place at the northern end of this site. Dedications are proposed to provide adequate rights-of-way at these locations. Landau Place and Landau Street will be widened a half-width of 17 feet of paved surface with curb, sidewalk, and drainage. This project will generate 70 average daily trips more than currently exist (7 new homes at 10 average daily trips). Sanitary sewer will be extended up Landau Place from the existing sewer at the north end of the site a sufficient distance to serve lots 4 through 8. Lots 1 and 3 will be served by the existing sewer in Landau Street. Lot 2 is already served by the sewer in Landau Street. Water is provided by existing public lines in Landau Place and Landau Street and service connections will extended to Lots and 3 through 8. Lot 2 already has a service connection. Storm water will be collected along the entire street frontages by new storm lines and catch basins and be routed to the north end of the site in Landau Place. The new storm lines will connect to an existing storm line at this location. The roof and foundation drains of the homes will connect directly to the new storm line in Landau Place by a private back yard drain for lots 1 through 3 and individual service connections for lots 4 through 8. No curb weep holes are proposed thus minimizing the flow in curb lines. The entire site currently drains to the north end of the site. The proposed back yards will be the only remaining areas that drain off-site onto the lot that bounds the north end of this site, thus there will be a net reduction in surface flows to this home. Grading will be minimal. No grading is proposed beyond the back of the building envelopes for lots 4 through 8. Q. Storm Water Quality Treatment Response. The parcel size, shape, and features makes the placement of a storm water treatment facility undesirable. The applicant proposes to pay the fee in-lieu of constructing the facility. V. CONCLUSIONS The applicant's proposal satisfies the criteria for Expedited Land Division review. The applicant's proposal also satisfies, or can be conditioned to satisfy, applicable Zoning and Land Development Code regulations. Given that the proposal qualifies for Expedited Land Division and satisfies or can be conditioned to satisfy the "substantive requirements" of the jurisdictions land use regulations, the city must make the administrative decision to approve the request. APPENDIX A (ARBORIST REPORT) i Tigard Woods PUP Tree Protection & Removal Plan Prepared for: Beacon Homes 9500 SW 125th Beaverton, OR 97005 Prepared by: Walter H. Knapp Certified Silviculturist Certified Arborist-ISA 7615 SW Dunsmuir Lane Beaverton, OR 97007 Phone(503)646-4349 June 16, 1997 / Walter H.Knapp Silviculture and Forest Management Urban Forestry Tigard Woods PUD Tree Protection & Removal Plan Background and Purpose This Tree Protection and Removal Plan describes the activities that will affect trees at the Tigard Woods PUD in the City of Tigard, Oregon. The Plan is responsive to the requirements of Tigard's Municipal Code, Chapter 18.150, Tree Removal. Site and Stand Description Tigard Woods PUD is located at the northwest corner of the intersection of SW Landau Street and SW Landau Place. A small local intermittent stream or drainage bisects a portion of the area to the north. Slope is gentle to the north-northwest. The site is heavily forested, primarily with large evergreen trees. Coniferous species include Douglas-fir (Pseudotsuga menziesii) and western redcedar(Thuja plicata). Some of these trees exceed 120 feet in height and 40 inches in diameter. Stand age is 75-90 years old. Several native deciduous trees are also found on the site, including red alder(Alnus rubra), bigleaf maple(Acer macrophyllum), and bitter cherry (Prunus emarginata). Remnants of a fruit orchard are growing on the western portion of the property. Tree Protection & Removal Plan and the Tree Map As required by the City,this tree protection and removal plan includes the location, size, and species of existing trees as well as a program to mitigate tree removal. See the accompanying Tree Preservation Map and Table 1 for details on trees. 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone(503)646-4349 Tigard Woods Page 2 Tree Inventory and Tree Code Requirements The City of Tigard has recognized the importance of trees in a municipal code that addresses tree removal and mitigation. The Tree Code generally requires "no net loss"for trees over 12 inches in diameter.' It specifies that"the number of replacement trees required(to mitigate tree removal) 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."As shown in the following table,the code makes additional requirements based on the percentage of trees retained. Amount of Trees Retained Mitigation Required Less than 25% of trees over 12 inches No net loss of trees as defined by Section in diameter 18.150.070.D Retention of 25-50%of trees over 12 Two-thirds of the trees to be removed must be inches in diameter mitigated as defined by Section 18.150.070.D Retention of 50-75%of trees over 12 Half of the trees to be removed must be mitigated as inches in diameter defined by Section 18.150.070.D Retention of 75% or more of trees over No mitigation required 12 inches in diameter Quantifying the Tree Inventory A total of 83 trees over 12 inches in diameter are present on the site. Ten of these trees are a potential hazard to life or property, or are dead, dying, diseased, or infested with insects.'These trees do not require mitigation. Thus,the net number of non-hazardous trees over 12 inches in diameter is 73. Over half of these trees (38 trees; 53%) will be retained through construction. The remaining 35 trees will require mitigation to meet the requirements of the Tigard Tree Code. See Table 3 for details of the mitigation plan. See City of Tigard,OR Municipal Code, Chapter 18.150. Tree Removal for specific requirements and definitions. 2 See Table 2 for details of hazard tree assessment.Note that recommendations concerning tree hazards and risks to life and property are based on professional judgement,and there is no specific or implied assurance of safety intended. Tigard Woods Page 3 Retaining and Protecting Trees Many of the trees retained on the site will need special consideration to assure that they are protected during construction. These measures include: • Retention trees located in the vicinity of equipment operations will be protected by installation of orange plastic construction or chain link fencing to prevent injury to tree boles or soil compaction within the root zone. • If it is necessary to have any vehicle or construction equipment drive or maneuver within the root zone of a retained tree, a layer of gravel or other suitable mulch at least 6 inches deep will be placed in the path of the equipment as protection for the root system of the tree. • Construction equipment will be stored in suitable locations away from retained trees. • The stripping of topsoil around retained trees will be restricted. • Excavation immediately adjacent to roots larger than 2 inches in diameter within the tree root protection zone of retained trees will be by hand to ensure that roots are not damaged. Where feasible, major roots will be protected by tunneling or other means to avoid destruction or damage. • A certified aborist or urban forester should supervise proper execution of this plan through construction of all buildings that may encroach on retained trees. Summary More than half of the qualifying trees larger than 12 inches in diameter will be retained at Tigard Woods PUD. A series of safeguards are provided to ensure protection of these trees and to preserve the character of the landscape. Much of the required mitigation will be done on the site, but alternative planting locations may be used if needed. Walter H. Knap1 Certified Silviculturist Certified Arborist,ISA Enclosures: Tables 1-3 Table 1.Tigard Woods tree inventory: detailed listing. Tree` HazTree Non-Haz. Retain Remove No. Species DBH DBH>12 DBH>12 DBH>12 >12 >12 Code I Scientific Name Common Name inches inches # inches inches .inches • 1 DF Pseudotsuga menziesii Douglas-fir 20 20 20: 20 2* DF Pseudotsuga menziesii Douglas-fir 401 40 1 3 DF Pseudotsuga menziesii Douglas-fir 36 36 361 36 4 DF Pseudotsuga menziesii Douglas-fir 36 36 36 36 5 M Acer macrophyllum bigleaf maple _ 10 6 WRC Thuja plicata western redcedar 24 24 24 24 7 WRC Thuja plicate western redcedar 10 8 WRC Thuja plicata western redcedar 8 9 WRC Thuja plicate western redcedar 38 38 38 38 10 WRC Thuja plicata western redcedar 30 30 30 30 11 WRC Thuja plicata western redcedar 26 26 26 26 12 DF Pseudotsuga menziesii Douglas-fir 28 28 28 28 13 WRC Thuja plicata western redcedar 16 16 16 16 14 DF Pseudotsuga menziesii Douglas-fir 30 30 30 30 15 DF Pseudotsuga menziesii Douglas-fir 28 28 28 28 16 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 17 DF Pseudotsuga menziesii Douglas-fir 18 18 18 18 18 DF Pseudotsuga menziesii Douglas-fir 28 28 28 28 19 DF Pseudotsuga menziesii Douglas-fir 30 30 30 30 20 M Acer macrophyllum bigleaf maple 8 21 RA Alnus rubra red alder 10 22 C Prunus emarginafa bitter cherry 10 23 L Umbel/ularia califomica California laurel 12 24 DF Pseudotsuga menziesii Douglas-fir 36 36 36 36 25 DF Pseudotsuga menziesii Douglas-fir 28 28 281 28 26 DF Pseudotsuga menziesii Douglas-fir 28 28 28 28 27 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 28 DF Pseudotsuga menziesii Douglas-fir 36 36 1 29 WRC Thuja plicate western redcedar 16 16 16 16 30 WRC �Thuja plicata western redcedar 18 18 18 18 31 LOC Gleditsia triacanthos honey locust 12 32 WRC 'Thuja plicata western redcedar 28 28 28 28 33 OA Fraxinus letifo/ia Oregon ash 10 34 RA Alnus rubra red alder 14 14 14 14 35 I H Tsuga canadensis eastern hemlock 12 36 WRC Thuja plicata western redcedar 8 37 WRC 1 Thuja plicata western redcedar 8 38 WRC Thuja plicata western redcedar 8 39 SM Acer saccharinum silver maple 16 16 16 16 40 M Acer macrophyllum bigleaf maple 10 41 RA Alnus rubra red alder 8 42 RA Alnus rubra red alder 8 43 WRC Thuja plicata western redcedar 14 14 14 14 44 WRC Thuja plicata western redcedar 48 48 1 45 WRC Thuja plicata western redcedar 30 30 30 30 46 WRC Thuja plicata western redcedar 8 47 RA Alnus rubra red alder 12 48 RA Alnus rubra red alder 8 49 RA Alnus rubra red alder 14 14 14 14 50 RA Alnus rubra red alder 10 Page 1 Table 1.Tigard Woods tree inventory: detailed listing. Tree HazTree Non-Haz. Retain Remove No. Species DBH DBH>12 DBH>12 DBH>12 >12 >12 Code I Scientific Name Common Name inches inches # inches inches inches 51 DF Pseudotsuga menziesii Douglas-fir 20 20 20 20 52 DF Pseudotsuga menziesii Douglas-fir 8 53 RA Alnus rubra red alder 16 16 16 16 54 RA Alnus rubra red alder 16 16 16 16 55 M Acer macrophyllum bigleaf maple 18 18 18 18 56 RA Alnus rubra red alder _ 8 57 RA Alnus rubra red alder 10 58 M Acer macrophyllum bigleaf maple _ 18 18 18 18 59 RA Alnus rubra red alder 16 16 16 16 60 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 61 C Prunus spp. cherry(domestic) 10 62 A Malus apple 12 63 A Malus apple 10 64 C Prunus spp. cherry(domestic) 10 65 C Prunus spp. cherry(domestic) 12 66 C Prunus spp. cherry(domestic) 16 16 16 16 67 A Malus apple 10 68 A Malus apple 10 69 DF Pseudotsuga menziesii Douglas-fir 12 70 C Prunus spp. cherry(domestic) 10 71 C Prunus spp. cherry(domestic) ' 10 72 C Prunus spp. cherry(domestic) 16 16 16 16 73 DF Pseudotsuga menziesii Douglas-fir 12 74 DF Pseudotsuga menziesii Douglas-fir 12 75 WRC Thuja plicate western redcedar 16 16 16 16 76 WRC Thuja plicate western redcedar 10 77 WRC Thuja plicate western redcedar 28 28 28 28 78 DF Pseudotsuga menziesii Douglas-fir 32 32 32 32 79 WRC Thuja plicate western redcedar 16 16 16 16 80 DF Pseudotsuga menziesii Douglas-fir 10 81 DF Pseudotsuga menziesii Douglas-fir 18 18 1 82 DF Pseudotsuga menziesii Douglas-fir 14 14 1 83 DF Pseudotsuga menziesii Douglas fir 14 14 1 84 WRC Thuja plicate western redcedar 16 16 16 16 85 DF Pseudotsuga menziesii Douglas-fir 22 22 22 22' 86 WRC Thuja plicate western redcedar 16 16 16 16 87 WRC Thuja plicata western redcedar 28 28 28 28 88 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 89 DF Pseudotsuga menziesii Douglas-fir 28 28 28 28 90 DF Pseudotsuga menziesii Douglas-fir 10 91 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 92 M Acer macrophyllum bigleaf maple 10 93 WRC Thuja plicate western redcedar 14 14 14 14 94 DF Pseudotsuga menziesii Douglas-fir 12 95 DF Pseudotsuga menziesii Douglas-fir 24 24 1 96 DF Pseudotsuga menziesii Douglas-fir 10 97 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 98 WRC Thuja plicata western redcedar 16 16 1 99 WRC Thuja plicate western redcedar 18 18 18 18 100 DF Pseudotsuga menziesii Douglas-fir 36 36 36 36 101 DF Pseudotsuga menziesii Douglas-fir 36 36 36 36 102 DF Pseudotsuga menziesii Douglas-fir 12 103 DF Pseudotsuga menziesii Douglas-fir 20 20 201 20 104 DF Pseudotsuga menziesii Douglas-fir 14 14 1 Page 2 Table 1. Tigard Woods tree inventory: detailed listing. Tree ' HazTree Non-Haz. Retain Remove No. Species DBH DBH>12 DBH>12 DBH>12 >12 >12 Code Scientific Name Common Name inches inches # ' inches inches inches 105 'DF Pseudotsuga menziesii Douglas-fir 24 24 1 106 IWRC Thuja plicate western redcedar 18 18 18 18 107 DF Pseudotsuga menziesii Douglas-fir 10 108 C Prunus emarginata bitter cherry 6 109 C Prunus emarginata bitter cherry 16 16 16 16 110 C Prunus emarginata bitter cherry 18 18 18 18 111 C Prunus emarginata bitter cherry _ 18 18 18- 18 112 WRC Thuja plicate western redcedar 28 28 28 28 113 C Prunus emarginata bitter cherry 10 114 DF Pseudotsuga menziesii Douglas-fir 36 36 36 36 115 WRC Thuja plicate western redcedar 40 40 40 40 116 WRC Thuja plicate western redcedar 28 28 28 28 117 WRC Thuja plicate western redcedar 12 118 DF Pseudotsuga menziesii Douglas-fir 30 30 30 30 119 WRC Thuja plicate western redcedar 18 18 18 18 120 WRC Thuja plicate western redcedar 12 121 WRC Thuja plicate western redcedar 16 16 16 16, 122 WRC Thuja plicate western redcedar 16 16 16 16 123 WRC Thuja plicate western redcedar 16 16 16 16 124 DF Pseudotsuga menziesii Douglas-fir 28 28 28 28 125 M Acer macrophyllum bigleaf maple 10 126 DF Pseudotsuga menziesii Douglas-fir 28 28 28 28 127 WRC Thuja plicate western redcedar 22 22 22 22 128 DF Pseudotsuga menziesii Douglas-fir 28 28 28 28 129 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 130 M Acer macrophyllum bigleaf maple 8 131 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 132 WRC Thuja plicate western redcedar 14 14 14 14 133 C Prunus spp. cherry(domestic) 12 . Total Dia. 2386 1886 1638 792 846 Total # 133 83 10 73 38 35 Percentage Removed/Retained: 52% 48% Percentage Mitigation to Meet Tigard Code Requirement: 50% Required Mitigation(diameter inches): 423 Required Mitigation(#of 2"dia.trees): 212 Note:Trees listed in bold type are"hazard trees"identified in table 2.This category includes dead,dying, diseased, insect-infested, or hazardous trees.These trees will not require mitigation. Page 3 Table 2. Tigard Woods hazard tree assessment. Tree DBH Recommended No. Species in. Discussion: Tree Condition, Causal Agent(s), Remarks PF PI RC Treatment 1 2 3 4 5 6 7 8 9 10 2 DF Pseudotsuga menziesii Douglas-fir 40 Active pitch seam; suspected failure crack. 