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PDR2014-00001
NOTICE OF FINAL ORDER NO. 2014-04 PC PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON TIGARD 120 DAYS = 10/23/2014 A Final Order approving a land use case application for a planned development and subdivision, for Graceland Subdivision. The Commission approved the planned development and subdivision permit with conditions of approval on September 15,2014. The Planning Commission based its decision on the facts, findings and conclusions described in the applicant's application materials contained in the project file (PDR2014-00001/SUB2014-00002);the staff report to the Planning Commission for the September 15,2014 hearing and this final order. SECTION I. _ APPLICATION SUMMARY FILE NAME: GRACELAND SUBDIVISION CASE NOS.: Planned Development Review(PDR) PDR2014.00001 Subdivision(SUB) SUB2014-00002 REQUEST: The applicant is requesting a planned development and subdivision approval for a six Iot subdivision of a 1.26 acre site located on the south side of SW Walnut Street, mid-block between SW Watkins Avenue and SW Grant Avenue. The development will be served by a new public street from SW Walnut Street and a private access drive from the new street. APPLICANT: Brittany Meadows,LLC. Morris Westlund 7410 SW Oleson Road #133 Portland, OR 97223 APPLICANT'S NW Engineers,LLC AGENT Matt Newman 3409 NE John Olsen Place Hillsboro, OR 97124 OWNER 1: Solstice Investments,LLC 16615 Maple Drive Lake Oswego, OR 97034 LOCATION: 10160 SW Walnut Street;WCTM 2S102BC,Tax Lot 01102 ZONE: R-4.5: Iow-density residential district. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.350, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. STAFF RECOMMENDATION 1't)R2014_0(wgii ,W820141 X111112—CRACEJ..\N[) 1B 1)1 noc.[':t 0F31 The Planning Commission find that the proposed Planned Development and Subdivision will not adversely affect the health, safety and welfare of the City and meets the Approval Standards for a Planned Development and Subdivision as outlined in this report. Therefore,The Planning Commission APPROVES the proposed Planned Development and Subdivision, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the Community Development Department Attn:Agnes Kowacz, 503-718-2427. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any ground disturbance work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 2. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non- compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection 3. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation. 4. Prior to any ground disturbance work, the applicant shall provide a tree establishment bond that meets the requirements of Urban Forestry Manual.Section 11, Part 2. 5. Prior to issuance of the PFI permit, the applicant shall provide a revised site plan showing the required street trees or pay a fee in lieu. 6. Prior to issuance of the PFI permit, the applicant shall provide a revised tree canopy plan and supplemental report demonstrating that the effective tree canopy of 40% for the overall development site is met; or pay a fee in lieu. 7. Prior to issuance of the PFI permit, the applicant shall provide a revised site plan showing a 6 inch water line in the new street and 1 inch service lines to each lot. Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and approval: 8. Prior to PFI submittal, the applicant shall obtain city approval of the street name. 9. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover street, drainage, and utility improvements and any other work in the public right-of-way. Five (5) sets of derailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facilit y Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard- or.gov). a. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee," and who will provide the financial l'DR2iIl4-111H 11,'rhino m-i RAC- SUBDIVISION PAGE 2 OF'11 assurance for the public improvements, For example, specify if the entity is a coiporatioln, Tutored partnership, LISC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project document. b. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the ""Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition (and any subsequent versions or updates)". 10. Prior to issuance of a PFI permit, the applicant shall provide a preliminary access report which verifies that design of all site driveway and street connections are safe by meeting appropriate standards such as roadway geometric standards and sight distance. 11. Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary, plat showing sufficient tight-of-way dedication to provide a public right-of-way half-width of at least 38 feet along the frontage of the subject property along SW Walnut Street. 12. Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary plat showing sufficient right-of-way dedication to provide a public right-of-way three-quarter width of at least 35 feet for the new street plus the radius of the proposed portion of the cul-de-sac. 13. Prior to issuance a site permit, the applicant shall obtain city approval of design plans for a three-quarter street improvement of the new street to a 27-foot paved width with a 6-foot wide sidewalk, or narrower as approved by city staff, street trees and lights designed according to applicable Tigard codes and construction of a pedestrian path to the school property. The new street shall be designed to accommodate the widening of Walnut Street to its full width without reconstruction of the new street or utilities. 14. Prior to issuance of a PH permit, the applicant shall obtain approval from the City Engineer and other appropriate agencies for the final design of the sanitary sewer system to serve the site and any downstream impacts. 15. Prior to issuance of a PFI permit, the applicant shall obtain approval from the city engineer and other appropriate agencies of the final stormwater report and the final design of the storm drainage system to serve the site and any downstream impacts. 16. Prior to issuance of a PFI permit, the applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access,hydrant placement and fire flow test of nearest hydrant. 17. Prior to issuance of a. PH permit, the applicant shall pay the addressing fee. (STAFF CONTACT: Paul Izart, Public Works). 18. Prior to issuance of a PFI permit, the applicant shall obtain approval from Public Works for the proposed water system and connections and any offsite improvements necessary to accommodate this service. 19. Prior to issuance of a PFI permit, the applicant shall obtain city and CV'S approval of design plans for water quality facility as required by Clean Water Services Design and Construction Standards and the city of Tigard and shall address potential downstream drainage issues,and shall include a proposed maintenance plan. 20. Prior to issuance of a site permit, a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey !'17112014 aosn l r somata-'urn!-Glt.1[1U.:\Nt]SUBDWISION P\G1 3 Or 31 runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the Iots develop 21. Prior to issuance of a FF1 permit,the applicant shall obtain a 1200-C or 1200-C-N General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act and comply with all other applicable erosion control requirements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg @tgard-or.gov) for review and approval: 22. Prior to final plat approval, the applicant's engineer shall obtain city approval of a final access report which verifies design of driveways and streets are safe by meeting standards for adequate sight distance and other appropriate design parameters. 23. The applicant shall dedicate additional right-of-way to provide 38 feet from centerline on SW Walnut Street on the final plat. 24. The applicant shall dedicate 35 feet of right-of-way for the new street and as required for the proposed portion of the cul-de-sac on the final plat. 25, Prior to final plat approval, the applicant shall provide improvements of the new street with a curb, 27-foot paved width, 6-foot wide sidewalk or narrower as approved by city staff, cul-de-sac, street trees and lights constructed according to applicable Tigard code and construction of a pedestrian path to the school property. 26. Prior to final plat approval, the applicant shall obtain approval from the city engineer and other appropriate agencies of the construction of the sanitary sewer system to serve the site and mitigation of any downstream impacts. 27. Prior to final plat approval, the applicant shall obtain approval from Public Works and the city engineer of the construction of the water system to serve the site and any offsite improvements necessary to accommodate this service. 28. Prior to final plat approval, pay the fee in-lieu of undergrounding the existing overhead utility lines along the frontage of SW Walnut Street. All utilities serving the development shall be constructed underground. 29. Prior to final plat approval, all aspects of the proposed infrastructure (such as transportation,storm drainage, sanitary sewer, water,utility, etc.) shall be in place and operational with accepted maintenance plans. The developer's engineer shall provide written certification that all improvements,workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade,prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Po X11.1-I fNdi/5032 II 1KXxu-C;av] L\NDSUBDIVISIO - P:1CFf 4OF31 Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and approval: 30_ Prior to issuance of building permits,the applicant shall submit a paper copy of the final recorded plat. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The applicant is requesting a planned development and subdivision approval for a six lot subdivision of a L26 acre site located on the south side of SW Walnut Street, mid-block between SW Watkins Avenue and SW Grant Avenue. The site is relatively flat is developed with a single family residence, which will be preserved. The development will be served by a new public street from SW Walnut Street and a private access drive from the new street. Site History: The parcel is currently developed with a single family residence which, according to Washington Country records, was built in 1946. No land-use cases associated with the subject parcels were found. Vicinity Information: The site is zoned R-4.5. Properties to the north, east and west are zoned R4.5 and properties to the south are zoned R-12. The area is primarily single family neighborhoods with minimum lot sizes of 7,500 square feet and Tigard Elementary to the south. Neighbor Comments: The applicant held a formal neighborhood meeting on August 7, 2013 with thirteen neighbors in attendance. Neighbor concern focused on drainage issues, fire and trash disposal access, streets, and size of housing. The city has not received any written comments from neighborhood residents. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET A notice of a pending land use action was sent to neighboring property owners within 500 feet of the subject site boundaries on August 21, 2014. The City received a letter from Ronald Thine on August 23, 2014 expressing support for the project stating the project will be a nice addition to the neighborhood. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: A. Applicable Development Standards 18.350 Planned Developments 18.430 Subdivisions 18.510 Residential zoning districts 18.705 Access, Egress and Circulation 18.715 Density Computations 1 8.725 Environmental Performance Standards 18.745 Landscaping and Screening 18.765 Off-street Parking and Loading Requirements 18.790 Urban Forestry Plan 18,795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards B. Impact Study In1i.2o1-1-11 Ht11 'SUB2t11 4-000 12 C+1C.10ELAND St BI)I VISION - P 1C.15 OF 31 SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A.APPLICABLE DEVELOPMENT STANDARDS 18.350 PLANNED DEVELOPMENTS 18.350.020 Process A. Applicable in all zones. The planned development designation is an overlay zone applicable to all zones. An applicant may elect to develop the project as a planned development, in compliance with the requirements of this chapter, or in the case of a commercial or industrial project an approval authority may apply the provisions of this chapter as a condition of approving any application for the development. D. Concurrent applications for concept plan and detailed plan. In the case of concurrent applications for concept plan and detailed development plan, including subdivision applications, the applicant shall clearly distinguish the concept from the detailed plan. The Planning Commission shall take separate actions on each element of the planned development application (i.e., the concept approval must precede the detailed development approval); however each required action may be made at the same hearing. The applicant has elected to develop this project through the planned development process. In this case, the applicant is also applying for a concurrent review of the planned development concept plan and the detailed development plan. Separate concept plans and detailed plans have been submitted. 18.350.050 Concept Plan Approval Criteria A. The concept plan may be approved by the commission only if all of the following criteria are met: 1. The concept plan includes specific designations on the concept map for areas of open space, and describes their intended level of use, how they relate to other proposed uses on the site, and how they protect natural features of the site. The concept plan shows an open space tract, Tract A, located along the south and east perimeter of the site. The narrative states that the open space will be used for active and passive recreational activities. There is also a pedestrian path leading from the end of the sidewalk through the open space to the edge of the south property line, abutting the school property. No natural resources exist on this site. This criterion is met. 2. The concept plan identifies areas of trees and other natural resources, if any, and identifies methods for their maximized protection,preservation, and/or management. The site does not contain any natural resources except four trees. One of these trees is proposed for removal due to its poor health.The other three will be preserved as part of the development. This criterion is met. 3. The concept plan identifies how the future development will integrate into the existing neighborhood, either through compatible street layout, architectural style, housing type, or by providing a transition between the existing neighborhood and the project with compatible development or open space buffers. The proposed new street, a cul-de-sac from SW Walnut Street, adjoins property to the north which may potentially be served by this new street. The proposed development is similar to the developments in the surrounding areas. The site abuts a school to the south, where a large open space tract is proposed separating the two uses. This criterion is met. pi)R2014-91iI /sui-i2 l.—tkEO2—GR\Cls1.XNl_')SUBDDIVISIOON orV31:15('I 4, The concept plan identifies methods for promoting walkability or transit ridership, such methods may include separated parking bays, off street walking paths, shorter pedestrian routes than vehicular routes, linkages to or other provisions for bus stops, etc. Sidewalks and internal pathways are proposed throughout the development. The new public and private street will have a sidewalk that connects to SW Walnut Street. There is also a pedestrian pathway that connects the new street with the existing school site through Tract A,which will be within a public easement. ,\dditionally, there is existing bus service, Route 45, along SW Walnut Street and a bus stop is located approximately one block from the site. This criterion is met, 5. The concept plan identifies the proposed uses, and their general arrangement on site. In the case of projects that include a residential component, housing type, unit density, or generalized lot sizes shall be shown in relation to their proposed location on site. The concept plan identifies the proposed use as single family residential. The plan shows the proposed lot sizes, building footprints and their location on each lot. This criterion is met, 6, The concept plan must demonstrate that development of the property pursuant to the plan results in development that has significant advantages over a standard development. A concept plan has a significant advantage if it provides development consistent with the general purpose of the zone in which it is located at overall densities consistent with the zone,while protecting natural features or providing additional amenities or features not otherwise available that enhance the development project or the neighborhood. The proposed concept plan design offers better orientation and a more cohesive development than could be provided through standard development. Each home is oriented towards the street with the focal point being the existing borne. The proposed open space tract provides an amenity for the development and enhances the surrounding area. There are no natural features on the site except for four trees of which three will be preserved. This criterion is met. 18.350.060 Detailed Development Plan Submission Requirements C. Compliance with specific development standards. The detailed development plan shall show compliance with base zone provisions,with the following modifications: 1. Lot dimensional standards. The minimum lot depth and lot width standards shall not apply. There shall be no minimum lot size except that lots on the perimeter of the project shall not be less than 80% of the minimum size required in the base zone, The minimum lot size in the R-4.5 zone is 7,500 square feet which means that perimeter lots rnaj not be less than 6,000 square feet (-7,500 x .80)). Perimeter lots, Lots 1, 5 and 6,are all greater than 6,000 square feet. This standard is met. 2. Site coverage. The maximum site coverage is 80%, except in the IP zone where the maximum site coverage shall be 75%. Site coverage includes all buildings and impervious surfaces such as streets and sidewalks. The site coverage for all lots is approximately 47%,well under the 80%requirement. This standard is met. 3. Building height. In residential zones, any increase in the building height above the maximum in the base zone will require that the structure be set back from the perimeter of the site a distance of at least 1-1/2 times the height of the building. In)R214_iNmXII!SU1321IIi-IUIIli1?cl17.1f:1{1.141)SLBI)IVISION P1(1[ 701,11 The homes are proposed to be two-story and the R-4.5 zones has a maximum height limit of 30 feet. Height will be verified at building permit submittal to ensure the homes do not exceed the maximum height allowed. This standard is met. 4. Structure setback provisions: a. Setbacks for structures on the perimeter of the project shall be the same as that required by the base zone unless otherwise provided by Chapter 18.360; b. The setback provisions for all setbacks on the interior of the project shall not apply except that: i.All structures shall meet the Uniform Building and Fire Code requirements; ii. A minimum front yard setback of 20 feet is required for any garage structure which opens facing a street. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for; ill. A minimum front yard setback of eight feet is required for any garage opening for an attached single-family dwelling facing a private street as long as the required off-street parking spaces are provided. This setback may be reduced for rear or side loaded garages, if specified on the detailed plan and proper clearances for backing movements are accounted for. c. If seeking to modify the base zone setbacks, the applicant shall specify the proposed setbacks, either on a lot by lot, or project wide basis. The commission may require site specific building envelopes. The proposed homes will meet all setback requirements. All homes have a 20 foot front yard setback with the exception of Lot 4, which has a front yard setback of 18 feet 2 inches. Flowerer, the home on Lot 4 does not have a garage; therefore, the 20 foot setback does not apply. Lot 4 is also an interior lot that fronts a private street where only an 8 foot front yard setback is required. This standard is met. 5. Other provisions of the base zone. All other provisions of the base zone shall apply except as modified by this chapter. The proposed development complies with all other provisions of the base zone. This standard is met. 18.350.070 Detailed Development Plan Approval Criteria A detailed development plan may be approved only if all the following criteria are met: A. The detailed plan is generally consistent with the concept plan. Minor changes from the concept plan do not make the detailed plan inconsistent with the concept plan unless: 1. The change increases the residential densities, increases the lot coverage by buildings or reduces the amount of parking; 2. The change reduces the amount of open space and landscaping; 3. The change involves a change in use; 4. The change commits land to development which is environmentally sensitive or subject to a potential hazard; and 5. The change involves a major shift in the location of buildings, proposed streets, parking lots, landscaping or other site improvements. The detailed plan is generally consistent with the concept plan and none of the above are proposed or anticipated_ This criterion is met. B. All the provisions of the land division provisions, Chapters 18.420, Partitions, and 18.430, Subdivisions, shall be met if applicable; 1'[7I!?111 IRAa11 1 51.13311-1-401112—GRAM..1NI)5V13nI1'1SION P ICoI=$t 11.31 Al] provisions of the subdivision provisions are met and demonstrated in Section 18.430 of this report. This criterion is met. C. Except as noted, the provisions of the following chapters shall be utilized as guidelines. A planned development need not meet these requirements where a development plan provides alternative designs and methods, if acceptable to the commission that promotes the purpose of this chapter. In each case, the applicant must provide findings to justify the modification of the standards in the chapters listed below. The applicant shall respond to all the applicable criteria of each chapter as part of these findings and clearly identify where their proposal is seeking a modification to the strict application of the standards. For those chapters not specifically exempted, the applicant bears the burden of fully complying with those standards, unless a variance or adjustment has been requested. 