4 4 8 Remove Severe branch and top dieback. Suspected root rot. Root 28 DF Pseudotsuga menziesii Douglas-fir 36 crown excavation - negative. 4 4 8 Remove Double-stem @12 ft. Stem 1: large spike top/dieback; branch mortality. Stem 2: Major branch mortality, crown 44 WRC Thuja_plicata western redcedar 48 thinning in upper 1/3. 3 4 7 Remove 80 DF Pseudotsuga menziesii Douglas-fir 10 Dead 4 4 8 Remove Crown Ratio 10%; wind hazard. Root crown excavation - 81 DF Pseudotsuga menziesii Douglas-fir 18 negative 4 4 8 Remove 82 DF Pseudotsuga menziesii Douglas-fir 14 Crown Ratio 30%; wind hazard. 4 4 8 Remove Crown Ratio 15%; wind hazard. Multiple conks, red ring 83 DF Pseudotsuga menziesii Douglas-fir 14 rot. 4 4 8 Remove 94 DF Pseudotsuga menziesii Douglas-fir 12 Dead 4 4 8 Remove 95 DF Pseudotsuga menziesii Douglas-fir 24 Crown Ratio 10%; wind hazard. Suspicious burl. 4 4 8 Remove 96 DF Pseudotsuga menziesii Douglas-fir 10 Crown Ratio 30%; wind hazard. 4 4 8 Remove 98 WRC Thuja plicata western redcedar 16 Butt rot, undiagnosed fungus. 4 4 8 Remove 104 DF Pseudotsuga menziesii Douglas-fir 14 Crown Ratio <30%; wind hazard. 4 4 8 Remove Crown Ratio 20%; wind hazard. Decay at base, 105 DF Pseudotsuga menziesii Douglas-fir 24 undiagnosed fungus. Root crown excavation- negative. 4 4 8 Remove 107 DF Pseudotsuga menziesii Douglas-fir 10 Crown Ratio 10%; wind hazard. 4 4 8 Remove Column 7: PF-probability of failure. 1=very low; 2=low; 3=medium; 4=high. Column 8: PI-potential for target impact. 1=no damage; 2=minor damage; 3=medium damage; 4=extensive damage. Column 9: RC-risk class. Sum of PF and PI. 2-5=low; 6=moderate; 7=high; 8=very high. Stand top height: 120 ft. Stand age: —75 years Important conditions: 6 blowdown DF. Direction of fall east=>west. Examination of roots of blowdown trees and root crown excavation did not show presence of laminated root rot. More extensive examination should be done during and after site excavation. Native shrubs: Vine maple, dwarf Oregon grape, sword fern. Introduced or noxious species: English ivy, Himalayan blackberry, mountain ash, holly. 6/16/97 TIGWD719.XLS Table 3. Tigard Woods Mitigation Plan Details Representative Number of Activity Location Species (1) Attributes 2" Trees planting on-site western redcedar 'screening, full foliage,tolerates wet soils 60 planting on-site ,pin oak form, fall foliage, tolerates wet soils 40 Subtotal: On-Site Mitigation 100 planting off-site (2)1 unspecified 'N/A 112 Total: Mitigation Planting 212 (1) Representative species are tree species that would typically be used for mitigation planting to meet site objectives. Actual species will be based on availability from the nurseries as well as specific site conditions that exist following construction. (2) Tigard Code permits planting of replacement trees on other property within the City. Alternative: In lieu of tree replacement, the City may be compensated for its cost in performing tree replacement. APPENDIX B (GEOTECHNICAL REPORT) Construction Inspection &Related Tests Carlson Testing, Inc• Geotechnical Consulting P.O. Box 23814 May 20, 1997 LS © tE oy E , Oregon 97281 D Phone Tigard (503) 684-3460 CTI #97-G1 155 FAX (503) 684-0954 JUN — 31997 Harper Righellis, Inc. 5200 SW Macadam Avenue, Ste. 580 Portland, OR 97201 Attention: Tony Righellis GEOTECHNICAL RECONNAISSANCE TIGARD WOODS CITY OF TIGARD, OREGON At your request, CTI geotechnical engineer, Jim Imbrie, visited the above site on May 19th, 1997 to reconnoiter the site for the purpose of addressing the City of Tigard criteria required for obtaining a sensitive lands permit on slopes of 25 percent or greater. The proposed subdivision creates a total of 8 single-family lots from a small parcel of land which contains an existing home on proposed Lot 2 and the south end of the parcel. Lots 4 through 8 are forested or overgrown orchard and is gently sloping with the exception of a small incised ravine running through the center of the lots that is approximately 3 to 4 feet deep. It appears that this ravine may have been infilled on Lot 5. Based on our reconnaissance, it is our opinion that the site slopes are insignificant and that the small ravine can be easily infilled with either structural or landscape fill. No slope setback requirement to the ravine is considered necessary. The foundation excavations may require deepening through old fill and use of perimeter footing drains, as necessary. Using appropriate grading, erosion control, and building practices, development of the site should not result in any adverse on-site or off-site effects or hazards to life or property. No other geotechnical concerns were noted other than those listed herein. Our reports pertain to the material inspected only. Information contained herein is not to be reproduced, except in full, without prior authorization from this office. If there are any further questions regarding this matter, please do not hesitate to contact this office. Respectfully submitted, CARLS , INC. �C.�'\��F"�G1 N C6 s/p - 14j7743 �` lti4� l� - �-c-`_ OREGON vc, • 23. 19 L y 30, James b. , .E., C.E. G. Geotechnical Engineer APPENDIX C (DRAINAGE ANALYSIS) Drainage Analysis The overall drainage basin for the site is bound by the site boundary on the west and south and the center of the streets on the east and north. There are no off-site areas that drain into the site. Sheet 6 of the plans shows the contours that support the above description of the overall basin. Storm water will be collected along the entire street frontages by new storm lines and catch basins and be routed to the north end of the site in Landau Place. The new storm lines will connect to an existing storm line at this location. The roof and foundation drains of the homes will connect directly to the new storm line in Landau Place by a private back yard drain for lots 1 through 3 and individual service connections for lots 4 through 8. No curb weep holes are proposed thus minimizing the flow in curb lines. The entire site currently drains to the north end of the site. The proposed back yards will be the only remaining areas that drain off-site onto the lot that bounds the north end of this site, thus there will be a net reduction in surface flows to this home. The entire basin area is approximately 1.75 acres (1.40 acres on-site and 0.35 acres of half- width right-of-way). Using the Rational Method the 25-year event peak flow rate for the entire basin is 2.98 cubic feet per second. Q25 = Ci25A A = 1.75 acres c = 0.50 i25 = 3.40 inches per hour (conservatively assuming 5 minute time of concentration) Q25 = 0.50 x 3.40 x 1.75 = 2.98 cfs The downstream storm pipe is a steep sloped 12-inch diameter PVC pipe. The peak flow rate can be adequately carried by a 12-inch diameter pipe at the gentle slope of 0.60% assuming a Manning's roughness coefficient of 0.012 (concrete pipe). Assuming a 0.008 coefficient (PVC) the slope can be 0.26%. The downstream pipes are steeper than these gentle slopes. The parcel size, shape, and features makes the placement of a storm water treatment facility undesirable. The applicant proposes to pay the fee in-lieu of constructing the facility. APPENDIX D (PREAPPLICATION CONFERENCE NOTES) CITY OFTICARD PRE-APPLICATION CONFERENCE NOTES ; a a ; co, u -y RESIDENTIAL I STAFF: P2// D i✓DR5,q ;j.L. - APPLICANT: AGENT: 7 'A' / T2 z,NE/!/,f Phone:f 1 Phone: [ l 77► -- 1/3/ ! PROPERTY LOCATION: ADDRESS: rZOc, 7 5t,) GA- 4 v 57 TAX MAP/TAX LOT: 151 ZSC> – Lk.c>oo 1 NECESSARY APPUCATION[S1: F.)(:)P,Iltr!SIC') I...) —OPOSAL DESCRIPTION: '1 Ic f 5,..1312:),\_)15)0N/ i COMPREHENSIVE PLAN DESIGNATION: Z-C(� ZONING DESIGNATION: CITIZEN INVOLVEMENT EA}-57" FACILITATOR: TEAM AREA PHONE [5031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS) Minimum lot size:_Vsq. ft. Average lot width: 60 ft. Maximum building height: 3o ft. Setback& Front 2c)ft. Side ft. Rear / 5– ft. Corner /6– ft. from street. Maximum site coverage: A/ % Minimum landscaped or natural vegetation area: /1%' [Refer to Code Section 18. 50 ) DmONAL LOT DIMENSIONAL REQUIREME Minimum lot frontage: 25 feet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The depth of all lots shall not exceed 2'/2 times the average width, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.1611060 Lots) CITY OF T16ARD Pro-AgplIcsbeo Ceafersace Metes Page 1 el 10 IIt11t.tl11 Sectlu SPECIAL.SETBACKS Streets: feet from the centerline of • Established areas: feet from :- Lower intensity zones: feet, along the site's boundary. Flag lot: Ten (10)-foot side yard setback. • Zero lot line lots: minimum ten (101-foot separation between buildings. Multi-family residential building separation: (Refer to Code Section 18.96.0301 Accessory structures up to 528 square feet in size may be permitted on lots le- s than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size. [See applicable zoning district setbacks for primary structures) iUBDIVISION PLAT NAME RESERVATIOl� Prior to submitting a Subdivision land use application with the City of Tigard, applicant's 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: 648-88841 FLAG LOT BUILDING HEI PROVISIONS Maximum heigh f 1'/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-4 ones provided that the standards of Code Section 18.98.030(B) are met. 1DENTIAE DENSITY CALCULATION [See example below The Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: 1. All sensitive lands areas including: a. Land within the 100 year floodplain; b. Slopes exceeding 25%; and c. Drainageways. 2. Public right-of-way dedication. a. Single-family allocate 20% of gross acres for public facilities; and b. Multi-family allocate 15% of gross acres for public facilities. (Refer to Code Section 18.92) 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 Mum-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8 712 sa ft. (20%) for Dublic nght-of-way 6 534 so ft (15%) for Dublic right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - 3 050 (minimum lot areal = 11.4 Units Per Acre = 12.1 Units Per Acre *Tim Deralapmettt Cade mum(flat UM oat stir am axles:tar tfs ma vitals dwelling unit. NO IOONDIMC OP IS PEBMr1TEo. CITY OFT1CARD Pre-Itonllcanea Conference Motes Page 2 al 11 1.[I1Mttlil Ilpllcttlseranlae(Miles Ssctlu BLOCKS The perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. [Refer to Code Section 18.164.0401 RESIDENTIAL DENSITY\TRANSFER The City of Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been developei\on sensitive lands areas listed in the density calculations that may be applied to the developable portia,n of the site. Meter to Code S ction 18.92.0301. It is the responsibility f the applicant for a residential development application to provide a detailed calculation for both the permitted residential density and the requested density transfer. RESIDENTIAL DEN 't TRANSMON Regardless • the allowed housing density in a zoning district, any property within 100 feet of a designated established ar- - shall not be developed at a density greater than 125 percent of the maximum Comprehensive ' -n designation (not zoning) of the adjacent parcel. Transition area applies to any property which is . designated established area. The subject property is designated as an rea. The subject property is adjoined by established/developing/areas to the north, South, east and west. URE STREET PLAN AND DfTENSION OF STRE 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 boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 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. [Refer to Code Section 18.164.0301 RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north-south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis, CITY OF T1GARD Pre-Itoollca lon Csalereoce Notes Pape 3 0110 Isi it.I►iiflcatlnRt$IIiuI IMtIsI Sense The total or partial exemption of a site from the solar access requirement may be approved for the followinc reasons: 1. East, west or north slopes steeper than 20%. 