2. Chapter 18.705, Access, Egress and Circulation. The commission may grant an exception to the access standards, upon a demonstration by a professional engineer that the resulting access will not be detrimental to the public safety considering emergency vehicle needs, and provisions are provided for all modes of transportation using the site (vehicles,bicycles,pedestrians, and transit). The applicant is requesting a modification to the required 28 feet of road width. As proposed, the development shows the road from SW Walnut Street at 27 feet, with a 5-foot sidewalk and a 6-inch curb (on the south side) for a total of 32 feet 5 inches. The frontage of the site onto SW Walnut Street is approximately 35 feet. Access and parking is sufficient to accommodate emergency vehicles. If the property to the north redevelops, the road would then be fully constructed to the full width required. The applicant is also requesting a modification to the number of lots that can be served on a 15 foot private access drive. An access drive may be 15 feet when it serves up to two residences; however,if the access drive serves three to six it shall be a minimum of 20 feet. The proposed paved width is 15 feet and a 5 foot sidewalk; for a total of 20 feet. The proposed sidewalk is mountable and has been reviewed and is acceptable by Tualatin Valley Fire and Rescue. The number of accesses could be reduced by having two lots access directly to the cul-de-sac. However, this would result in inadequate driveway spacing and poor circulation. The proposed street and sidewalk could function as a continuous 20-foot paved width when required such as for emergency vehicles. An emergency vehicle turnaround is proposed in the cul-de-sac on Lots 5 and G. Consequently,the proposed access will not be detrimental to public safety and will provide for other modes of transportation.This criterion is met. 8. Chapter 18.810, Street and Utility Improvements, Sections 18.810.040, Blocks, and 18.810.060, Lots. Deviations from street standards shall be made on a limited basis, and nothing in this section shall obligate the city engineer to grant an exception. The commission has the authority to reject an exception request. The commission can only grant an exception to street sanctions if it is sanctioned by the city engineer. The city engineer may determine that certain exceptions to the street and utility standards are permissible when it can be shown that: a. Public safety will not be compromised; and b. In the case of public streets, maintenance costs wilt not be greater than with a conforming design; and c. The design will improve stormwater conveyance either by reducing the rate or amount of runoff from present standards or increasing the amount of pollutant treatment, The applicant is requesting a modification to the street design standards; section 18.810.060. The new street does not meet street design standards because of the unique shape of the lot and limited frontage on SW Walnut Street. The proposed design will not compromise public safety. When the property to the north redevelops, the road would then be fully constructed to the full width required. Water quality treatment of the homes will be provided 1'Ult?llla-wino l i :Ilfi211H-l. Ii112-(tocELANl)5I.J D V1 Rl)N 1'■tili9t)1731 by individual rain gardens and a fee in lieu of water quality treatment will be paid for streets and driveways. This criterion is met. A. In addition, the following criteria shall be met: 1, Relationship to the natural and physical environment: a. The streets, buildings and other site elements shall be designed and located to preserve the existing trees, topography and natural drainage to the greatest degree possible. The commission may require the applicant to provide an alternate site plan to demonstrate compliance with this criterion; b. Structures located on the site shall not be in areas subject to ground slumping and sliding as demonstrated by the inclusion of a specific geotechnical evaluation; and c. Using the basic site analysis information from the concept plan submittal, the structures shall be oriented with consideration for the sun and wind directions,where possible. No natural features exist on the site except four trees. One of the four trees will be removed due to its declining health. Can-site soils are adequate for development. The homes will be protected from the afternoon sun by the proposed and existing trees and allow light during the winter months as these trees are deciduous. A portion of the open space tract, proposed for active and passive recreation, is located within a sunny and wind protected area. This criterion is met. 2. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses; e.g., between single-family and multifamily residential, and residential and commercial uses; b. In addition to the requirements of the buffer matrix (Table 18.745.1), the requirements of the buffer may be reduced if a landscape plan prepared by a registered landscape architect is submitted that attains the same level of buffering and screening with alternate materials or methods. The following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.745: i. The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; ii. The size of the buffer needs in terms of width and height to achieve the purpose; iii. The direction(s) from which buffering is needed; iv. The required density of the buffering; and v. Whether the viewer is stationary or mobile. c. On-site screening from view from adjoining properties of such activities as service areas, storage areas, parking lots and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: i. What needs to be screened; ii. The direction from which it is needed; and iii. Whether the screening needs to be year-round. The surrounding uses to the north, east and west are single family residential similar to the proposed development. The school is located to the south. An open space tract is proposed between the single family homes and the school site. In addition, Tigard Uevelopment Code section 15.745 requires a Type C buffer along the south perimeter of the property. A revised site landscape plan shall be submitted to demonstrate how the proposal meets a Type C buffer. The development does not include any service areas, storage areas or parking lots. This criterion is not met but can be through conditions of approval. 1'1)1120N-00M 5U132t1t4-1 uu)a°?—(MAO.1..1ND SUBDIVISION P u:1s IOW 31 3. Privacy and noise. Nonresidential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This is a residential development; therefore, this criterion does not apply, 4. Exterior elevations—Single-family attached and multiple-family structures.Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: a. Recesses, e.g., decks,patios, entrances, floor area, of a minimum depth of eight feet; b. Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and c, Offsets or breaks in roof elevations of three or more feet in height. This is a detached residential development; therefore, this criterion does not apply. 5. Private outdoor area—Residential use: a. Exclusive of any other required open space facility, each ground-level residential dwelling unit shall have an outdoor private area (patio, terrace, or porch) of not less than 48 square feet with a minimum width dimension of four feet; b.Wherever possible,private outdoor open spaces should be oriented toward the sun;and c. Private outdoor spaces shall be screened or designed to provide privacy for the use of the space. All lots have large rear yards that exceed 1,000 square feet, Most of the yards are open to the sun. Privacy will be maintained since the yards are located away from the street and some bordered by the open space tract. Individual home owners may elect to put up fences for further privacy. This criterion is met. 6. Shared outdoor recreation and open space facility areas—Residential use: a. Exclusive of any other required open space facilities, each residential dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: i. Studio units up to and including two bedroom units,200 square feet per unit; ii. Three or more bedroom units,300 square feet per unit. b. Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; c. The required recreation space may be provided as follows: i. Additional outdoor passive use open space facilities; ii. Additional outdoor active use open space facilities; iii. Indoor recreation center; or iv. A combination of the above. Assuming that all six lots are required to provide 300 square feet per unit, a total of 1,800 shared outdoor recreation and open space facility areas are required. The development provides an open space tract, 'Tract A, which is 11,030 square feet. Tract A is proposed to have a rot lot, pedestrian pathway and landscaping throughout. The tract is intended to be used for both active and passive recreation. This criterion is met. 7.Access and circulation: a. The number of required access points for a development shall be provided in Chapter 18.705; b. All circulation patterns within a development must be designed to accommodate emergency and service vehicles; and PDP3114-1M11,`wU1-121114{81/1412-C;R.1t;r:1..:\ND SUBD1 1S1()N 1':\GI,11(r1 .)1 c. Provisions shall be made for pedestrian and bicycle ways abutting and through a site if such facilities are shown on an adopted plan or terminate at the boundaries of the project site. The development is served by one access point from SW Walnut Street. A pedestrian pathway through Tract A is stubbed to the school property to the south for a future connection. An emergency vehicle turnaround is provided in the partial cul-de-sac, on Lots 5 and 6, until such a time that the adjacent property to the north develops. This criterion is met. 8. Landscaping and open space—Residential development. In addition to the buffering and screening requirements of paragraph 2 of this subsection D, and any minimal use open space facilities, a minimum of 20% of the site shall be landscaped. This may be accomplished in improved open space tracts, or with landscaping on individual lots provided the developer includes a landscape plan, prepared or approved by a licensed landscape architect, and surety for such landscape installation. The development provides more than the required 20 percent of landscaping that is required. The open space tract alone provides 9,350 square feet of landscaping, after the buffer area is subtracted. In addition, each lot will be landscaped. The total amount of landscaping with the open space tract and individuaI lots is approximately 18,350 square feet or 33% of the site. This criterion is met. 9. Public transit: a. Provisions for public transit may be required where the site abuts or is within a quarter mile of a public transit route. The required facilities shall be based on: i. The location of other transit facilities in the area; and ii. The size and type of the proposed development. b. The required facilities may include but are not necessarily limited to such facilities as: 1. A waiting shelter; ii. A turn-out area for loading and unloading; and iii. Hard surface paths connecting the development to the waiting area. c. If provision of such public transit facilities on or neat the site is not feasible, the developer may contribute to a fund for public transit improvements provided the Commission establishes a direct relationship and rough proportionality between the impact of the development and the requirement. The site is located along a bus route, Route 45, which runs along SW Walnut Street. A bus stop is located approximately one block from the site. The proposal was referred to Tti-Met for comment and received none. Therefore, no additional facilities are required. This criterion is met. 10. Parking: a. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.765; b. Up to 50% of required off-street parking spaces for single-family attached dwellings may be provided on one or more common parking lots within the planned development as long as each single-family lot contains one off-street parking space. Each single family home provides a minimum of one off-site space in accordance with Chapter 18.765. This criterion is met. 11. Drainage. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.810. An applicant may propose an alternate means for stormwater conveyance on the basis that a reduction of stormwater runoff or an increase in the level of treatment will result from the use of such means as green streets, porous concrete,or eco roofs. I'17I121114-oufkai /s1J1i2IH -uuexr!—(IliV:I:I..IItii)SI_TBu1 1s]( \GI:.1201 51 All drainage from the proposed streets and driveways will be conveyed to the existing storm system on SW Walnut Street. The treatment of runoff from all single family homes is proposed via rain garden basins. Overflow stormwater from these basins will be conveyed directly into a proposed public storm line out to the public system in SW Walnut Street. All other stormwater flows from the driveways into the cul-de-sac and then into the public system. Fee in lieu of the streets and driveways is required since there is insufficient area for a street swale or other water quality facility. This criterion is met. 12. Floodplain dedication. Where landfill and/or development are allowed within or adjacent to the 100-year floodplain, the city shall require consideration of the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. The site is located approximately 750 feet from any floodplain. This criterion does not apply. 