2. Off-site shade sources (structures, vegetation, topography). 3. On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE NOTE Maps and text are required which are sufficient to show that the development complies with the solar design standards,or that specific lots should be exempted or adjusted out. The following items shall he included in the analysis: 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This mao shall include the following: a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east-west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CITY Of fl6ARD Pre-ADDUCIfSn Conference Notes Pape 4 el tt /.ulntlilLllllcltls■/Plilulll$MU.I Sactles PLEASE NOTE: Regardless of the option(sl used through the design of the Subdivision or Minor land Partition, all one and two family, single-family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction. PARK)N6 AND ACCESS All parking areas and driveways must be paved. Single family: Requires 2 off-street parking spaces per dwellin unit. Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi-family - requires 2 parking spaces per unit for 1+ bedrooms ) Multi-family dwe . g units with more than 10 required spaces shall provide parking for the use of guests and shall consist of % of the total required parking. (Refer to Code Sec on 18.106.030] No more that. 40% of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: Standard parking space dimensions: 8 ft 8 inches X 18 ft Compact parking space dimensions: 8 ft X 15 ft 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*he parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be - located areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided\on the basis of one space for every fifteen (15) required vehicular parking spaces. DR\vc\.✓,'V Minimum number of accesses: Minimum access width: /`5 . Maximum access width: Minimum pavement width: fc7) r . REQUIRED W Y LOCATION Within all a ched housing (except two-family dwellings) and multi-family developments, each residential dwelling shall connected by walkway to the vehicular parking area, common open space and recreation facilities. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight 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. (Refer to Code Section 18.102) CITY OFT1fiARD Pre-ADDIIcatien Conference Notes Pane 5 el 10 �..Ir•.NN�..n..n..iti..a..•w.l..t..... BUFFERING MD SCREENING In order to incase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site per imeters. Required buffer areas are described by the Code in terms of width. Suffer areas must be occupre`d by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between v ical and horizontal plantings. Site obscuring screens or fences may also be required; these are often dvisable even if not required by the Code. The required buffer areas may only be occupied by vegetation,\fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be f and in the Community Development Code. Meter to Code Chapter 18.10 The required buffer widths whic are applicable to your proposal area are as follows: ft along north boundary. ft_ along east boundary. ft along south bounary. ft along west boundary. In addition, sight obscuring screening is required along . �TREETTREES 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 feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four 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 OR regulations affecting street trees may be obtained from the Planning Division. A minimum of one tree or every seven parking spaces must be planted in and around all parking areas in order to provide a vege tive canopy effect. Landscaped parking areas shall include special design features which effectively s reen the parking lot areas from view. These design features may include the use of landscaped berms, corative walls, and raised planters. For detailed information on design requirements for parking areas nd accesses. (Refer to Code Chapters 18.10018.106 and 18.108) TREE REMOVAL PLAN REQUIREM A tree pan 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, major 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. Mitigat:on must follow the replacement guidelines of Section 18.150.070.D, according to the following standards: Retainage of less than 25 percent of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees: Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.150.070.D; CITY OFTIGARO Pre-A ileaU.o Conference Semi Pane 6 it It I.tIgrrtlil Irull[ltlrrll1I I OM....I..... Retainage of from 50 to 75 percent of existing trees over 12 inches in capper requires that 5C percent of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of 75 percent 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 18.1 50.070.D. [Refer to Code Section 18.150.0251 MR1GAT1ON Replacement of a tree shall take place according to the following guidelines: • A replacement tree shall be a substantially similar species considering site characteristics. If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. • If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1 ) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. [Refer to Code Section 18.150.070[Dl Sl6N n permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Pe " handout is available upon request. Additional sign area or height beyond Code standards may be permitte if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exce tion application may be filed for review before the Hearings Officer. 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 percent, 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 sensitivg lands areas_ and their boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application [Refer to Code Chanter 18.841 CITY OF TICARD Pre-Aapllca lan Cc:derooce Notes PE"r 1 of lr Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within flood.plains, STEEP SLOPES When steep slopes exist, prior to issuance of a final order, a geotechnical report must be submitted whict addresses the approval standards of the Tigard Community Development Code Section 18.84.040.B. ThE report shall be based upon field exploration and investigation and shall include specific recommendation: for achieving the requirements of 18.84.040.B.2 and 18.84.040.8.3. HIRED SEWERAGE AGENCY NSA)BUFFER STANDARDS,R&0 96-44 Purpose: Land development adjacent to sensitive areas shall preserve and maintain or create a vegetatec corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The vegetated corridor shall be a minimum of 25 feet wide, measured horizontally, 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 corridor. If approval is granted by the Agency or City to reduce the width of a portion 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 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: i A gravel walkway or bike path, not exceeding 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 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 i Water quality facilities may encroach into the vegetated corridor a maximum of 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. Meter to R&0 96-44/USA Regulations-Chapter 3,Design[or SWM) IiABRATIYE) 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. CITY IF11CAED Pr - JiJcli1M Cssttrests Nstss hoe 111 1$ tetaasdal4MuUaaRUaanI Wiles tulles CODE SECTIONS 18.80 ✓ 18.92 ✓ 18.100 .– 18.108 18.120 /18.150 18.84 — 18.96 / 18.102 _ 18.114 18.130 i- 18.160 ✓ 18.8S — 18.98 % 18.106 _ 18.116 18.134 18.162 /18.164 UMPACT 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 Chapter 18.32 Section.0501 When a condition of approval requires 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. [Refer to Code Chapter 18.32 Section.250) IE16HB0BH000 MEETIN-g The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum of 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. [Refer to the Neighborhood Meeting Handout) UI11 1(N6 PERMITS Plans for building and other related permits will not be accepted for review until a land use approval hag been issued. Final inspection approvals by the Building Division will not be granted until there ig compliance with all conditions of development approval. RECYCUN Applica should contact franchise hauler for review and approval of site servicing compatibility with Pride Dispo I's vehicles. CONTACT P ON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Cod Section 18.116) ADDIT)ONAI CONCERNS OR COMMENTS: DrCifRr-A WE I P svuA C.5 / ;IFS ,.5 DE�/AJ.4-G-c bmy, /A 5 ' .Q_ S tJs tTi 1./m G.-1./14,.8 fit`--Vi FGd wi/7 /t To Sr'U//ro/ fir— �- '-7CSnn/�r r-.,/ 42.4i.1/�g4- !�/rge! 7'.0 /7- S<//:;EJ < r' 7),e i,K_ <*f Cs4 1 p . .; [.✓ 7 /4 /1D DE/z,ti 4 Tl / Sir/ ?• - 52: eit.f .. J • :m of limo Pri-d irsumnss cs s uce Metes - �$ai„ti�t 4JDat1Salf,aat,U BMWs s,cfln h0.9 of 11 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 mar 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 &5 by 11 inches. Qne(11. 8`A" x 11" map of a proposed project should be submitted for attactunent to the staff report or administrative decisions Application with_unfotded maps shall not be accepted, The Planning Division and Engineering Division 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. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 2Q day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard G/-7.,/ ('oL� icy( . A basic flow chart which illustrates the review process is available from the Planning Division upon request. 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 of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required try the Code shall not constitute a waiver of the applicable standards or requirements. tt 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. 4 Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more than six (6) months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: Wil,� CITY OFTIGARD PLANNING DIVISION PHONE [5031 639-4171 FAX 1503)6847297 fl NogintpatyvreaDo-r mat (Enyneennp,ecaon DRAW)eng) 26-Mar-97 CITY OF WARD Pro-lini tan..Cselsrsacs Maus Pape 11 VII I/alIuMs11//Ucatlaa?iaaaOf IM,J,I Sactlla l�l ?cc 4 A„Wp City of Tigard, Orego PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who th final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicar will be recommended by City staff and subject to approval by the appropriate authority. There will b no final recommendation to the decision making authority on behalf of the City staff until all conceme commenting agencies, City staff and the public have had an opportunity to review and comment o the application. The following comments are a projection of public improvement related requirement 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-o` 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: ,/ -/J R • >@ �,r-rK 2 a (✓1 '--'V`� t__„„„,40 R rn-F_ tw F4--- a "--f' Rte.�,.i Q'+c4,,S;� ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: (vf '(/z street improvements will be necessary along (�' /Z street improvements will be necessary along 5"! (‘/ Street improvements on L"--k (P shall include [7 feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement o: utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collecto CITY OF TIGARD Pre•Application Conference Notes Page 1 r f npmeeonp Dro+qme-a Secoo^ streets, or in the Central Business District), necessary street signs and traffic control devices streetlights, and a two year streetlighting fee. ( ,./( Street improvements on ` • Doti Sz r shall include 17 feet of pavement fron centerline, plus the installation of curb and gutters, storm sewers, underground placement o utility wires (a fee may be collected if determined appropriate by the Engineering Department) a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collecto streets, or in the Central Business District), necessary street signs and traffic control devices streetlights, and a two year streetlighting fee. ( ) Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground o 1, at the election of the developer; a fee iii-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 stree' frontage t '(contains the overhead lines. Ther are existing overhead ility lines w ' oop run adjacent to this site alg SW . Prior to , the applicant s'hatt'either place these utilities underground, or pay the fee in-lieu described above. In some cases here street improvements or other ssary public improvements are not currently practical, t impr vements may be deferrezd n such ases, a condition of development approva may be/specified hich requires the pr9perty owner(s) to execute a non-remonstrance agreemen.. which waives the roperty owner's rigbt'to remonstrate gainst the formation of a-local improvement district.The following street improvements may be eligi ,Ie for such an agreement: --/ Z . 2.)/ (2 ) Pedestrian avG ys/bikeways: / ----- / . Sanitary Sewers: EB The nearest sanitary sewer line to this property is a(n) inch line which is located in P"' '"" , The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to ........0.., ---r sr-f.,-4 �r -r. -T R... ■.t_ sc.—ea__ 6.,.-m.1> ‹r0- - ALZ ri- ,e-s- — — ftmit. 4 .Lt..d f t1AP _ r-7-42.— 4-var /Y7 t -3 . CITY OF TIGARD Pre-Application Conference Notes Page 2 of tAg 1Irrnp Drowmwai Stcbon Water Supply: The uAATt-i. V Water District - Phone: 503 2*5- 3971 Phone:(503) provides public water service i the area of this site. The District should be contacted for information regarding water supply for yot. proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) provides fir protection services within the City of Tigard. The District should be contacted for informatio regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related t fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveye to an approved public drainage system. The applicant will be required to submit a proposed store drainage plan for the site, and may be required to prepare a subbasin drainage analysis to ensure the the proposed system will accommodate runoff from upstream properties when fully developed. E downstream analysis will also likely be necessary to determine if runoff from the propose( development will cause adverse impacts to the existing storm system downstream of the site. -E t S A l Z ST❑e.,.1 u,, f..t L.q r 3 c>` . • • PR r say Z ( G-/ " LrpIr. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that Cit] maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenanc€ access roadways may be required if existing or proposed facilities are not otherwise readily accessible. "TORM 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 CITY OF TIGARD Pre Application Conference Notes Page 3 o' Enpmeamg Deouunec:Section 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated fror newly created impervious surfaces. The resolution contains a provision that would allow an applicar to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City w use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it w be based upon the amount of new impervious surfaces created; for every 2,640 square feet, c portion thereof, the fee shall be $180.00. Preliminary sizing calculations for any proposed watE quality facility shall be submitted with the development application. It is anticipated that this project w require: on - - •• - • - on--' - a - :-: . • -cility. (vr Payment of the fee in-lieu. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffi Impact Fee program collects fees from new development based on the development's projecte impact upon the City's transportation system. The applicant shall be required to pay a fee based upo the number of trips which are projected to result from the proposed development. The calculation c the TIF is based on the proposed use of the land, the size of the project, and a general use based fe. category. The TIF shall be calculated at the time of building permit issuance. In limit& circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupanc permit. Deferral of the payment until occupancy is permissible only when the TIF is greater thai $5,000.00. P( - PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineerinc 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-wa■ or easement, such as sidewalk and driveway installation or repair, and service connections tc 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 o permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit In addition, the permittee will be required to post a bond or similar financial security for the work. r( Compliance Agreement (CAP). This permit covers more extensive work such as main utili h line extensions, street improvements, etc. In subdivisions, this type of permit also covers al 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 0' Engrneertnq DeDervntrt Sector, NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior tt release of any permits from the Building Department. Buildina Department Permits: The following is a brief overview of the type of permits issued by the Building Department. For a more detailed explanation of these permits, contact the Development Services Counter at 639-4171, ex'. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercia' industrial and multi-family projects. This permit will also be required for land partitions where lc grading and private utility work is required. This permit covers all on-site preparation, gradinc and utility work. Home builders will also be required to obtain a SIT permit for grading work it cases where the lot they are working on has slopes in excess of 20% and foundatior excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issue( after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers al 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 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: �� •4-(8H ENGINEERING DEPARTMENT Phone: (503) 639-4171 Fax: (503) 684-7297 h uogm\pattylpreapp eng flier section preapp•r mst) camber 23,1996 CITY OF TIGARD Pre Application Conference Notes Page 5 of Enpmeenng Deoanment Sert on CITY OF TIGARD COMMUNITY DEVELOP,titENT DEPARTMENT APPLICATION CHECKLIST ��!' CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: //Dr��1 � Date: APPLICATION & RELATED DOCUMENTISi SL,BMITTAL REQL'IREtENTS INCLUDE / MARKED ITEMS A) Application form (1 copy) ❑' B) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement E) Filing Fee No. of Copies Z9 Z /7S ////t7 SITE-SPECIFIC MAPS)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies Zy 1 . Vicinity map 2. Site size & dimensions er— 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) ---- 4. Drainage patterns, courses, and ponds e' 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level 8. Location of existing structures and their uses W' 9. Location and type of on and off-site noise sources r, 10. Location of existing utilities and easements 11 . Location of existing dedicated right-of-ways �� LAND LSE •PPLICATION J LIST B) Site Development Plan Indicating: No. of Copies 1 . The proposed site and surrounding properties gP P ❑ Contour line intervals ❑ 3. The ocation, dimensions and names of all: (a) Existing & platted streets & other public ways and asements on the site and on adjoining properties c ic (b) 15' posed streets or other public ways & easements on the site ❑ (c) Alt native routes of dead end or proposed streets that r quire future extension 4. The location and dimension of: (a) Entrances and exits on the site ❑ (b) Parking\ nd circulation areas (c) Loading nd services area ❑ (d) Pedestria \and bicycle circulation ❑ (e) Outdoor common areas ❑ (f) Above grou9d utilities ❑ 5. The location, dims sions & setback distances of all: (a) Existing permnent structures, improvements, utilities, and easements whi h are located on the site and on adjacent property within�25 feet of the site ❑ (b) Proposed structu es, improvements, utilities and easements on the site ❑ 6. Storm drainage facilities nd analysis of downstream conditions ❑ 7. Sanitary sewer facilities ❑ 8. The location areas to be landscaped ❑ 9. The location and type of o door lighting considering crime prevention techniques ❑ 10. The location of mailboxes ❑ 11 . The location of all structures a rt,d their orientation ❑ 12. Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies z`-( The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines ta- (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development tY 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals (c) That all problems will be mitigated and how they will be mitigated ar" LAND USE APPLICATION/LIST D) Architectural Drawings Indicating: No. of Copies - The site developn ennt plan proposal shall include: 1 . Floor plans in . ating the square footage of all structures proposed for use 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies 2-'-' The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings e--- 3. Location of terraces, decks, shelters, play areas, and common open spaces c 4. Location, type, size and species of existing and proposed plant materials e-- 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: ❑ H) Preliminary\Partition/Lot Line Adjustment Map Indicating: No. of Copies 1 . The o n r of the subject parcel 2. The owner's authorized agent ❑ 3. The map scale (20,50,100 or 200 feet- 1) inch north arrow and date ❑ 4. Description f parcel location and boundaries 0 5. Location, wi h and names of streets, easements and other public ways within a d adjacent to the parcel ❑ 6. Location of all ermanent buildings on and within 25 feet of all property lines 7. Location and wi h of all water courses n 8. Location of any tr s within 6" or greater caliper at 4 feet above ;round level ❑ 9. All slopes greater th n 25% ❑ 10. Location of existing u ilities and utility easements ❑ 11 . For major land partition which creates a public street: (a) The proposed righht-of-way location and width ❑ (b) A scaled cross-se *on of the proposed street plus any reserve strip ❑ 12. Any applicable deed rest fictions ❑ 13. Evidence that land partitio will not preclude efficient future land division where applicable ❑ LAND LSE ♦P°:CATION J LIST I) Subdivision Preliminary Plat Map and Data Indicating: No. of Copies 7.- 1 . Scale equaling 30,50, 100 or 200 feet to the inch and limited to one phase per sheet 2. The proposed name of the subdivision c- 3. Vicinity map showing property's relationship to arterial and collector streets -4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) 5. Date of application 6. Boundary lines of tract to be subdivided . Names of adjacent subdivision or names of recorded owners of adjoining parcels of un-subdivided land 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% c- 9. The purpose, location, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public and private right-of-ways and easements (b) Public and private sanitary and storm sewer lines 2- (c) Domestic water mains including fire hydrants (d) Major power telephone transmission lines (50,000 volts or greater) o (e) Watercourses c.--- (f) Deed reservations for parks, open spaces, pathways and other land encumbrances o 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans 11 . Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants t 12. Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision -- 13. Scaled cross sections of proposed street right-of-way(s) e� 14. The location of all areas subject to inundation or storm water overflow tam' 15. Location, width & direction of flow of all water courses & drainage-ways o- 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots. o-- 17. The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings 18. The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting 19. Supplemental information including: (a) Proposed deed restrictions (if any) (b) Proof of property ownership (c) A proposed plan for provision of subdivision improvements o' 20. Existing natural features including rock outcroppings, wetlands & marsh areas G` 21 . 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 • LA,c) LSE AP°LIC{T■Oh/ LIST J) Solar Access Calculations: K) Other Information No. of Copies C h`JoYinbamMucerSU<ichst.rust may I). 1995 LAND LSE APPLICATION/ LIST TIGARD WOODS P. U. D. EXPEDITED LAND DIVISION A PPL ICA TION --1 1I - �I I ► I - I • ,-.. APPLICANT/OWNER '-I- i i I PETER WM 4 KUR1 DALBEY BEACON HOMES INC I flNY0B0 S/ , 9500 SW 1151h AVENUE BEAVERTON. OREGON 17001 I ., _---- 1503)514-1991 BARBARA of ENGINEER C �' HARPER 200 S MACADAM A -__ 5100 S W MACADAM AVENUE 1 r / ------1LL -- -- SUITE 580 1 I PORTLAND,OREGON 17101 1111 eN 1503/111-1131 l - I -- - — 1.:: •� _r SCALE r•rM' SURVEYOR II ___ ..r G L L LAND SURVEYING,Inc 6116 NIMBUS AVENUE �, > BEAVERTON, OREGON 97001 -_--_, MI.x. ----- S 15031 611-0301 =__ *_>z rnrnwA w - --2 111111111111111111 .! DST f--— PROPERTY DESCRIPTION ^— I I I I 11 I __I HI = LEGAL DESCRWHOM ISI 25CD-4000 ZONING: R-4.5 PARCE! SITE: 1<0 ACRES 1-1 ,! I __ USE d LOTS I J I��I 1 SHEET INDEX - MICE ST ---- I I I - - -I 1 TITLE SHEET/CIRCULATION PLAN II 2 EXISTING CONDITIONS i --^ I _ I{I 3 TENTATIVE PLAT 4 P LI 0 PLAN __ 5 STREET PROFILES I i ' ' y 6 GRADING AND DRAINAGE ' I I i 7 UTILITIES PLAN 8 UTILITIES PROFILES 9 TREE REMOVAL AND MITIGATION PLAN CIRCULATION PLAN _ DESIGNED. SHEET NO MB rper TITLE SHEET / CIRCULATION PLAN °""W" NB `Righellis, Inc. CHECKED. S M O I N S S I I I S TIGARD WOODS 10, 9 AOR DATE NO _ DESCRIPTION 30 91[OIIY ABM SA N4 Pomo.o DATE, lB a,-„,, ,�K I„,)SA-1„ TIGARD, OREGON R E V I S 1 0 N S JOB NO d/20/97 13111-30 . .. • „.. .• EXISTING LEGEND ■•■=2-**--4=1 [2 ,f, 7i . ,..• E";c - SIMMER EVVCAolli VALVE ---.11' s.44.4 r...--.7-7n ......1 PI - EELIEWNE ETVESEAL SCALE I"•SY \-'-'.7.n\ 'N ::4LE,..:0:' S', ..„..:.,.i. _\ \ I , .....,..1 .. .t; -:,I"' 1. 1 . . . r.'..4-...1 .. -—-c,— - GAS LEK -J. '•'.4-t4.--.---0,-:-.44-,-,L,‘4.'''' • ' •• 's-•'ska,:.....:..:...A.:'..'.....:::..:- '' '••''..1;',...'r"..1.7.r•••AS C:.•;J:•::,771 .'.:" *. k.,177.-74:.7. :.-40.„I cy ... • 1 h I 4.1.'•• el••,, ,.. .'''''. • 4 1..........117 . .• 1* ..7:`■:. .. T-=-,-, " "-"t■ . ".,4. ...7,":".ST , ..7,.,--. -• . • :I . 1 . -,.. •... - •• *-....- •! -,:I - , • .4,— • OVERHEAD WIRE 5 . LANDAU. 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" • i I :'.'ill * N'ej,t 1 .e.•1 G. • MERV SIGNAL MX eNt 17) 2.'o. 044011.330.E I i SP.RV 'SN ..-........ ." . .....] , [ • s•4k5•s •-••••-••••17.1 - W L '•EXM0 IIONGS . -.---o1••h !I I TREE IDENTIFICATION TRILE ./Ef.1111,1 , WEIMAElliiigiliOliitaiii11116•11"'CliffiKr-i sik- iffii. ,- -,_y_-__Numm.p. a • Lt.... vil. iimeimaram•ui . _..... 7,-, ...y.m . _ m_mm.,.. . ./.44.,u.inu. ........T2 _i,.... :-.1,;:-.ens..= •• H INUMMIAMM4MMAIIW;MMLYMINtaINIILINIIII•4111 :: :' TREE LEGEND WI 11."