13. Shared open space facilities. These requirements are applicable to residential planned developments only. The detailed development plan shall designate a minimum of 20% of the gross site area as a shared open space facility. The open space facility may be comprised of any combination of the following: a. Minimal use facilities. Up to 75% of the open space requirement may be satisfied by reserving areas for minimal use. Typically these areas are designated around sensitive lands (steep slopes,wetlands, streams,or 100-year floodplain). b. Passive use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for passive recreational use. c. Active use facilities. Up to 100% of the open space requirement may be satisfied by providing a detailed development plan for improvements (including landscaping, irrigation, pathway and other structural improvements) for active recreational use. d. The open space area shall be shown on the final plan and recorded on the final plat or covenants. The gross area of the site is 55,013 square feet which means that 11,002 square feet of shared open space facilities is required. The proposed open space tract, Tract A, is 11,030 square feet. Tract A is proposed to have a tot lot, pedestrian pathway and landscaping throughout. The tract is intended to be used for both active and passive recreation. This criterion is met. 14. Open space conveyance: Where a proposed park, playground or other public use shown in a plan adopted by the city is located in whole or in part in a subdivision, the commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. Where considered desirable by the commission in accordance with adopted comprehensive plan policies, and where a development plan of the city does not indicate proposed public use areas, the commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. The open space shall be conveyed in accordance with one of the following methods: a. Public ownership. Open space proposed for dedication to the city must be acceptable to it with regard to the size, shape, location, improvement and budgetary and maintenance limitations. A determination of city acceptance shall be made in writing by the parks & facilities division manager prior to final approval. Dedications of open space may be eligible for systems 11)10)114-min 'SUB24)14-INNNe uR CIS1,.\NI)ti1,BI)I1'ISION P\(;1.13{11.31 development charge credits, usable only for the proposed development. If deemed to be not acceptable, the open space shall be in private ownership as described below. b. Private ownership. By conveying title (including beneficial ownership) to a corporation, home association or other legal entity, and granting a conservation easement to the city in a form acceptable by the city. The terms of the conservation easement must include provisions for the following: i.. The continued use of such land for the intended purposes; ii. Continuity of property maintenance; iii. When appropriate,the availability of funds required for such maintenance; iv. Adequate insurance protection;and v. Recovery for loss sustained by casualty and condemnation or otherwise. The city does not have a plan that shows a park on this property. This criterion does not apply. FINDING: Based on the analysis above, the Planned Developments standards have not been met but can be through conditions of approval. 18.430 SUBDIVISIONS 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The approval authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in this decision and have been shown to either meet or be conditioned to meet standards with this decision. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; According to the Washington County Surveyor, the proposed plat name, "Graceland," has been reserved (by Denette Keenon, dated 8/21/13). This criterion is met. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards; Section 18.810.This criterion is met. FINDING: Based on the analysis above, the proposal has met all of the preliminary plat approval criteria for subdivisions. 18.510 RESIDENTIAL ZONING DISTRICTS The site is located in the R-4.5: Low-density residential zoning district. The R-4.5 zoning district has the following dimensional requirements: 1'1DI321I4_1 ool 4UI32111 1Kou-2—c;IZ.1Cl:I.,ON1)SL'HI)R"IsIc7N 1';1GJ 14 c's1 .31 TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Ptoposed Minimum Lot Size - sq. ft.min 7,500 sq, ft. Detached unit 6,656 sq. tt.max, Average Minimum Lot Width,Detached Units 50 ft. N/A Maximum Lot Covera:e N/A NA Minimum Setbacks Front yard 20 ft. Verified at BUP Side facing street on corner&through lots 15 ft. Verified at BUP Side yard 5 ft. Verified at BUP Rear 3 and 15 ft. Verified at BUP Side or rear yard abutting more restrictive zoning district N/A. N/A Distance between property line and front of garage 20 ft. Verified at BUP Maximum I Ieight 31)ft _ Verified at BUP Minimum Landscape Requirement _ N/A N/A Lot coverage includes ill buildinp.::Ind impervious areas. According to the applicant's site plan, the proposed lots range in size from 4,859 square feet to 6,656 square feet. Through the planned development approval., lots may be less than the allowed minimum lot size, provided that perimeter lots are not less than 80% of the minimum lot size of that zone. In this case, perimeter lots cannot be less than 6,000 square feet. Compliance with setbacks,building height and minimum landscape requirements will be verified prior to the issuance of building permits, at the time of site plan review for individual lots, However, each lot has sufficient space to locate a home within required setbacks. FINDING: Based on the analysis above, development standards in the R-4.5 residential zone have been met or will be verified at the time of building permit issuance. 18.705 ACCESS EGRESS AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is a six lot subdivision, which is considered development; therefore these standards apply. 18.705.030 General Provisions D. Public street access. All vehicular access and egress as required in 18.705.030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. As shown on the applicant's site plan, two of the lots, Lots 5 and 6, will have direct access to the proposed public street. The remaining lots will have access from a drive extending from the proposed public street. This standard is met. H.Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs,sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). Access to the subdivision is provided by a public street connecting to SW Walnut Street. The proposed access is expected to meet these standards. linit21114-imu1/SUB21114-01.11C2—C;RACI,.1..IND SUBDIVISION PAGE 1501.31 Prior to obtaining a site permit, the applicant shall provide a preliminary access report which verifies that design of all site driveways and street connections (including new driveway connections to new streets) are safe by meeting appropriate standards (such as roadway geometric standards and sight distance). Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASI TO. The applicant shall obtain approval of this report prior to final plat approval. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical,the driveway shall be placed as far from the intersection as possible. Proposed driveways do not have access to an existing street and the connection to SW Walnut Street is outside the influence area of nearby intersections. This standard does not apply. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. The proposed public street connects to SW Walnut Street,an arterial with a spacing requirement-of 600 feet. However, there is only about 300 feet of spacing between the proposed street and. SW Grant Street. This spacing is allowed since this appears to be the only available access for the subject property. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: _ RESIDENTIAL USE(6 or fewer Min.Number of Min. Access Width Min. Pavement units)Number Dwelling Unit/Lots Driveways Required Width 1 or 1 15' 10' 3-6 1 20' 20' The applicant is asking for a modification of this standard through the planned development review process. Currently,a 15-foot paved width with a mountable 5-foot sidewalk is proposed to serve four lots. The number of accesses could be reduced by having two lots access directly to the cul-de-sac. However, this would result in inadequate driveway spacing and poor circulation. The proposed street and sidewalk will function as a continuous 20-foot paved width when required for emergency vehicles. The proposed access will not be detrimental to public safety. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been met but can be through conditions of approval or as modified through the Planned Development process. 18.715 DENSITY COMPUTATIONS PI7123111t-IO1[H11 r'suf3 2111 (MINI?G](_1f:1a.'LIN DSU1IMVISIONi I'.NCI;16 O 31 18315.010 Purpose The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the total site acres: 1.All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or"Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4.All land proposed for private streets; and 5.A lot of at least the size required by the applicable base zoning district,if an existing dwelling is to remain on the site. 13. Calculating maximum number of residential units.To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. As shown in the following density computation, the maximum number of units is G, Residential Density Calculations Buildable Land Area Gross Area (SF) 55,013 Subtractions 1. Sensitive Land Areas 0 2. Park Dedications 0 3. Public Rights-of-Way(actual) -9,888 5. Area for Existing House 0 libtaiol•51h/radians -9,888 Net Buildable Land Area 45,125 Maximum Residential Units Calculation _ Net Buildable Land Area 45,125 (divide by) Minimum Lot Area in R- 7,500 4.5 Zone Maximum Residential Units 6.01 Minimum Residential Units Calculation Maximum Number of Units 6.01 Allowed (multiply bv)0.8 80% Minimum Residential Units 4.8 PD1un,i-mom/ C,R.\C:1?I.,‘ND:4113I)IV'JSIC]N P\[;I.17()I 31 C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in subsection B of this section by 80% (0.8). As shown above, the minimum number of units is 4 and the proposal is for 6 new units. This standard is met. FINDING: According to the computation above, the minimum number of lots is 4, based on 80% of the maximum number of units (6.01 units x .80 = 4), This standard is met. 18.745 LANDSCAPING AND SCREENING 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements. The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock(ANSI Z60,1-2004, and any future revisions); and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. 18.745.040 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review(Type II and III),Minor Land Partition (Type II), Planned Development(Type III), Site Development Review(Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the tight of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1, The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 1't)1'ir14-1A It 11 /SLI13211411f1[Ki2=(=RA(] I.\NI)SL11it]FV'1SF(.)N T':'0.;1.IS 01.;I 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2),Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees,the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three (3)years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. According to the applicant's narrative and site plan,a total of 260 lineal feet of frontage is proposed with the development. A total of 6 street trees are required for this proposal. The site plan shows 4 proposed street trees. Prior to issuance of the PFI permit, the applicant shall submit a revised site plan showing how the street tree requirements are met or pay the fee in lieu. The accepted planting procedures are the guidelines described in the Tigard Urban Forestry Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the most recent edition of the American Institute of Architects'Architectural Graphic Standards. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity Additionally, there arc directions for soil amendments and modifications. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site,without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix. 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. In accordance with the requirements of this chapter, a Type C buffer is required along the south perimeter of the property. As shown on the landscape plan (sheet 12), the proposed buffer does not meet the Type C buffer standards. The applicant shall provide a revised landscape plan demonstrating that the meets the Type C buffer requirements are met. FINDING: Based on the analysis above, the Landscaping and Screening standards have nor been fully met but can be through a condition of approval. 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. I'l)R3114-IYfd(N11 f S t,sJi2014-1 Nm 2—(IR:li_I.1..\NI)SUBDIVISION PAGE I9 OF 11 Parking for each single family dwelling is proposed on the same lot as the dwelling. This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. See Table 18.765.2. FINDING: Table 18.765.2 requires 1 parking space per dwelling unit. The applicant is proposing more than one parking space per unit. One space will be located within an attached garage, and at least one other space will be provided within the driveway, consistent with this standard. 18.790 URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements.An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; An Urban Forestry Plan prepared/approved by a Landscape Architect has been provided. This standard is met. 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); A tree preservation and removal plan was submitted identifying all trees proposed for preservation and for removal. The plan meets the tree preservation and removal standards; this standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and An existing tree plan was provided that identifies the canopy of existing open grown trees. According to the supplemental report, the soils on site appear to be well drained with no obvious pH or fertility issues. Plant materials appear to be generally in good health and there are no obvious areas with soil contamination. The landscape architect has signed the Urban Forestry site plan and attested that the plan meets the tree canopy site plan standards. This standard is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. A supplemental report was prepared by the landscape architect, Marianne Zarkin,ASLA;Marianne Zarkin Landscape Architects. The report includes the required inventory data for the existing open grown trees (UFM Section 10, Part 3, and Subsection D) protection measures, consisting of a 5 foot metal fence secured to the ground located along the dripline of preserved trees which shall be in place prior to any site work. As submitted, the project does not meet the effective tree canopy in accordance with UFM Section 10, Part 3. Because the site is zoned R-4.5, the required effective tree canopy is 40% for the entire site and 15%per lot. According to the supplemental report, the entire development site is 55,013 square feet (40% coverage= 22,005). As stated in the report and shown on the tree canopy plan, the qualifying mature tree canopy area provided is 20,351 (a difference of 1,654 square feet); this standard is not met. The applicant shall either revise the site plan showing how effective canopy is met or submit a tree canopy fee. The minimum 15% canopy per lot is met. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. mu114-m w 11/SUI-0114-1KYN12-GRACII.AIND SUI11)IVISION PAGE 20 OF 31 The site does not meet the canopy requirements. The applicant may choose to pay the tree canopy fee instead of planting additional trees. FINDING: Based on the analysis above, the urban forestry plan requirements have not been fully met but can be through added conditions of approval. 18.790.060 Urban Forestry Plan Implementation C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part 2 of the Urban Forestry Manual. FINDING: The applicant's proposal does not address tree establishment. Therefore, a condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan. This can be met through a condition of approval. FINDING: Based on the analysis above, the applicable urban forestry inventory standards have not been fully met but can be with added conditions of approval. 18.795 VISUAL CLEARANCE 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited.A clear vision area shall contain no vehicle,hedge,planting,fence,wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. FINDING; The site plan shows the visual clearance areas where the new street connects to SW Walnut Street. New home construction and driveways on each of the proposed lots will be required to meet the applicable visual clearance triangle requirement. Prior to issuance of building permits, visual clearance will be ensured through site plan review. This standard is met. 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: 18.810,030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street 2. No development shall occur unless streets within the development meet the standards of this chapter 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 1'13a24 1-1- 101 st I12u11-IH IN 2 GIt\[1 1.ANID SUBDIVISION PAGE:21 I11;i9 The proposed subdivision will have a new public street that connects to SW Walnut Street and a private drive off of the new public street. All lots will front a public street or have an approved access to a public street.This standard is met. E. Minimum Rights-of-Way and Street Widths: Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Downtown District, street right- of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.)These are presented in Table 18.810.1 An interim 35-foot improvement with a 27-foot paved width is proposed. This will provide parking along the frontage of the site and comply with the parking requirements of Section 18.810.030.E. The site lies adjacent to SW Walnut Street,which is classified as an arterial street by the Tigard Transportation System Plan. At present, the right-ofway from the centerline is about 30 feet,according to the most recent tax assessor's map. The applicant shall dedicate additional right-of-way to provide 38 feet from centerline on SW Walnut Street on the final plat. The Tigard Transportation System Plan shows SW Walnut Street as a 48-foot wide street with 8-foot wide sidewalks and 5-foot wide planter strips (including street trees) behind the curb within a 76-foot right-of-way. The project shall provide half-street improvement to SW Walnut Street along the frontage of the site to a 18-foot paved half-width with pavement tapers on each end, plus a curb, 5-foot wide planter strip (with street trees) bike lane and 8-foot wide sidewalk. These improvements shall be constructed in accordance with applicable Tigard codes and industry best practices. The proposed plans meet this requirement. The new street should be designed so that SW Walnut Street can be widened in the future without reconstruction of the proposed street and utilities. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved.A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactoty future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a.These extended streets or street stubs to adjoining properties are not considered to be cul-de- sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the city engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. The existing developments on surrounding properties make other street connections infeasible. This standard does not apply. I'1)R2{114-IN1iN11/51112 14 nNk2 (1(10 11.:1N1,)S1yBfI1'ISJoN P\GE OF 11 H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads,freeways,pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2.All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code.A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints,the mere presence of a constraint is not sufficient to show that a street connection is not possible.The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4.All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. The existing developments on adjacent properties preclude street connections offsite within this 530-foot spacing. This standard is met. L. Culs-de-sacs.A cul-de-sac shall be no more than 200 feet long,shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1.All culs-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the city engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. The proposed cul-de-sac is less than two hundred feet and serves six dwelling units. The cul-de-sac is necessitated by existing development patterns which preclude a street extension. This standard is met. M. Street names, No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. The applicant has not proposed a street name for the new street. Prior to issuance of the PFI, the applicant shall obtain city approval of the street name. N. Grades and curves. 1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. poRNikvitotga a SI i 2 X14-UIUNI2-(R\C;li1..NI)S1IBI)IVISI[)N I' .t,f:a )p 31 All street grades are less than 12%. No grade changes are proposed to existing streets. This standard is met. Q.Access to arterials and collectors.Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. No lots are proposed to directly access SW VG'alnut Street. 'I°h.is standard is met. T. Private streets. 1. Design standards for private streets shall be established by the city engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. A private street is appropriate in this case because the proposed private street serves 4 lots. This standard is met. 18.810.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography,wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by paragraph 1 of this subsection B. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The block that the site is part of exceeds the 2,000-foot minimum;however, the creation of a new block is precluded by existing development on adjacent parcels. The development provides a pedestrian path within an easement from the cul-de-sac to the south property for a future connection. This standard is met. 18.810.050 Easements PDR21114-I.Iu1' l /SL 2liI4-IM 1- 10%I.ANDsum- ISI N I:It l?24()1.11 A. Easements. Easements for sewers, drainage,water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right- of-way conforming substantially with the lines of the watercourse. B. Utility easements.A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. All easements shall be recorded with the final plat.This standard is met. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district. The proposed lots do not contain any part of existing or proposed right of way. Through the planned development review process,lots are not required to meet depth and width requirements. This standard is met. C. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case 18.162.050.0 applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. All proposed lots have a minimum frontage of 25 feet onto a public or prig ate street.This standard is met. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least 10 feet wide is required abutting the arterial rights-of-way; and. 2.All through lots shall provide the required front yard setback on each street. No through lots are proposed. This standard does not apply. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. All lots, where practical, contain right angles to the street. This standard is met. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development,even if no sidewalk exists on the other side of the street. B. Requirement of developers. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a 131)R2U14- oici e tit)R21114-{ONi2-[;R.1C.I'1.1NI)SUBDIVISION I'.\G1?25()1 31 neighborhood activity center). A sidewalk meeting city standards along the frontage of SW Walnut Street is required and will be connected to adjacent sidewalks along SW Walnut Street on both sides of the subject property. This standard is met. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. Public sewer is available from SW VX'alnut Street. Show sewer connection lines on public improvement plans. Connection fees shall be paid for each sanitary sewer connection. All aspects of the sanitary sewer system design shall be approved prior to obtaining a site permit, and shall be complete and approved prior to plat approval. No other properties have been identified that would need to be served through the subject property-. This standard can be met by through a condition of approval. Prior to obtaining the PFI permit, the applicant shall obtain approval from the City Engineer and other appropriate agencies for the final design of the sanitary sewer system to serve the site and any downstream impacts. Prior to tinal lot approval the applicant shall obtain approval from the City Engineer and other appropriate agencies of the construction of e sanitary sewer system to serve the site and mitigation of any downstream impacts. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1.The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2.Where possible,inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3.Surface water drainage patterns shall be shown on every development proposal plan. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments l�I7t� 11 1 111NMy1, St1B21114-Ik1 n2--1;R.1C I LAND SUBDIVISION I',1C,1.1 af.01.31 adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There are no apparent significant upstream drainage ways that impact this development. The applicant shall design the storm drainage system to also accommodate all drainage that currently flows onto the subject property. All aspects of the storm drainage system shall be complete and approved prior to final plat approval. The applicant shall provide stormwater detention in accordance with Clean Water Services and City of Tigard requirements. The applicant will need to obtain city approval of the specific detention facilities, calculations showing the adequacy,easements providing for access to these facilities,and all other aspects of the detention system prior to issuance of the PFI permit, and all aspects of the stormwater system shall be complete prior to final plat approval. Detention facilities are generally placed at the lower end of a site. However, the lower end of this site has insufficient width to collect run off or accommodate a facility so the applicant shall pay the system development charge in-lieu of construction of a facility. 18.810.120 Utilities A. Underground utilities. All utility lines including,but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground,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, ands 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in- lieu of undergrounding. There are overhead utilities along the SW Walnut Street frontage. Because of the short distance, the fee in-lieu of undergrounding is permitted. This fee is estimated to be $1,190. All new utilities serving the subject property shall be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITI-I STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant shall provide approval from Tualatin Valley Fire & Rescue (TVF&R) for access and hydrant placement prior to issuance of the PFI permit. Public Water System: PI)I€201.4-(N1HPI i SUB?u14-11011()2-i;10CIi1AND SUBD]VISIO I',1[;Ii 7 nv 31 The City provides service in this area. The applicant shall obtain approval from Tigard Public Works of any aspects of the proposed development that would affect the water sj stem prior to issuance of the site permit. Storm Water Qualit The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed in accordance with the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Pass through rain gardens are proposed to provide treatment for roof run off from the new houses. The system development charge in-lieu of construction of a facility will permitted for remaining untreated street run off. The facilities will be privately owned and maintained since no separate tract for the facilities is proposed. Final design will be worked out in the plan review process. This standard can be met by condition. Prior to obtaining the PFI permit the applicant shall obtain approval from the City Engineer and other appropriate agencies of the final storm water report and the final design of the storm drainage system to serve the site and any downstream impacts. Prior to final plat approval the applicant shall obtain approval from the City Engineer and other appropriate agencies of the construction of the storm drainage system (including maintenance plans) to serve the site and mitigation of any downstream impacts. Before the City accepts this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The facility shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant shall meet the requirements of the Federal Clean Water Act regarding National Pollutant Discharge Elimination System (NPDES) erosion control permits that may be needed for this project. The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act, State of Oregon, Clean Water Services,and City of Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200-C-N permits as applicable. With the 6-acre size of this site,it is anticipated that a 1200-C permit will be necessary. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots,and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Dcpai.tnlent. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 1'J)lt?( Sill )14-IMN 02-GR_VTh ANU SL'B1]IVISION PAGE 2 ()l• t1 The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between l0".0 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. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer,storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home, Survey Requirements The applicant's final plat shall contain State Plane Coordinates FAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Engineer's Written Certification Required: Section 18.810.200 states that the developer'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 city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. B. IMPACT STUDY SECTION 18.390.040.B.e requires that the applicant include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system,the sewer system, and the noise impacts of the development For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant's narrative includes an impact study which addresses impacts of the proposed development on public facilities and services. The applicant is constructing a new street to access the homes. The proposed subdivision is for six lots, traffic impacts to the city and county transportation system will be offset with frontage improvements as well as payment of the Transportation Development Tax. In addition to the new street, the applicant will dedicate right-of-way and make half-street improvements along SW Walnut Street. The applicant proposes to collect storm drainage from the site via a storm pipe underneath SW Walnut Street and individual rain gardens on each lot. A new public 8" sewer line will be constructed within the new street from SW Oak Street. No negative noise impacts are anticipated from this residential development. In additional to the Transportation Development Tax, each new unit will be assessed a Parks Development Fee at issuance of building permit. st$3114-moi 12-Glocki.\No simply]sioN GI,.29(11,31 ROUGH PROPORTIONALITY ANALYSIS The Transportation Development Tax (TDT) is a mitigation measure required for new development and will be paid at the time of building permits. Based on Washington County implementation figures for 2013/2014,TDTs are expected to recapture approximately 26.6 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the use and the size of the use proposed and upon completion of this development, the future builders of the residences will he required to pay TIDTs of approximately $33,325 ($6,665 x 5 new single-family dwelling units). Credit is given to an existing single family residence that will be preserved. Based on the estimate that total TDT fees cover 27.0 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $125,282 ($33,325 ± 0.266). The difference between the TUT paid and the full impact,is considered as unmitigated impact. FINDING: Using the above cost factors,a total of$33,325 TDT is required. SECTION VII. OTHER STAFF COMMENTS The City Police Department reviewed the proposal and had no objections to it. The City Public Works Department (Contact Sam Morrison, 503-718-2600) has reviewed the proposal and provided comments on sheet 7 of the drawings. The comments included providing a 6 inch water line in the new street and 1 inch service line to each lot, the water line on SW Walnut Street can either be cut into or a live tap and the blow needs to be to city standard. These comments have been incorporated into this land use decision. The City Development Review Engineer (Contact Greg Berry, 503-718-2468) has reviewed the proposal and provided comment in a Memorandum dated July 28, 2014, which can be found in the land use file and as an attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this land use decision. SECTION VIII. AGENCY COMMENTS Clean Water Services (Jackie Sue Humphreys, 503-681-3600) has reviewed this proposal and issued a letter dated July 10, 2014 stating conditions to be met prior to plat recording. In addition, a Sensitive Area Pre-Screening Site Assessment (File No. 13-0(12406) finds that sensitive areas do not appear to exist on site or within 200 feet of the site. This Sensitive Area Pre-Screening Site Assessment does not eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered. The assessment serves as the Service Provider Letter. Frontier (John Cousineau, 503-643-0371) stated depending on the final grade of the street if the aerial plant will be affected. The applicant shall contact Frontier. CentutyLink(Sean Sanders,206-345-0362) stated that the site is not in CenniryLink territory. Tualatin Valley Fire and Rescue (John Wolfe, 503-259-1504) has reviewed the proposal and offered comments in a July 23, 2014 email, that state that the proposal meets TVF & R access requirements. The applicant shall provide documentation that the new hydrant will be able to meet minimum fire flow requirements. SECTION IX. PUBLIC COMMENTS Written comments were submitted by nearby residents,including the following: • Ronald Bline, letter dated August 23,2014 In addition,oral comments were submitted by the following individuals: • Ken Ziglinski No one spoke in favor of the project, One person spoke in opposition to the project and most of the concerns were related to access and safety for children due to the project close proximity to the school property. Mr. Ziglinski was concerned that the crosswalk would be removed; the crosswalk will remain. The Planning Commission was presented copies of all written comments and heard all oral testimony before 11 4{KI( /SL1F32014-1 GRACI,1..1N1)SUBDIVISION pAG 11)(W 31 rendering its decision. The Planning Commission discussed condition #13 and #25 which required a 6 foot sidewalk since the applicant stated that a 6 foot sidewalk may not be feasible due to the site constraints. Planning Commission added the following addition language after "6-foot sidewalk" to condition # 13 and #25: "or narrower as approved by city staff'. The Planning Commission found the project to meet all relevant approval criteria pertaining to the topics raised by the public. The full text of all comments can be found in the project file and Planning Commission minutes of September 15, 2014. SECTION X. CONCLUSION The City