&tmlMIBillik211M1611111:1111114111 OF•IsnaWsa.manesle =.11111?Ijilithl=0111221MVIAMIN — f 170.1.45 RR• X•Aro-meryiryitax, ICANIIMAIMM.,i111LLIMMIL;,,i':Mf.f,■MM.JIIIL..-011MAN rr WI.l 8.1.:A I MAKE I,. liZIMVII 'EVA RIOWIMI-AL 11''-11MAIIININE2 7 V 0 A:7 7,;7" MINIIX.■=_AINIIMLM M.,:.=M-SE IlLiBIELAIN M_iil MilM „ MO.'.f.,;471,7,7.737. MA11111141111111111411•WAIIIIIIILAIIIMAN MANn111..II . _Yr, ,Iii.!OXX...;.-A.a.•..., Mai 1.-1111111114■111111ANU. BM.JIM M_All W..LMM_ M_YIEML:MiEL.I.IMIIIILAIIIIILIMIll:-.MMUji ...4.11•2■111,i .1111/..1/Niki 1.....44.E2„ .. ....,.... - , if. sfq•r owlen IM'MIME-AllillU ON111111M .- 1.111 Ui w mfr. W4MIICAMM.111•14.1•11•L4INNWIN=MAIM MLIM , '' .. .._..1,_.:7.-- it -- - ----- `- 131MFt' ILICK.rallamil-nilkli I 01550 INP,IMM:...,MMAIINIIMMIMMELJENIIILMINE. M.:JiM,L111 '' INFAM DESIGNED. SHEET NO MB rper EXISTING CONDITIONS DRAWN: MB tghellis, Inc. . 1,101116 [ 1111 TIGARD WOODS 2 OF 9 CHECKED: AOR woo w wcww•wwe.son MO.7M/O10.OP PnO1 DATE N N O. DESCRIPTIO 470.,.22,-II, FM(SW).1-1171 I IGA RD, OREGON . _ BATE. JOB NO REVISIONS _ 0/20/07 81*-30 ..._. I 1 I 1 ! . 1 ,....,...,.., L1;-.7.7.! 47;71 - I T.!...771 I I I ■••=7*CI -.--.... :77C-7?-7 I 1.,1 ....:"...;,14".. S.W. LANDAU PLACE SULU r•w _ _ ..... -- --i..... I 1 _ I .....5,'":. .....e:-. e-— r-T 1—1----;;;.--- __ I - I 1—1 sowle WOSELAIVI PAO -....■ ..„„ V 0 • k 3 I I li 1 . : 1 t • 1 1 : 1 ; G... ,..i 1 . i : 1 ; ,...1 I . 1 1 ; 1 . 5 L xesookr kt , 1 i I ,,sF 'or!Ulf :61 I I... Il 111144140 lin'e .4 li' &VI SF I 'll . 2! i ;31 ANS 51 I 4156 54 I. i I ; Ars.SF I ! 1 1,-- : i 1 I 1154 S f I I I I ' kaUfecie\ ,',1 I : 1 I I i i 1 ro SE RFISOVED 1 g . I / a ! Is I I I I I i I 6SI a SF I _I. I 1 I 1 \ ' h • .- , i—L 1 Mt I so r.......i.„ Sr• L ", T. 1 _ . 1 1 I I , . , 1 i 1 1 , , . AREA BREAKDOWN LOTS 61,219 SF RIGHT OF WAY 134 S.F. TOTAL 61,353 S.F. S DESIGNED SHEET NO MB licarper TENTATIVE PLAT 3 OF 9 DRAWN \Righellis, Inc. TIGARD WOODS MB CMOIPIEEPP s CHECKED DATE D DESCRIPTION AOR 5305 SW 11.0911 WWI{SUIV 5(4 MIM.14 OP 9.1 TIGARD, OREGON (50.3)221-1131 RA(503)22/1171 JOB NO R E V IS ONS 8311 30 N DATE I 4/20/97 E 1 • WEI J N&SE.. I t AI .-.--•' i.-77"7.'771 NW LAM/R. r II suEEr.•r.s F' �' pIE '" S.W. LANDAU PLACE E•R ' w fr _._-- kil ke 7 /� pl/i�l�11��1 L �1�9il� il/ a1M __ \ AI is / y",r� r' rsi ' . .4, ..7 sir :.-1 �5. 1 \ I-•rr4 / •,I •1.:.. I , I , / r„ . .yy -yL X/ �i'fi!.'y�l I - 7 I ---1 ' ----1 ' r--- ' ---� ■ GROSrRLANPMIAt,M'RT.J '�� '• WAY -ir�r°+'"� �'✓ 1 I s.r..rt n.Tr Nt L JIA EL I I I I j PE asTR"MR sr,er Lc�� • }2 # ,C/•,.." EIn CONERNKi%% ; ; I I I 1 3 I y y 1 I j LilS IF. f ; ; I I.t L --wR --- �\ I I II R..�. I 1 �' ATSL Ss IN 'tiro R aroma '" e ` l 1 TI I AERr n I j f L CM SF. l ��w�U1 I REM Ss. I L J I L J I AMA SF I I 1 I I �� L I / E' I j .��Y R.EA i r-1--- — -- - I J -- S. R .: sr .. 1 # I 1 i ; , ID L(IMMO I �O i• I I 1 is. I I I I Milt,r U.LAIN sr. •7•11.541 SP /PRN LwnIARR -- I uL ._ I TRO I _._. �. _ . AE J_._. RAP _ L -- -- .: ' II YARD SETBACKS T + LOT PROW PEAR WE WWI or IMF LOT tot LOT LIME I I 1 1 , sas I�a��s• I I EMU® S' IMMsTIiMI5MM LOI JAMS A SIRE,SATE SETBACK OF IS E5• MALE RIGHT-Of WAY) a. 3 j5•(MALE RIGHT-OF WAY) >. 1S. IS' 5 I. o o 9.5. 75• S.S' �f• ia., SIDEWALK STREET IMPROVEMENT EXISTING PAVEMENT ES u '..2 EXISTING PAVEMENT STREET IMPROVEMENT SIDEWALK �W r a* Wig ' ,%_ i 2 3 % --, w COMPACTED SUBGRADE N W-WoO'*Q...- '''''',..r > %// /44 COMPACTED SUBGRADE 4'CONCRETE SIDEWALK ASPHALT CONCRETE ASPHALT CONCRETE 4'CONCRETE SIDEWALK STD.CURB CRUSHED SUBGRADE CRUSHED SUBGRADE STD CURB LANDAU STREET SECTION LANDAU PLACE SECTION r.Lir -.- DESIGNED. SHEET NO 'ME Irper PUD. PLAN DRAY"' FMB \Righellis, Inc. 4 n CHECKED c i H c a w R TIGARD WOODS LI. 7 AOR woo DATE _ NO. DESCRIPTION ""°"""`"`g""'"°`"""°'""'°' TIGARD, OREGON DATE: iws)ni-i i.1 A<Iwx7 221-11 71 R E V I S I 0 N S 6/10/9T JOB NO BHl-30 i i I 1 j i ! ! I Y ? dY if ail td alid >; r t f.wTa s r fi 4. 'L ti u UP /NMGS(0 MAW AT GUTTER in 141........_.._.._..___.-_---'- �� FS1 _ _.._.._...._i...._...__._...---.' i il:t /.$ � EXIST GRAM AT CERTEMRAA 3 t F 1 _ i E 4 r+ ^ EXKT MN11R AT*must i E �� E 1 i ` I E LANDAU PLACE GUTTERLIN PROFILE SCALE r•30'MO NET ! I r•M'NUM I ; Mt MM MM MM MM M.M /IN NX I as E► _ axe iid d L .d Fd d �M _--._._._ Ww lµw _ MD --._-..- EACH SMw -1-t"--- ._. _ LMw I i Iwr0RO GAM AT 021TULM t [.fait.IMO A NTRMII[ MINI 011AM At COMM I { I ! NI • 1 I I I LANDAU StREET GUTTERL MY PQOFLLE I i KALE r•SO PMUL/ E i _ i r•w•N W T MM MM w.M DESIGNED SHEET NO Me rper STREET PROFILES DRAWN .17/11 ighellis, Inc. CHECKED • N TIGARD WOODS 50, 9 AOR woo DATE NO. DESCRIPTION '"'�°"' `°"" 33(151"°"•'m' TIGARD, OREGON DATE, 1503,:a, 1131 N.I»I u1 RE V I S I O N S 6/10/97 100 N0. 8"a-30 • 0 ke . E7 I 7 gi i 11 SLALG r-y. F.: y l j ry - .� y� \ ��'� F _- S LANDAU PLACE ■ FM te_—�} _ r•w y .. ' P ys♦ i� try, 1233 L P 72 STOW ; • I I ?Ks LJ r fllwr• \ y my 1 wra•• FE ►ia�1E YAK I °®�� — F' 1 1 �� l r. •fir • �'6w •* .0 f:i •'�S&. et ��+n` t ..n- .....''t.. \ ...` .`, �� \` ICC J x 1 lid yp� /�,?! Ni I i \ �\1 ra�r –�–i –'Pti` i – ■ 1 4 I� •srarl«1 °w°snlr'*a'lirrtS1t i I{1 I L ' "K 1 • srwW r.R.4.. I l ; –1 snrwsrA.t Sr srgrnX'rrrYr. ,� .... it i Y- r II as w RAT sL nAY.aRA Ers cl I I I . I 1 `. I I I 11 R0 nA. 1 2 w .a•srR ) r I I I , I 1 I I r nR.Rsut 4s•Rr. j �� •� I 1 I 1,'y� I� I ' y I� I L I 4� I I \ I x. I E26TN65TORM NN— II�I I 1 / I . I ( .I IE I \ ---' -- i I ` i I•ST$Al TA&S3f/t .1 I ! I I L -LI I,rwt MF I ' I G! 4 "i,:--- --Y--- ,, < I� 1�i I F' G 1 I\, L_ - r1 larxEEr iii." I �. @"l ..r• •F i 1• L \.�� — —:� ):ILeErnrLrRC ,.I jj i TM\, I.� :-sveua�:" 2^f I '".-..'Oil—-1 8 r a1 -r I i ,r 1 i'T' ` f d ;t II 4. /! L' L --- J I – J R 0W k., . , i I Il \ 11"1 . ...lit e. I `t', { - l l a t S I_..! `/ ' 7 � ..rJ /� el� , 7 'I t— E i r .0 r e 312 , !! :,- —_ if --ice+;—__—it .:"1%.,. Ili I . r --.:,../ I 1 { C{I 0 1 6 ! 1 ' I ! .4 1 I 'i 4 % 1j I I._. ! I 1 / .� L sr L" .I I,. 1 ,t i. STORM DRAINAGE NOTES 0 STORM MANHOLE NN It -MOT- I F N War-met fir-PVC ,F N5F-n4 TT'Or PRO IF NSN-rri Sr'IN'PVCI ,r our RR•rn rr err-PRO ❑1 STORM MANHOLE PM Ft -rrrN I F.IN S.w-Mr re'Pt-PTO IF OUT NF-rP IS pr PTO O CATCH BASIN PN 71-TM lr If XI N K.-IA 77 or COR'O ©CATCH BASIN NR R-rr'MI ' IV Our VAST-VIP Pr"•Vq IV N REST.MN IN"PTO NOTE APPROXIMA T£ TIME OF YEAR FOR PROPOSED SITE DEVELOPMENT IS WINTER OF 7997 DESIGNED. SHEET NO 1M8 ,:lijarper GRADING AND DRAINAGE DRAWN: Ma \Righellis, Inc. CHECKED: e R N R 6 9 AOR DATE NO. DESCRIPTION �'°°9""�°°" ""`"""a°°""""""'°' TIGARD, OREGON DATE: I s.$):z,-),"a r rx(SW)ni-.II, – R E V I S I O N S 5110/97 JOB ND. DH1-30 • I ' j /'• .. --�'•r•"'_... --7......- T--Yom+"`.-y `a,y -,••;'� `--i':•� :1--"?, /^ ii I SCALE f:30' •+: _ -,•�.^...a -__ _+_-- •--.._--_-x MIRK MAIM ag_ .. �_'•_.. ..... r -- - . ET • -•f1:.. :-- ; It---- u.r- U/E S.W. LANDAU PLACE HME -...... HI •. yam . "421. — -H---- - H --- - - -• _ - " �f- ��. .•' ��•MR.ITQ31°"I�EIN"" =--- =. �..:.:.- i+-rtr.,+.v.�o.e -..r... -, .:. 1. r..�-E 1 sYANY - - - - - -. -.- ,.- .. • \,yam ` � P MX(MATER CLEAWI'r -`/1 t �; i 6� fr=77.. li I I I WSW/ITP! 1 SAM STA h3/• • +h 1 �- ;��I �, I I I Sr.STA.HAIR IT'RT..I REINAIE WS CORKY ROM I II.C: 1 • m' �'�,.� !• / :�; k 1 I [ENE/s.r swrARr I I I Z'c 1 .'�' 1 N i MY 3 a.L•....� ..�• II. AEnA.►at. I •C g) /. 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NN TIGARD WOODS 7°E 9 CHECKED: -- A0? °I Ate.AwNK.35,m MOA»a a^m' TIGARD, OREGON DATE NO DESCRIPTION GATE Iwsi zzl-uTl rul 150.11 zzl-III+ MO NO BM 30 R E V I S I O N 5 eilPivT a at ak ...4W4-.4 tar. I ......t_...-_ ..__.. .€.,.,.Fib- ......_... ^—___ •i ............._...._.t....._-._._.........__ .......... .1. ..:At.ghCiii; i -. ! �E�v i -- A _ .F I ..•�L_^ i~ >t-- LI Sr PVC S•CUSS SN¢4 � s -wfn• afw I I i i Tr_.._._ .�-... _ _._._.._ —..------_-.----____..____-_.-._ ........__...._.»_�.__...._.__.___ E. . €€ f•INN i i LNr --_..-......_j_._. — ..............._............---..-...--___._.-._..-_— 1,, I STORM A PROFILE I I SCALE r.JP PRIM r.A'•YCRE.• I I c.ac MN 3N1 3,M 1•1 MN •t lat.-,44a rraE.eLA1ilA .eXa Fig V...' S^ I ..._I —MA.MINIM I _ M�.y: N MIMEO nova --- ---- m LE.r PVC S•AIM 9I _ ([(' ■ STORM 0 PROFILE 1 1. r.r ry77133 IAN Am d1,, f ,S• i ,S•UMTAR Y r Muff PROFILE Scar r•fr nnn3 jt r•rIYGEl M/ ••• r.ee DESIGNED S,LET NO HB rp er U1 IL I TIES PROFILES ::::: 1Me ig helli5, Inc. TIGARD WDDDS 80, 9 . A0R DATE NO DESCRIPTION — ow).1.1, x." NA(505) TIGARD, OREGON GATE: .+Iso•)z•i- R E V I S I 0 N S 6/70/97 10B NO fH1-30 ,.T y7. � .. S.W LANDAU PLACE UM!LW MEW I 0..11706 a.10't r 'e ) I 1. °"✓u I 29 �� H.. A •. �,.'� . .{{0 4c.V� Ste , att ty .' to,� '�,A. •: t> 4 A i, ,��, 1 /0717! IQS I (` �) I )tip I i 2! i 2 �`[ • r I r A; fYJ e2. I."1Fr7 �� ' V 17 a i ��sl sv 3 I 1 i I • rra�'! I I'\ ti'+�L s+ el :. •d I I L I rz---#�� 3 • • ,�'� rlsrMi 1 rw `` nn `�x 1 ■1 .i -� It I • U�sy1 > I r 1.•= mot__________ \ r2 Is�! IA I i r:r� l;Y��11 I I to 11b1 l�,e �. IFS i �R r \�mr...\.\� I I ro r�e rvl4iVI! .zs r [[��`� 2 I r00 f I I a I A Ir i&�i1U1\\11\U1� r l I 121 �j�re7 ' L J 1 L J r r 'I r- I FFTTF EE22 I 4a p r1Li -L :o I :� Y .z° I T� '�+� ,•„,,,,,,:,‘. „„„,„ ,:•,„:4::::::.:::4:11::,.."•:.„,::,:::::,:.:,:,:...:•:::::;:,:p.:,:.,::,:i,:;,:::,,::;.::',::;.:,.. .0,:,•,: ::4:,,..,:tviti,:::::,,:,,,,„,. 4... 2 I___ ,,,-. I ,...:•_____, •,. ..„,:i .__",.. ,.....Rd��, e 11 li I MNNFD70/. I I • I REPRESENTATIVE NUMBER ACTIVITY LOCATION SPECIES(II ATTRIBUTES OF TREES PLANTING ON-SITE WESTERN RED CEDAR SCREENING,FULL FOLIAGE, TOLERATES WET SOILS 60 PLANTING ON-SITE PIN OAK FORM, FALL FOLIAGE, TOLERATES WET SOILS 40 -- - sU TOTA S1TE MITIGATION ---100------ PLANTING OFF-SITE 12) UNSPECIFIED N/A 112 TOTAL MITIGATION PLANTING 212 (I!REPRESENTATIVE SPECIES ARE TREE SPECIES THAT WOULD TYPICALLY BE USED FOR MITIGATION PLANTING TO MEET SITE OBJECTIVES. ACTUAL SPECIES WILL BE BASED ON AVAILABILITY FROM THE NURSERIES AS WELL AS SPECIFIC SITE CONDITIONS THAT EXIST FOLLOWING CONSTRUCTION. (21 TIGARD CODE PERMITS PLANTING OF REPLACEMENT TREES ON OTHER PROPERTY WITHIN THE CITY. ALTERNATIVE IN LIEU OF TREE REPLACEMENT THE CITY MAY BE COMPENSATED FOR ITS COST IN PERFORMING TREE REPLACEMENT DESIGNED. A6 SHEET N0. DRAWN: Irper TREE REMOVAL AND MITIGATION PLAN A• Righellis, Inc. TIGARD WOODS 9. 9 EN P INEL NS CHECKED: AOR GATE N0. DESCRIPTION — »S."'r''0Y1 _SURF 704 1.1.14°"ml DATE: 10])31-1131 ...,�1 221-1171 TIGARD, OREGON R E V I S I O N S ■ 20/12 Hoe N0.090-30 CITY OF TIGARD Community 4Devetopment Shaping / Better Community PROPOSAL DESCRIPTION FILE NO(S): SUBDIVISION [SUM 97-0006 PLANNED DEVELOPMENT IPDII] 97-0003 IONE CHANGE IIONI 97-0002 FILE TITLE: TIGARD WOODS"EXPEDITED"SUBDIVISION APPLICANTS Mr. Tony Righellis OWNER/ Beacon Homes, Inc. REPRESENTATIVE: Harper Righellis, Inc. APPLICANT:Peter Kusyk & Kurt Dalbey 5200 SW Macadam Avenue, Suite 580 9500 SW 125th Avenue Portland, OR 97201 Beaverton, OR 97008 (503) 221-1131 (503) 524-1999 REQUEST: A request for the following development applications: 1.) Expedited Subdivision preliminary plat approval to divide an approximately 1.4 acre parcel into eight (8) lots ranging between 6,568 square feet to 8,254 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum size required by the zone; and 3.) Zone Change to record a Planned Development Overlay Zone on the Zoning Map. LOCATION: 7607 SW Landau Street; WCTM 1S125CD, Tax Lot 04000. The site is located at the northwest corner of the intersection of SW Landau Street and SW Landau Place. ZONE: Residential, 4.5 Units Per Acre; R-4.5. The purpose of the R-4.5 Zoning District is to establish standard urban low density residential sites. The R-4.5 zone allows, among other uses, single-family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: ORS 197; and Community Development Code Chapters 18.32, 18.50, 18.80, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. CIT: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY DATE COMMENTS DUE: Friday - August 8,1991 X STAFF DECISION DATE OF DECISION: Thursday - September 4,1997 PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN X NARRATIVE X ARCHITECTURAL PLAN SITE PLAN X OTHER Tree Removals Mitigation Plan STAFF CONTACT: William 'Andrea,Associate Planner [x3151 SUB 97-0006/PDR 97-0003/ZON 97-0002 TIGARD WOODS"EXPEDITED"SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS July 11, 1997 Mr. Tony Righellis CITY OF TIGARD Harper Righellis, Inc. OREGON 5200 SW Macadam Ave., Suite 580 Portland, OR 97201 Re: Notice of Incomplete Submittal Dear Mr. Righellis: The Planning Division has conducted a preliminary review of Subdivision (SUB) 97- 0006, an application for an eight (8) lot subdivision (expedited), and have found that certain application materials were not provided with the submittal. The Planning Division is unable to continue processing the application pending submission of the following items and plan notes: 1) Drainageway. The pre-application notes identified the need to determine if the swale classifies as a drainageway, and if so, a wetlands delineation was to be conducted. This item has not been addressed in the application submittal materials. The tree protection and removal plan describes the site as containing a small local intermittent stream or drainage bisecting a portion of the site. This description further raises concerns that this swale may contain wetland area. This item is a concern given the requirement of a 25- foot buffer from the boundary of a delineated wetland and/or streams carrying year-round flow in accordance with Unified Sewerage Agency standards. 2) Address Metzger/Progress Community Plan Area of Special Concern#10. If you have any questions concerning this information, please feel free to contact me at(503) 639-4171. Sincerely, (/)4/6 /06,, William D'Andrea, Associate Planner, AICP i:turpinWIINsub97-06Jtr c: SUB 97-0006 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 CITY OF TIGARD OREGON July 22, 1997 Mr. Tony Righellis Harper Rig hellis, Inc. 5200 SW Macadam Ave., Suite 580 Portland, OR 97201 Re: Notice of Complete Submittal Dear Mr. Righellis: This letter is to inform you that your application for Expedited Subdivision Review (City file reference: SUB 97-0006/PDR 97-0003/ZON 97-0002) is considered complete and has been accepted by the Planning Division. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Sincerely, • William D'Andrea, Associate Planner, AICP i:\curpin\will\sub97-06.1t2 c: SUB 97-0006 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 PRE - APPLICATION CONFERENCE NOTES CITY OFTIGARD topment • PRE-APPLICATION CONFERENCE NOTES >haping IiBett rtCirrununt , RESIDENTIAL 17 ; ----ii1 �� / 9 Sri: Mil Dfti✓DRRA _or APPLICANT: AGENT: 70w}/ 7Zi64-i611/5 Phone:[ l Phone: [ I 2�I -- 1/3/ PROPERTY LOCATION: ADDRESS: 77p07 Sti) G.4.7,■)ii .4 c2 S7 TAX MAP/TAX LOT: 151 ZScn -- '-l000 NECESSARY APPLICATION[Sl: SuSTW IS 1C)ti PROPOSAL DESCRIPTION: r( 1of SoBDIU t51or/ COMPREHENSIVE PLAN DESIGNATION: /-0 1(9 ZONING DESIGNATION: R' 5 CITIZEN INVOLVEMENT A51 FACILITATOR: TEAM AREA PHONE [5031 (ZONING DISTRICT DIMENSIONAL REQUIREMENTS) Minimum lot size: nVsq. ft. Average lot width: 50 ft. Maximum building height: 30 ft. Setbacks Front 20 ft. Side 5-ft. Rear / 5 ft. Corner /6-ft. from street. Maximum site coverage: /1//f % Minimum landscaped or natural vegetation area: ,4 % [Refer to Code Section 18. 5 l DITIONAL LOT DIMENSIONAL REQUIREMENT Minimum lot frontage: 25 feet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The depth of all lots shall not exceed 21/2 times the average width, unless the parcel is less than 1% time the minimum lot size of the applicable zoning district. [Refer to Code Section 18.164.060 Lots) CITY OF WARD Pre-Application Conference Notes Page 1 of 10 tssld.utlsl AppllcstlsuiPlsuulug ONIsIuu Sectls■ Poe' "routing request pad 7664 ROUTING - REOUcST Plleeassee LJ READ To D13 ❑ HANDLE Mt 3e ❑ APPROVE H anndd�ORWARD k S 7� I E F V ❑ RETURN --SF V' •.'•. �'� r ,�}I � ❑ KEEP OR DISCARD DS� 164- / LT� ❑ REVIEW 7 WITH ME C 5 4' — (1 c / Dale t7 From 1 I I SPECIAL SETBACKS • . Streets: feet from the centerline of • Established areas: feet from . Lower intensity zones: feet, along the site's boundary. • Flag lot: Ten (10)-foot side yard setback. Zero lot line lots: minimum ten (101-foot separation between buildings. • Multi-family residential building separation: (Refer to Code Section 18.96.030) 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 1000 sq!iare feet on parcels of at least 2.5 acres in size. [See applicable zoning district setbacks for primary structures) SUBDIVISION PLAT NAME RESERYAM Prior to submitting a Subdivision land use application with the City of Tigard, applicant's 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: 648-8884) FLAG LOT BUILDING HEIGHT PROVISIONS Maximum heigh f 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-4 ones provided that the standards of Code Section 18.98.030(B) are met. _,RE IDSIDS ENTIAL DENSITY CALCULATION (See example belewl The Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: 1. All sensitive lands areas including: a. Land within the 100 year floodplain; b. Slopes exceeding 25%; and c. Drainageways. 2. Public right-of-way dedication. a. Single-family allocate 20% of gross acres for public facilities; and b. Multi-family allocate 15% of gross acres for public facilities. (Refer to Code Section 18.92) 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 so. 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 new whole dwelling unit.NO ROUNDING UP IS PEAMITTED. CITY OF TIGARD Pre-Application Conference Notes Page 2 0110 Iulla.tlal Anllcatla./PlaedN Iona.■situ.. LOCKS , The perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. (Refer to Code Section 18.164.0401 RESIDENTIAL DENSITY TRANSFER The City of Ti rd allows a Residential Density Transfer of up to 25% of the units that could otherwise have been develope on sensitive lands areas listed in the density calculations that may be applied to the developable porti n of the site. (Refer to Code Section 18.92.0301. It is the responsibility .of the applicant for a residential development application to provide a detailed calculation for both the permitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSITION Regardless b£,the allowed housing density in a zoning district, any property within 100 feet of a designated established arm shall not be developed at a density greater than 125 percent of the maximum Comprehensive n designation (not zoning) of the adjacent parcel. Transition area applies to any property which is designated established area. The subject property is designated as an rea. The subject property is adjoined by established/developing/areas to the north, south, east and west. , TUBE STREET PLAN AND EXTENSION OF STREE 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 boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 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. (Refer to Code Section 18.164.030) _RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north-south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis, CITY OF TIGARD Pre-Application Conference Notes Page 3 of 10 tesllntial I.j.IlatieCTIm.e IMsU.section The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: 1. East, west or north slopes steeper than 20%. • 2. Off-site shade sources (structures, vegetation, topography). 3. On-site shade sources (vegetation). -p- Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. c. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards,or that specific lots should be exempted or adjusted out The following items shall he included in the analysis: 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions. if applicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east-west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CITY OF T1GAR0 Pre-Application Conference Notes Page 4 0110 tull..tlal Aoplcatl../TIaa.1 OMsI.■S.ctl.■ PLEASE NOTE: Regardless of the option(sl used through the design of the Subdivision or Minor Land Partition, all one and two family, single-family residences are reviewed through the building permit process for . compliance with Solar Balance Point standards. Please contact the Building Division for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction. PARKING AND ACCESS All parking areas and driveways must be paved. Si gle family: Requires 2 off-street parking spaces per dwelling unit. Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi-family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi-family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. [Refer to Code Section 18.106.0301 N. m.r- ,§ 40°. of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls s• -II be dimensioned as follows: Standard • .rking space dimensions: 8 ft. 8 inches X 18 ft. Compact parking space dimensions: 8 ft. X 15 ft. 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 he parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A hando is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located i areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provide the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum access width: /S . Maximum access width: Minimum pavement width: /C%' . REQUIRED WADY LOCATION Within all a ched housing (except two-family dwellings) and multi-family developments, each residential dwelling shall connected by walkway to the vehicular parking area, common open space and recreation facilities. CLEAR VISION AREA`' The l requires that clear vision areas be maintained between three and eight 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. [Refer to Code Section 18.1021 CITY OF TIGARD Pre-Anpllcadon Conference Notes Page 5 01 10 I•sld•utlal Ullicstlu/?lsulu!IMsIn Section BUFFERING AND SCREENING • In order to incre\ase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent develop' ents, especially between different land uses, the City requires landscaped buffer areas along certain site p rimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occup d by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between v ical and horizontal plantings. Site obscuring screens or fences may also be required; these are often dvisable even if not required by the Code. The required buffer areas may only be occupied by vegetation`.fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. [Refer to Code Chapter 18.10 The required buffer widths whit are applicable to your proposal area are as follows: ft. along north bo dary. ft. along east boundary. ft. along south boun ary. ft. along west boundary. In addition, sight obscuring screening is required along . S TREET 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 feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four 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 tree' or every seven parking spaces must be planted in and around all parking areas in order to provide a vege tive canopy effect. Landscaped parking areas shall include special design features which effectively s reen the parking lot areas from view. These design features may include the use of landscaped berms, corative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.100,18.106 and 18.108) E REMOVAL PLAN REQUIREMENTS A tree pan 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, major 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. Mitigaton must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: Retainage of less than 25 percent of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; * Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.150.070.D; CITY OF 116ARD Pre-Application Conference Notes Page 6 01 10 tesllaatlal Mpleatlea/Fla.aluN Mlles Saetla■ - Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; - Retainage of 75 percent 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 18.1 50.070.D. [Refer to Code Section 18.150.0251 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. • 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 18.150.070[Dl SIGN n permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Pern'rits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted,if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. 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 percent, 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 sensitivg lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. [Refer to Code Chapter 18.84) CITY OF T16ARD Pre- pllcatIon Conference Notes Page l of 10 I�sl�ntlsl£//IlatleuP urn.i IMstu Section Chapter 18.84 also provides ,ulations for the use, protection, or . Jification of sensitive lands areas. Residential development is prohibited within floodplains, STEEP SLOPES When steep slopes exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.84.040.B. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.8.2 and 18.84.040.8.3. UNIFIED SEWERAGE AGENCY[USA]BUFFER STANDARDS,R&0 96-44 Purpose: Land development adjacent to sensitive areas shall preserve and maintain or create a vegetates) corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The vegetated corridor shall be a minimum of 25 feet wide, measured horizontally, 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 corridor. If approval is granted by the Agency or City to reduce the width of a portion 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 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: A gravel walkway or bike path, not exceeding 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 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 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&0 96-44/USA Regulations-Chapter 3,Design for SWM) CNARRATIVET 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. CITY OF TIGARD Pre-Appllcatiso Conference Notes Page i sf 111 I�sll��tl�l Appllcatlpp/Plualp!IMtlsu Sectlsi CODE SECTIONS 18.80 , 18.92 (18.100 18.108 18.120 - 18.150 18.84 18.96 18.102 _ 18.114 18.130 18.160 18.88 18.98 18.106 _ 18.116 18.134 18.162 18.164 JMPACT 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 Chapter 18.32 Section.0501 When a condition of approval requires 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. (Refer to Code Chapter 18.32 Section.250) EICHB (fiORN00D Int*$ The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum of 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. (Refer to the Neighborhood Meeting Handout) *JUMPER= Plans for building and other related permits will not be accepted for review until a land use approval hae been issued. Final inspection approvals by the Building Division will not be granted until there ie compliance with all conditions of development approval. RECYCLING', Appiica should contact franchise hauler for review and approval of site servicing compatibility with Pride Dispo I's vehicles. CONTACT PE SON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Section 18.1161 ADDITIONAL CONCERNS OR COMMENTS: swa c e c%-Ss; ,4 a, tefr/ w.9)// // sc7i -� S E N S/i V/ Z.,,t 1 A 1 t-.J i// ( - o/f c7" p/,o?os,,n,/(� 7)' .4 iev,4 /-�/•4�/ J�l lit 55//rE 9 s4 s" ,4 7 ierii -WJJ-f 0,A9 y, 4 L✓6TGAA/(] r E//A.'E4 r�G✓ . c'/ �� EQ, �i�.►tb. / CITY OF TIGARD Pre-Apufcatloa Conference Notes y119.1111 a:u.m.i Arrllatla/R1...Lr MM:I..Section 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 • _ - • . , - I • - Pl.in'n• Di i i•i - - • - • m: •- - n- • A. .li '•n will NOT • : accepted after a:00 PA.. on Fridays or 4;30 on other weekdays, Maps submitted with an application shall be folded II_ADVANCE to 8.5 by 11 inches. One (1), 81/4" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division 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. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 2Q day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard �/ry (ov -c ( . A basic flow chart which illustrates the review process is available from the Planning Division upon request. 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 MOTE The conference and notes cannot cover all Code requirements and aspects of good 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 conference(s) is/are required if an application(s) is/are to be submitted more than six (6) months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: k // N()RT4 CITY OFTIGARD PLANNING DIVISION PHONE 15031639-4171 FAX: [503)684-7297 h:`Jogimpatty'preaoo-r cost (Engineering secnon oreapp eng) 26-Mar-97 CITY OF 116ARD Pre-Appllcatloa Conference Metes Page 10 of 10 I.dsuUal P/altcatl.aRhital UMsisu Sactlu ISI zs 401. 4461111 AUL Ail City of Tigard, Oregon PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. 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: / 7 w R��Q 1N-rx zn (✓r / 1. ) +`R`€ to, ' n. '-- -6' Rug P,J ��pvSj r et t -��rtn. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: (✓f (Z- street improvements will be necessary along pL 4-e- (vj' (2— street improvements will be necessary along 5v4 SciEs-c (✓ ' Street improvements on L,A.--{a,.) 1� shall include L 7 feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Oepartment Section streets, or in the C. al Business District), necessary st. .t signs and traffic control devices, streetlights, and a two year streetlighting fee. ( , )' Street improvements on '-A4-4O shall include 17 feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of • utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Section 18.164.120 of the TMC requires all overhead utility lines ad' cent to a development to be placed underground o , at the election of the developer, a fee i -lieu of undergrounding can be paid. This requirem nt is valid even if the utility ' es are on he opposite side of the street from the site. If the fe in-lieu is proposed, it i equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. ' Ther are existing overhead ility lines which run adjacent to this site alo SW . Prior to , the applicant shaft either place these utilities underground, or pay the fee in-lieu described above. In some cases where street improvements or other necessary public improvements are not currently practical, t eimpr vements may be deferredn such Cases, a condition of development approval may be ecifed which requires the proe-rty owner(s)jto execute a non-remonstrance agreement which aives the property owner's rig to remonstrate against the formation of . ocal improvement distri t. The following street improv_ ents may be eligible for such an agree -nt: (2•) Pedestrianways/bik ways: / l Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located in L,..;-{'�_) P� . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to ti ---r s -i uz-r Ta pO.kL —. �' -tom-,P — AD-1. up-Oe - zp 4''e��--c' —— . l FE:s./L A 3S4i--1. $ rv>f) _ — °/t' / 5kbh1 . CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Section Water Supply: 1 / The v r,.4, V...,..0( Water District - Phone:(503) 245-%1231 provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (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 subbasin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. ° t L S A 12- St.2,-A.. 1>1■...) ° ft< 'Pas- s113.i. A►► s ( 1 a "t"Lit)-{". 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. 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 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Department Section 65 percent of the phosphL , contained in 100 percent of the irm 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 $180.00. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: on - - '• - • . on--S - a - : .. • , . ility. (e-r Payment of the fee in-lieu. 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. In addition, the permittee will be required to post a bond or similar financial security for the work. r( 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Department. Building Department Permits: The following is a brief overview of the type of permits issued by the Building Department. For a more detailed explanation of these permits, contact the Development Services Counter at 639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. 1 PREPARED BY: �� °(cri ENGINEERING DEPARTMENT Phone: (503) 639-4171 Fax: (503) 684-7297 h\login\patty\preapp eng (Master section preapp-r mst) December 23, 1996 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Engineering Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: ANits2Fc} Date: t (11 APPLICATION Si RELATED DOCUMENTS) SUBMITTAL REQUIREMENTS INCLUDE ✓ MARKED ITEMS A) Application form (1 copy) cr. B) Owner's signature/written authorization C) Title transfer instrument/or grant deed Q D) Applicant's statement No. of Copies Z`-1 E) Filing Fee $ Z,i 4 //lor SITE-SPECIFIC MAPS)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE ✓ MARKED ITEMS A) Site Information showing: No. of Copies 1 . Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 3 ft for grades > 10%) Q 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 2590 ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level or. 8. Location of existing structures and their uses tz' 9. Location and type of on and off-site noise sources ❑ 10. Location of existing utilities and easements 0 11 . Location of existing dedicated right-of-ways LAND .SE APP LICATION/LIST PAGE 1 OF 5 B) Site D' velopment Plan Indicating: No. of Copies 1 . T ,e proposed site and surrounding properties ❑ 2. Co 'tour line intervals ❑ 3. The ocation, dimensions and names of all: (a) Existing & platted streets & other public ways and asements on the site and on adjoining properties ❑ (b) P •posed streets or other public ways & easements on the site ❑ (c) Alt- native routes of dead end or proposed streets that -quire future extension ❑ 4. The locatio and dimension of: (a) Entran -s and exits on the site ❑ (b) Parking :nd circulation areas ❑ (c) Loading :nd services area ❑ (d) Pedestrian and bicycle circulation ❑ (e) Outdoor common areas ❑ (f) Above grow d utilities ❑ 5. The location, dim sions & setback distances of all: (a) Existing perm nent structures, improvements, utilities, and easements whi h are located on the site and on adjacent property within 5 feet of the site ❑ (b) Proposed structu es, improvements, utilities and easements on the site ❑ 6. Storm drainage facilities nd analysis of downstream conditions ❑ 7. Sanitary sewer facilities ❑ 8. The location areas to be landscaped ❑ 9. The location and type of outdoor lighting considering crime prevention techniques ❑ 10. The location of mailboxes ❑ 11 . The location of all structures and their orientation ❑ 12. Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies =i The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals Q (c) That all problems will be mitigated and how they will be mitigated 0 LAND USE APPLICATION/LIST PAGE 2 CF 5 D) Architectural raw , Indicating: Jo. of Copies The site develop ent plan proposal shall include: 1 . Floor plans indlrating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable o 2. Location and height of fences, buffers and screenings o 3. Location of terraces, decks, shelters, play areas, and common open spaces o 4. Location, type, size and species of existing and proposed plant materials o 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: 0 H) Preliminary Partition/Lot Line Adjustment Map Indicating: No. of Copies 1 . The own' r of the subject parcel ❑ 2. The own 's authorized agent ❑ 3. The map s ale (20,50,100 or 200 feet- 1) inch north arrow and date ❑ 4. Description f parcel location and boundaries ❑ 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ 6. Location of all permanent buildings on and within 25 feet of all property lines ❑ 7. Location and width of all water courses ❑ 8. Location of any trees within 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater th,n 25% ❑ 10. Location of existing u ilities and utility easements ❑ 11 . For major land partitio which creates a public street: (a) The proposed rig t-of-way location and width ❑ (b) A scaled cross-sec 'on of the proposed street plus any reserve strip ❑ 12. Any applicable deed rest fictions o 13. Evidence that land partitio will not preclude efficient future land division where applicable ❑ LAND LSE APPLICATION/LIST PAGE 3 OF 3 I) Subdivision Prelimir • Plat Map and Data Indicating: lo. of Copies 7 l I . Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet 2. The proposed name of the subdivision • 3. Vicinity map showing property's relationship to arterial and collector streets 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) Er- 5. Date of application 6. Boundary lines of tract to be subdivided . Names of adjacent subdivision or names of recorded owners of adjoining parcels of un-subdivided land o 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% o 9. The purpose, location, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public and private right-of-ways and easements o (b) Public and private sanitary and storm sewer lines o (c) Domestic water mains including fire hydrants (d) Major power telephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses (f) Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans r3' 1 1 . Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants 12. Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision 13. Scaled cross sections of proposed street right-of-way(s) 14. The location of all areas subject to inundation or storm water overflow tam' 15. Location, width & direction of flow of all water courses & drainage-ways Er 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots. r� 1 7. The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings 2 18. The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting 19. Supplemental information including: (a) Proposed deed restrictions (if any) 0' (b) Proof of property ownership (c) A proposed plan for provision of subdivision improvements 2-" 20. Existing natural features including rock outcroppings, wetlands & marsh areas C3" 21 . 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 r, LAND LSE.AP°LIGATION J LIST ?AGE 4 OF 5 I) Solar Access Calculations: K) Other Information No. of Copies ❑ h:'Jogin\pafty\rnasters\I{ikI1St.Kist May 23.1995 LAND USE APPLICATION/LIST PACE 5 OF 5 Landau Wouds Subdivision I 165' . m BEACON I I HOMES 8,250 SF O I I — o \' L) — — — — — — O v IA \ a 8,250 SF I e oN -t-, If ' u SCALE: 1" = 50' 3 a, a Q d I o a a I Engineer: Q1 Anthony 0. Righellis, P.E. o 8,250 SF L I F V Harper Righellis, Inc. X CS 5200 SW Macadam Ave., Suite 580 Portland, OR 97201 ^1 - - - - - - o CL I (503) 221-1131 1 0 8,250 SF o v Applicant/Owner: 1.n y I Peter Kusyk & Kurt Dalbey C I Beacon Homes, Inc. '- CS 9500 SW 125th Avenue J Beaverton, OR 97008 (503) 524-1999 8,250 SF I ''' OIv Site Info: 61.5' 103.5' a 151 25CD Tax Lot 4000 - - - - - - o, Gross Site Area: 1.40 AC • I For Single-Family Detached I I I I (Permitted Use) I I Existing I .3 10' Zoning: R-4.5 House 50' Min. Lot Width 7,503 SF I 7,500 SF Min. Lot Area N I I ¢ I 20 ' Min. Front Yard Setback I l 0 5' Min. Side Yard Setback a 15' Min. Rear Yard Setback I- i Right-of-way dedications Existing ' 12,627 SF I I not anticpa ted. Driveway ., ' I I Existing house and driveway location . ..]- _ - - - - - based on aerial photograph. Garage and other out-structures SW Landau Street to be removed (not shown). Predominately treed site. SHEET NO. DESIGNED: AOR DRAWN rper Preliminary Layout (7 Lots) AOR R ighellis, Inc. • 1 E N G I N E E R S Boulevard Heights CHECKED. . AOR sago s•.....imat sun sic.rnmrn.a nac, - ' DATE NO. DESCRIPTION mcn 22.-1. n+csosl"-'' Tigard, Oregon DATE: 108 ND. 8H1-30 R E V I S I O N S 03/31/97 800 900 w _ � =- 0` j 1 j : 4"".ç ' 5101 `. I* IS 125DB - _ 16!'w. 0 % 560! CO 00 , 5100 4 51 y o0D i' / '4 � - ° 9s.n' 96.IS' c iv so' .0 —�: / N9s•zl'r 4901, o ��-iz° t� .��`:�j'�i ,ss' 4800 4900 \ 'o�% 12 b - S "•zo / 4.s 3901 0 4002 VS \9 - / Y Iq \. �q — 3 4 4.Y s 7 ss - - - - - - c ca a+ 40" 7x.36 16x 0 15b6' ' 1400 1401 1300 190'3 R <1-- ITOi C FLOrO�D HAAZARD Llf. ` CD - w 1", TRACT "A" I 1 r� 11 \ 236 �� ,� Ns -q/ o / 21� e "OPEN SPACE" \ - 1 a/ / CL1 COMMON AREA 3 13 2 r� i / 0 _6c:._ oos' 44.3' 1w' / OR 6 / '1700 7s C INITIAL '''`MtJ'4Tr / pc Ai ` ��... 1801 o 1800 1301 302 W� T 331.03 /a =I ° 39030 -6900ps66•°'x"[zw 7100 / I cs.cs 4 7: ` � 5 6 7000 8 t�/'Y 4201 r /-L - _ I a.rs••. • /j IC S.NO.140731 • - • j i % 2 3902._.1 6700_ 0!6 ecw " —1 s O a' — - 1- 4 i 5 6 / ^ t 4� • 7200 9 0 190.3 7o I. 130.3' 0 19 2.3' 0 / o c s,3d 9 ./ : 3900 L g' t0 t HEMLOCK STREET= .1C. v • 7300 SEE MAP IN17YL PT _ _ C� a 1 A Is zsoc 160.3 w�3 1 • . 'c 146.66 sus J 10 <•22 0 0 4700' 4300 ti 4 9 0 0 a 38 00 - 6500 � .` _ _-'81 >Lti 1 5 ` ▪ 5 jr�+ Lll - �- '.4. I L� 7-▪ ^O- —i a" ',R D 131 FOR ASSESSMENT PURPOSE ONLY 2300 .4G00� u�•4400� '2000 14651 6400 OX r_... _ „R: 3700 /• • 1 eo D DI DO NOT RELY ON FOR ANY OTHER USE • 4 C 2 a = i .crT ♦ - i .618 0. ,C) 3 - %- L1., 8 4 NIY Wo x•139 1 , 31 - R _ 33.13 - •=240 2 5 01 - •. - 2 0 01 :I I� ,- •3.3 9 �' ' . 6re0see. I 1 . • ss T 7\ r*N 4500 3 - 3600 5 TRACT, 399.31.30[ • �,^ •• 260 0 2700 0 4105 - IS 2800 Q rr•r. F. 146.55 > Z` r?Q . I 10m1 3500 "i '_U wQ a 5 J 1190.3' uo.6 M D Ls/ z S 5900 0r•.`-. ur.z 9os' u / a °\J 2 - O -�. Q 'Jr''; \ 3 ' 4200 • LARCH S ST. m 113 .794. ,46.91. • 5800 �0., loo' T t 2 8 .rrse. 4x.30' c 1 2900 3000 3100 3200 0300 13400 - QL 2 !� C 41 O 19 p `1� ▪ /� 1 3,( 3700 g w I 11 V' INITIAL POINT I. �.rrAe.,�(YO• o' 100' 1200 i . YI 16 I I 4.4�rF7Q��e4. 4st,t,444' x•6[#6 s -- �s9•[f'[ . F.LANDAU STREET �"""`°" Pre A 1 ;�t15 April 1997 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, April 08, 1997 8:00 8:30 9:00 TONY Righe€iis 221-1131 • 9:30 10:00 10:30 11:00 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 4:28PM Monday, March 31, 1997 ° 3902 ^_.� 6700 'r.... •..•v.• ups • • p a6az ' — 1 6 z — - -d si 6 • :/ 7200 ; / •� 19 .3' 4.7 9 / = 3900 ° • :.. , W R=50 U) 8 in S TREET m ms v a�X7300 14.41 SEE MAP / y / {�� IS ! 25 DC ‘....,3,8...1..N..........*O� •--1 1242 a 5.5 5' 10 rat o _ �65Oa2 - LI 9� --18 I 1-00 m ." 5 CD M N 1 ro!° 6 _1 \ / 7 0 - f ro:7 vo �1 A _1 D Q I4 5 56 5400 o 6A • al FOR ASSESSMENT PURPOSE 3700 n I d, go CO DO NOT RELY ON FOR :AN C _ 1:.., 7 •> 6100 2� CD ° .1B4 c. 1 0 4 4�: 165' i I.00 w U L39 T 8 H 15' �___,� 3I [� , 41 00 6000 `1' :� N N- a°Ac. .19Ac. 1 a 5.5 8 w I `� to . m S 89°21'50"E 1D 36 00 ----:-,7 TRACT; 115' 1 Q I�Al l J N 3 `I 300 11 5 T 1 y ° IX {1� 4!05 L R .2/AC t■• m • - 1 4 5.5 9' i 4-, ° co 3500 -1 tL1 C� P7Q • 10 _ „ AG- 115 _ 1 9 0.3• O �• Zr,..•--) (� C J9OO \�1 1� :` 141•2 tv 2 •• i Q i. < ./74c.\\ a °\J ;� 3 4 200 : S T. t0 I J ..r il5 .594c. •145.61' 5 500 \Q 1 142.50' m ./7AG. e \6300 3400 4/11...,,... 5 2 . 6 � ° o I 5700° V n ..n .i74C.r(- 1 Q� - ' , ! I ' 1111r1aL x011: i1 50 ee \g‘-.) 1Ib� S O see h► �».1 ��vr.�•.a� ck\� �s�iL�s�sY92 w w?�.�•4'�� 5 1- o LANDAU STREET 1 45` ..R. S R MaD ADDITIONAL DOCUMENTS w w Harper ighellis, Inc. N BHI-30 m August 25, 1997 Mr. William d'Andrea, AICP Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 N N Re: Tigard Woods P.U.D. -- Land Use Application Additional Information o Dear Will: N Enclosed is the revised information from the arborist in regards to the changes discussed in my Auaust 19, 1997 letter to you. Sincerely, HARPER RIGHELLIS, INC. 0 N / - r Anthony O. Righellis, P.E. 0 0 z J r 0 CL 0 CO w I- 0 a w 0 z w U X N 8 N Table 1.Tigard Woods tree inventory: ad listing. Tree HazTree Non-Haz. Retain No. Species DBH 1 DBH>12 DBH>12 DBH>12 >12 Remove>12 Code ` Scientific Name Common Name inches 1 inches # inches inches inches 1 DF Pseudotsuga menziesii Douglas-fir 20 20 20 20 2* DF Pseudotsuga menzlesll Douglas-fir 40 40 1 _ 3 DF Pseudotsuga menziesii Douglas-fir 36 36 36 36 4 DF Pseudotsuga menziesii Douglas-fir 36 36 36 36 5 M Acer macrophyllum bigleaf maple 10 6 WRC Thuja plicata western redcedar 24 24 24 24 7 WRC Thuja plicata western redcedar 101 8 ' WRC Thuja plicata western redcedar 8 9 WRC Thuja plicata western redcedar 38 38 38 38 10 WRC Thuja plicata western redcedar 301 30 30 30 11 WRC Thuja plicata western redcedar 261 26 26 26 12 DF Pseudotsuga menziesii Douglas-fir 28 28 28 28 13 WRC Thuja plicata western redcedar 16 16 16 16 _ 14 DF Pseudotsuga menziesii Douglas-fir 30 30 30 30 15 DF Pseudotsuga menziesii Douglas-fir 284 28 _ 28 — 28 16 DF Pseudotsuga menziesii Douglas-fir 161 16 16 16 17 DF Pseudotsuga menziesii Douglas-fir 181 18 18 18 _ 18 DF Pseudotsuga menziesii Douglas-fir 281 28 28 28 19 DF Pseudotsuga menziesii Douglas-fir 301 30 30 30 20 M Acer macrophyllum bigleaf maple 81 21 RA Alnus rubra red alder 101, 22 C Prunus emarginata bitter cherry 10 23 L Umbellularia califomica California laurel 121 24 DF Pseudotsuga menziesii Douglas-fir 361 36 36 36 25 DF Pseudotsuga menziesii Douglas-fir 281 28 28 28 26 DF Pseudotsuga menziesii Douglas-fir 28' 28 28 28 27 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 28 IDF Pseudotsuga menziesll Douglas-fir 36 36 1 4_-. 'WRC Thuja plicate western redcedar 16 16 16 16 30 WRC Thuja plicata western redcedar 18 18 18 18 31 'LOC Gleditsia triacanthos honey locust 12 32 WRC Thuja plicata western redcedar 28 28 28 28 33 OA Fraxinus latifolia Oregon ash 10 34 RA Alnus rubra red alder 141 14 14 14 35 H Tsuga canadensis eastern hemlock 12 36 WRC Thuja plicata western redcedar 81 37 WRC Thuja plicata western redcedar 8 38 WRC Thuja plicata western redcedar 8 39 SM Acer saccharinum silver maple 16 16 16 16 40 M Acer macrophyllum bigleaf maple 10 41 RA Alnus rubra red alder 8 42 RA Alnus rubra red alder 8 43 WRC Thuja plicata western redcedar 14 14 14 14 44 WRC Thuja plicata western redcedar 48 48 1 45 WRC Thuja plicata _western redcedar 30 30 30 30 46 WRC Thuja plicata western redcedar 8 47 RA Alnus rubra red alder 12 48 RA Alnus rubra red alder 8 4 RA Alnus rubra red alder 14 14 14 lap 50 RA Alnus rubra red alder 10 • Page 1 8/25/97Tiwdb719TreeList Table 1.Tigard Woods tree inventory: ad listing. Tree HazTree Non-Haz. Retain No. S p e c i e s DBH DBH>12 DBH>12 DBH>12 >12 Remove>12 Code Scientific Name i Common Name inches' inches # inches inches inches 51 DF J Pseudotsuga menziesii Douglas-fir 20 I 20 20 - 20 52 DF Pseudotsuga menziesii Douglas-fir 8 53 RA Alnus rubra red alder 16 16 16 16 54 RA Alnus rubra red alder 16 16 16 16 55 M Acer macrophyllum bigleaf maple 18 18 18 18 56 RA Alnus nibra red alder 8 57 RA IAlnus rubra red alder 10 58 M Acer macrophyllum bigleaf maple 18 18 18 18 59 RA Alnus nibra red alder 16 16 16 16 60 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 61 C Prunus spp. cherry(domestic) 10 62 A Malus apple 12 63 A Malus apple 10 64 C Prunus spp. cheny(domestic) 10 65 C TPrunus spp. cherry(domestic) 12 T _- 66_ C Prunus spp. cherry(domestic) 16 16 16 16 67 A Malus apple 10 68 A Malus apple 10 69 DF Pseudotsuga menziesii Douglas-fir 12 70 C Prunus spp. cherry(domestic) 10 71 C Prunus spp_ cherry(domestic) 10 72 C Prunus spp. cherry(domestic) 16 16 16 16 73 DF Pseudotsuga menziesii Douglas-fir 12 74 DF Pseudotsuga menziesii Douglas-fir 12 75 WRC Thuja plicata western redcedar 16 16 16 16 76 WRC Thuja plicata western redcedar 10 77 WRC Thuja plicata western redcedar 28 28 28 28 78 DF Pseudotsuga menziesii Doak las_fir— 32+ 32 32 32 ------------ - - --- -------------------------------------- 79 WRC Thuja plicata western redcedar 16 16 16 16 80 DF Pseudotsuga menziesll Douglas-fir 10 81 DF Pseudotsuga menziesii Douglas-fir 181 18 1 82 DF Pseudotsuga menziesll Douglas-fir 141 14 1 83 DF Pseudotsuga menziesll Douglas-fir 14: 14 1 84 WRC Thuja plicata western redcedar 16 16 16 16 85 DF Pseudotsuga menziesii _Douglas-fir 22+ 22 22 22 86 WRC Thuja plicata western redcedar 16! 16 16 16 87 WRC Thuja plicata western redcedar 281 28 28 28 • 88 DF Pseudotsuga menziesii Douglas-fir 161 16 16 16 89 DF Pseudotsuga menziesii Douglas-fir 28 28 28 28 90 DF Pseudotsuga menziesii Douglas-fir 10 91 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 92 M Acer macrophyllum bigleaf maple 10 . 93 WRC Thuja plicata western redcedar 14 14 14 14 94 DF Pseudotsuga menziesii Douglas-fir 12 95 DF Pseudots u g a menziesii 1Dou Douglas-fir 24' 24 1 96 DF Pseudotsuga menziesii I Douglas-fir 10 97 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 98 WRC Thuja plicata western redcedar 161 16 1 99 WRC Thuja plicata western redcedar 18 _ 18 ______L___ 18 18 g Douglas-fir 100 DF Pseudotsuga menziesii Dou las-fir 36 36 36 36 101 DF Pseudotsuga menziesii Douglas-fir 36 36 36 36 102 DF Pseudotsuga menziesii Douglas-fir 12 103 DF Pseudotsuga menziesii Douglas-fir ' 20 20 20 20 104 DF Pseudotsuga menziesii Douglas-fir 14 14 1 Page 2 8/25/97Tiwdb719TreeList Table 1.Tigard Woods tree inventory: ad listing. Tree 1 HazTree Non-Haz. Retain No. Species _ DBH DBH>12 DBH>12 DBH>12 >12 Remove>1- Code Scientific Name ! Common Name inches inches # inches inches inches 105 DF Pseudotsuga menziesii Douglas-fir 24 24 1 106 WRC Thuja plicata western redcedar 181 18 18 18 107 DF _Pseudotsuga menziesll Douglas-fir 101 108 C Prunus emarginata bitter cherry 61 109 C Prunus emarginata bitter cherry 16 16 16 16 110 C Prunus emarginata bitter cherry 18 18 18 18 111 C Prunus emarginata bitter cherry 181 18 18 18 112_� ------ ----------__ — _.._.----•---- WRC Thuja plicata western redcedar_ 28 28 28 28 113 C Prunus emarginata bitter cherry 10 114 DF Pseudotsuga menziesii Douglas-fir 36 36 36 36 115 WRC Thuja plicata western redcedar 40 40 40 40 116 WRC Thuja plicata western redcedar 28, 28 28 28 117 WRC Thuja plicata western redcedar 121 118 DF Pseudotsuga menziesii Douglas-fir 301 30 30 30 ---------------- ------------- — ------------- 119 WRC Thuja plicata western redcedar 181 18 — 18 18 120 WRC Thuja plicata western redcedar 121 121 WRC Thuja plicata western redcedar 16 16 16 16 122 WRC Thuja plicata western redcedar 16 16 16 16 123 WRC Thuja plicata western redcedar 16 16 16 16 124 DF Pseudotsuga menziesii Douglas-fir 28i 28 28 28 125 M Acer macrophyllum bigleaf maple 101 126 DF Pseudotsuga menziesii Douglas-fir 281 28 28 28 127 WRC Thuja plicata western redcedar 22 22 22 22 128 DF Pseudotsuga menziesii Douglas-fir 281 28 28 28 129 DF Pseudotsuga menziesii Douglas-fir 16i 16 16 16 130 M Acer macrophyllum bigleaf maple 8 131 DF Pseudotsuga menziesii Douglas-fir 16 16 16 16 132 WRC Thuja plicata western redcedar 14 14 14 14 133 C Prunus spp. cherry(domestic) 12j Total Dia. - 23861 1886 1638 776 862 Total # 133 83 10 73 37 36 Percentage Removed/Retained: 51% 49% Percentage Mitigation to Meet Tigard Code Requirement: 50% Required Mitigation(diameter inches): — 431 Required Mitigation(#of 2"dia.trees): 216 'Note:Trees listed in bold type are"hazard trees"identified in table 2.This category includes dead,dying diseased,insect-infested,or hazardous trees.These trees will not require mitigation. 1 Page 3 8/25/97Tiwdb719TreeList Table 2. Tigard Woods hazard tree assessment. Tree DBH Recommended No. Species in. Discussion: Tree Condition, Causal Agent(s), Remarks PF PI RC Treatment 1 2 3 4 5 6 7 8 9 10 . 2 DF Pseudotsuga menziesii Douglas-fir 40 Active pitch seam; suspected failure crack. 4 4 8 Remove Severe branch and top dieback. Suspected root rot. Root 28 DF Pseudotsuga menziesii Douglas-fir 36 crown excavation - negative. 4 4 8 Remove Double-stem @l2 ft. Stem 1: large spike top/dieback; branch mortality. Stem 2: Major branch mortality, crown 44 WRC Thuja plicata western redcedar 48 thinning in upper 1/3. 3 4 7 Remove 80 DF Pseudotsuga menziesii Douglas-fir 10 Dead 4 4 8 Remove Crown Ratio 10%; wind hazard. Root crown excavation - 81 DF Pseudotsuga menziesii Douglas-fir 18 negative 4 4 8 Remove 82 DF Pseudotsuga menziesii Douglas-fir 14 Crown Ratio 30%; wind hazard. 4 4 8 Remove Crown Ratio 15%; wind hazard. Multiple conks, red ring 83 DF Pseudotsuga menziesii Douglas-fir 14 rot. 4 4 8 Remove 94 DF Pseudotsuga menziesii Douglas-fir 12 Dead 4 4 8 Remove 95 DF Pseudotsuga menziesii Douglas-fir 24 Crown Ratio 10%; wind hazard. Suspicious burl. 4 4 8 Remove 96 DF Pseudotsuga menziesii Douglas-fir 10 Crown Ratio 30%; wind hazard. 4 4 8 Remove 98 WRC Thuja plicata western redcedar 16 Butt rot, undiagnosed fungus. 4 4 8 Remove 104 DF Pseudotsuga menziesii Douglas-fir 14 Crown Ratio <30%; wind hazard. 4 4 8 Remove Crown Ratio 20%; wind hazard. Decay at base, 105 DF Pseudotsuga menziesii Douglas-fir 24 undiagnosed fungus. Root crown excavation -negative. 4 4 8 Remove 107 DF Pseudotsuga menziesii Douglas-fir 10 Crown Ratio 10%; wind hazard. 4 4 8 Remove Column 7: PF-probability of failure. 1=very low; 2=low; 3=medium; 4=high. Column 8: PI-potential for target impact. 1=no damage; 2=minor damage; 3=medium damage;4=extensive damage. Column 9: RC-risk class. Sum of PF and Pl. 2-5=low; 6=moderate; 7=high; 8=very high. Stand top height: 120 ft. Stand age: -75 years Important conditions: 6 blowdown DF. Direction of fall east=>west. Examination of roots of blowdown trees and root crown excavation did not show presence of laminated root rot. More extensive examination should be done during and after site excavation. Native shrubs: Vine maple, dwarf Oregon grape, sword fern. Introduced or noxious species: English ivy, Himalayan blackberry, mountain ash, holly. 8/25/97 Tiwdb719 Table 3. Tigard Woods Mitigati Ian Details Representative Number of Activity Location Species (1) Attributes 2" Trees planting on-site western redcedar screening, full foliage,tolerates wet soils 60 planting on-site pin oak form, fall foliage, tolerates wet soils 40 Subtotal: On-Site Mitigation 100 planting off-site (2) unspecified N/A _ 112 Total: Mitigation Planting 212 (1) Representative species are tree species that would typically be used for mitigation planting to meet site objectives. Actual species will be based on availability from the nurseries as well as specific site conditions that exist following construction. (2) Tigard Code permits planting of replacement trees on other property within the City. Alternative: In lieu of tree replacement, the City may be compensated for its cost in performing tree replacement.