of Tigard Planning Commission has APPROVED Planned Development and Subdivision request for Graceland Subdivision .'DR2014-00001/SUB2014-00002). IT IS FURTHER ORDERED THAT THE APPLICANT AND ALL PAR'T'IES TO THESE PROCEEDINGS BE NOTIFIED OF THE ENTRY OF THIS ORDER. PASSED: THE 15TH DAY OF SEPTEMBER 2014 BY THE CITY OF TIGARD PLANNING COMMISSION. Jason Rogers,Planning Commission President Dated this 25th day of September, 2014. Attachments: The City of Tigard Development Review Engineer Memo, dated July 28, 2014 P1)1201,1-000011 5L1B2I114-WINO-(312,l(J].1N1]SUBDIVISION 1),1(;1 11 O 31 MEMORANDUM CITY OF TIGARD, OREGON DATE: July 28,2014 TO: Agnes Kowac2, Associate Planner FROM: Greg Berry, Project Engineer PROJECT: PDR14-00001, SUB 14-00002 Graceland Subdivision Access Management (Section 18.705) Section 18.705.030.B requires site plans be presented for approval showing how access requirements are to be fulfilled in accordance with this chapter. The application includes a site plan for the proposed 6-lot subdivision. Section 18.705.030.0 states that all vehicular access and egress ... shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Two of the proposed lots will have direct access to the proposed public street. The remaining four lots will have access from a drive extending from the proposed public street.. This standard is met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County, the City and AASHTO. Access to the subdivision is provided by a public street connecting to SW Walnut Street. The proposed access is expected to meet these standards. Prior to obtaining a site permit the applicant shall provide a preliminary access report which verifies that design of all site driveways and street connections (including new driveway connections to new streets) are safe by meeting appropriate standards (such as roadway geometric standards and sight distance). Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. The applicant shall obtain approval of this report prior to final plat approval. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an ENGINEERING COMMENTS PAGE 1 intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Proposed driveways do not have access to an existing street and the connection to SW Walnut Street is outside the influence area of nearby intersections. This requirement is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The proposed public street connects to SW Walnut Street,an arterial with a spacing requirement of 600 feet. However,there is only about 300 feet of spacing between the proposed street and.SW Grant Street. This spacing should be allowed since this appears to be the only available access for the subject property. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.0341.E requires a residential local street (with parking on one side) to have a 50-foot tight-of-way width and 28-foot paved section with 5-wide sidewalks, planter strips, underground utilities, street lighting,storm drainage, and street trees. An interim 35-foot improvement with a 27-foot paved width is proposed. This will provide parking along the frontage of the site and comply with the parking requirements of Section 18.810.030.E. ENGINEERING COMMENTS PAGE 2 The frontage of the site is adjacent to SW Walnut Street, which is classified as an arterial street by the Tigard Transportation System Plan. At present, the right-of-way from the centerline is about 30 feet, according to the most recent tax assessor's map. The applicant shall dedicate additional right-of-way to provide 38 feet from centerline on SW Walnut Street on the final plat. The Tigard Transportation System Plan shows SW Walnut Street as a 48-foot wide street with 8-foot wide sidewalks and 5-foot wide planter strips (including street trees) behind the curb within a 76-foot Light-of-way. Provide a half-street improvement to SW Walnut Street along the frontage of the site to a 18-foot paved half-width with pavement tapers on each end, plus a curb, 5-foot wide planter strip (with street trees) bike lane and 8-foot wide sidewalk, all constructed in accordance with applicable Tigard codes and industry best practices. It appears that the proposed plans would meet this requirement. The new street should be designed so that Walnut Street can be widened in the future without reconstruction of the proposed street and utilities. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Pre-existing development on surrounding adjacent properties make other street connections infeasible. This standard is met. Street Alignment and Connections: Section 18.630.040 and 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Pre-existing development on surrounding adjacent properties make other street connections infeasible. This standard is met. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when ENGINEERING COMMENTS PAGE 3 environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular,shall be approved by the City Engineer;and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb,and • If a cul-de-sac is more than 300 feet long,a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The proposed cul-de-sac is less than two hundred feet and is necessitated by existing development patterns. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No street grades in excess of 12%are proposed. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications,primary access should be from the lower classification street. No lots are proposed to directly access SW Walnut Street.This standard is met. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets,such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. ENGINEERING COMMENTS PAGE 4 A private street is appropriate in this case because the proposed private street serves 4 lots and can comply with standards. Traffic Study: Section 18.810.030.CC Requires a traffic study for development proposals meeting certain criteria. Mitigation of Transportation Impacts: Policy 1.9 of Tigard's Transportation System. Plan states that the City shall require all development to meet adopted transportation standards or provide appropriate mitigations. The 6 lots of this proposed partition would be anticipated to generate approximately 60 daily trips,with 4 trips in the morning peak hour. and 6 trips in the afternoon peak hour. This is less than the traffic volume thresholds of 18.810.030.CC. No excessive traffic volumes, hazard locations, access configuration issues, or other locations as described in 18.810.030.CC have been identified in the vicinity of the site. Therefore a traffic study is not required for this proposal. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or,pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. A pathway connection is proposed to the southwest. PLANNING ENGINEERING COMMENTS PAGE 5 Lots - Size and Shape: Section 18.810.060(A)prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B)requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Section 18.810.070.B.2 states that if there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality. A sidewalk meeting city design standards along the frontage of SW Walnut Street is required and will be connected to adjacent sidewalks along Walnut Street on both sides of the subject property. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Public sewer is available from SW Walnut Street. Show sewer connection lines on public improvement plans. Connection fees shall be paid for each sanitary sewer connection. All aspects of the sanitary sewer system design shall be approved prior to obtaining a site permit, and shall be complete and approved prior to plat approval. It appears the proposal will meet this standard. ENGINEERING COMMENTS PAGE 6 No other properties have been identified that would need to be served through the subject property. This standard can be met by condition. Prior to obtaining the PFI permit the applicant shall obtain approval from the City Engineer and other appropriate agencies for the final design of the sanitary sewer system to serve the site and any downstream impacts. Prior to final plat approval the applicant shall obtain approval from die City Engineer and other appropriate agencies of the construction of the sanitary sewer system to serve the site and. mitigation of any downstream impacts. Storm Drainage: General Provisions: Section 1.8.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility,based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no apparent significant upstream drainage ways that impact this development. The applicant shall design the storm drainage system to also accommodate all drainage that currently flows onto the subject property. All aspects of the storm drainage system shall be complete and approved prior to plat approval. Effect on Downstream Drainage: Section 18.S10.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The applicant shall provide stormwater detention in accordance with Clean Water Services and City of Tigard requirements. The applicant will need to obtain city approval of the specific detention facilities, calculations showing the adequacy, easements providing for access to these facilities, and all other aspects of the detention system prior to issuance of the PFI permit, and all aspects of the stormwater system shall be complete prior to plat approval. ENGINEERING COMMENTS PAGE 7 Detention facilities are generally placed at the lower end of a site. However,the lower end of this site has insufficient width to collect run off or accommodate a facility so payment of the system development charge in-lieu of construction of a facility should be allowed. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) which require the construction of on- site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Pass through rain gardens are proposed to provide treatment for roof run off from the new houses. The system development charge in-lieu of construction of a facility will permitted for remaining untreated street run off. The facilities will be privately owned and maintained since no separate tract for the facilities is proposed. Final design will be worked out in the plan review process. This standard can be met by condition, Prior to obtaining the PFI permit the applicant shall obtain approval from the City Engineer and other appropriate agencies of the final storm water report and the final design of the storm drainage system to serve the site and any downstream impacts. Prior to final plat approval the applicant shall obtain approval from the City Engineer and other appropriate agencies of the construction of the storm drainage system (including maintenance plans) to serve the site and mitigation of any downstream impacts. Utilities: Section 18.810.120 states that all utility lines,but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and ENGINEERING COMMENTS PAGE 8 • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only,such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are overhead utilities along the Walnut Street frontage. Because of the short distance, the fee in-lieu ofundergrounding should be permitted. This fee is estimated to $1,190. All new utilities serving the subject property shall be placed under-ground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant shall provide approval from the Tualatin Valley Fire and Rescue for access and hydrant placement before issuance of the PFI permit. Public Water System: The City provides service in this area. The applicant shall obtain approval from Tigard Public Works of any aspects of the proposed development that would affect the water system prior to issuance of the site permit. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading,excavating, clearing,and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development ENGINEERING COMMENTS PAGE 9 that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act, State of Oregon, Clean Water Services,and City of Tigard including obtaining and abiding by the conditions of NPDES 1 200-C or 1200-C-N permits as applicable. With the 6-acre size of this site,it is anticipated that a 1200-C permit will be necessary. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on- site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be. assessed. This fee shall be paid to the City prior to issuance of permits. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22), These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition,the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves, hydrants and other water system features) in ENGINEERING COMMENTS PAGE 10 the development,and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard- or.gov) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover street, drainage, and utility improvements and any other work in the public right-of-way. Detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). Prior to issuance of a PFI permit the applicant shall provide a preliminary access report which verifies that design of all site driveway and street connections are safe by meeting appropriate standards such as roadway geometric standards and sight distance. Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary plat showing sufficient right-of-way dedication to provide a public right-of- way half-width of at least 38 feet along the frontage of the subject property along SW Walnut Street. Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary plat showing sufficient right-of-way dedication to provide a public tight-of- way three-quarter width of at least 35 feet for the new street plus the radius of the proposed portion of the cul-de-sac. Prior to obtaining a site permit the applicant shall obtain city approval of design plans for: a three-quarter street improvement of the new street to a 27-foot paved width, 6-foot wide sidewalk, street trees and lights designed according to applicable Tigard codes. Design the new street to accommodate the widening of Walnut Street to its full width without reconstruction of the new street or utilities. ENGINEERING COMMENTS PAGE 11 a pathway connection to the school property. Prior to issuance the PFI permit the applicant shall obtain approval from the city engineer and other appropriate agencies for the final design of the sanitary sewer system to serve the site and any downstream impacts. Prior to obtaining the PFI permit the applicant shall obtain approval from the city engineer and other appropriate agencies of the final stormwater report and the final. design of the storm drainage system to serve the site and any downstream impacts. Prior to obtaining a site permit the applicant shall provide approval from T\TF&R for access and hydrant placement. Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Paul Izatt,Public Works). Prior to obtaining a site permit the applicant shall obtain approval Public Works for the proposed water system and connections and any offsite improvements necessary to accommodate this service. Prior to obtaining the site permit the applicant shall obtain city and CWS approval of design plans for water quality facility as required by Clean Water Services Design and Construction Standards and the city of Tigard and shall address potential downstream drainage issues,and shall include a proposed maintenance plan. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they «ill be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Prior to issuance of the PFI permit the applicant shall obtain a 1200-C or 1200-C-N General.Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act and comply with all other applicable erosion control requirements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@u tigard- or.gov) for review and approval: ENGINEERING COMMENTS PAGE 12 Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by GPS tie networked to the City's GPS survey or by random traverse using conventional surveying methods. The final plat data and/or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05 or subsequent legislation), Washington County, and the City of Tigard. Note:Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the city has reviewed and approved the final plat. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for city signatures. Prior to final plat approval the applicant shall pay the city's current final plat review fee. Prior to final plat approval the applicant shall submit as-built drawings tied to the city's GPS network. The applicant's engineer shall provide the City with an electronic file with points for the complete street design and each structure (walls, manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). As-built drawings must show the approved construction drawings and any and all changes from them, The final plat shall show all easements within the property. Prior to final plat approval, the applicant's engineer shall obtain city approval of a final access report which verifies design of driveways and streets are safe by meeting standards for adequate sight distance and other appropriate design parameters. The applicant shall dedicate additional right-of-way to provide 38 feet from centerline on SW Walnut Street on the final plat. The applicant shall dedicate 35 feet of right-of-way for the new street and as required for the proposed portion of the cul-de-sac on the final plat. Prior to final plat approval the applicant shall provide: improvements of the new street with a curb, 27-paved width, 6-foot wide sidewalk, cul-de-sac, street trees and lights constructed according to applicable Tigard codes. construction of a pedestrian path to the school property. ENGINEERING COMMENTS PAGE 13 Prior to final plat approval the applicant shall obtain approval from the city engineer and other appropriate agencies of the construction of the sanitary sewer system to serve the site and mitigation of any downstream impacts. Prior to final plat approval, the applicant shall obtain approval from the city engineer and other appropriate agencies of the construction, or payment of a fee in-lieu of construction,of the storm drainage system (including maintenance plans) to serve the site and mitigate any downstream impacts. Prior to final plat approval the applicant shall obtain approval from Public Works and the city engineer of the construction of the water system to serve the site and any offsite improvements necessary to accommodate this service. Prior to final plat approval all aspects of the proposed infrastructure (such as transportation, storm drainage, sanitary sewer,water,utility, etc.) shall be in place and operational with accepted maintenance plans. The developer's engineer shall provide written certification that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF BUILDING PERMITS: Prior to issuance of building permits, the applicant shall submit a paper copy of the final recorded plat. Prior to issuance of building permits all elements of the proposed infrastructure (such as transportation, sanitary sewer, storm drainage,water, etc.) shall be in place and operational with accepted maintenance plans. The developer's engineer shall provide written certification that all improvements,workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THE FOLOWING CONDITION SHALL BE MET BEFORE THE CITY ACCEPTS MAINTENANCE RESPONSIBILITY FOR THE CONSTRUCTED FACILITIES Before the City accepts this facility as a public facility, the developer shall maintain it for the full warranty period (one year for street and sanitary facilities;three years for stormwater detention and treatment facilities) after construction is completed. The developer will he required to submit annual reports to the City which show what ENGINEERING COMMENTS PAGE 14 maintenance operations were conducted on the facility for that year. Once the maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. All landscaping along streets must be established and healthy prior to city acceptance of the street for maintenance. I:)I{)tiCilllt:•clr ment fin nrcrin Walautli'°omncnts PDRI4-1 [Jraccland Sub.dticx ENGINEERING COMMENTS PAGE 15 Amendment to PDR2014-00001 Graceland Subdivision The CDC at 18.705.030.H requires a 20-foot paved width to provide access for three to six residential lots. Currently, a 15-foot paved width with a mountable 5-foot sidewalk is proposed to serve four lots. The sidewalk will provide a connection to the school property. The number of accesses could be reduced by having two lots access directly to the cul-de-sac. However, this would result in inadequate driveway spacing and poor circulation. The proposed street and sidewalk could function as a continuous 20-foot paved width when required such as for emergency vehicles. Consequently, the proposed access could be allowed since it will not be detrimental to public safety and will provide for other modes of transportation. \ .NG\Devclopmcnt Engineenng\Walaur\Amendment Graceland.docx CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301 (Notify if property has HD overlay) OR Public Utilities Commission,550 Capitol Street NE,Salem OR 97310-1380 US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946 (Maps and CWS letter only) Washington County Consolidated Communications Agency(WCCCA) "911",Dave Austin,POB 6375,Beaverton OR 97007-0375 (monopole towers) ✓ Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie, 1400 SW Walnut St MS 51 Hillsboro OR 97123- 5625(general apps)* Washington County,Dept of Land Use&Trans,Brent Curtis, 155 N First Ave,Suite 350,MS 13,Hillsboro OR 97124 (CPA)* Washington County,Dept of Land Use&Trans,Assessment&Taxation,155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZCA)* Washington County,Dept of Land Use&Trans,Doria Mateja,Cartography,155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Merlo Rd,Beaverton OR 97006-5152 ✓ Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC,1208 NE 64th St,4th Floor,Seattle WA 98115 Century Link,Attn: John Pfeifer,1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation notices) Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205 (proposed and approved Annexation notices) ✓ Clean Water Services,Development Services Department,David Schweitzer/SWAT Program,2550 SW Hillsboro Hwy, Hillsboro OR 97123* ✓ Comcast Cable Corp.,Gerald Backhaus, 14200 SW Brigadoon Court,Beaverton OR 97005 (See map for area contact)NO MAP? ...Joe Patton .. .. .., .v- .. _ t , w_. .:' e ... tl ail t'lthisCertified mail addressee and address was returned marked"Return to Sender. Refused. Unable to Forward"3/6/2014 Metro Area Communications Commission(A/ACC),Fred Christ,15201 NW Greenbrier Parkway,C-1,Beaverton OR 97006-4886 (annexations only) ✓ NW Natural Gas Company,Scott Palmer,Engineering Coord.,220 SW Second Ave,Portland OR 97209-3991 NW Natural Gas Company,Account Services,A FIN: Annexation Coordinator 220 SW Second Ave,Portland OR 97209- 3991 (Annexations only) ✓ Portland General Electric,Mike Hieb,Svc Design Consultant,9480 SW Boeckman Rd,Wilsonville OR 97070 Portland Western R/R,Burlington Northern/Sante Fe R/R,Oregon Electric R/R,(Burlington,Northern/Sante Fe R/R predecessor),Bruce Carswell,President and GM,200 Hawthorne Ave SE,Suite C320,Salem OR 97301-5294 Union Pacific Railroad,Director of Public Affairs,301 NE 2nd Ave,Portland OR 97232(currently the PA Dir is Brock Nelson,503-249-3079) ✓ Tigard/Tualatin School District#23J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 Tigard Water District,POB 230281,Portland OR 97281-0281 Tualatin Hills Parks and Rec District,Planning Mgr,15707 SW Walker Rd,Beaverton OR 97006* ✓ Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196* Tualatin Valley Water District,Administrative Office,1850 SW 170th Ave,Beaverton OR 97006* ✓ Tri-Met Transit Development,Ben Baldwin,Project Planner,1800 SW 1st Ave#300,Portland,OR 97201 (If project is within 1/4 mile of a transit route) ✓ Verizon,John Cousineau,OSP Network,4155 SW Cedar Hills Blvd,Beaverton OR 97005 *Indicates automatic notification in compliance with intergovernmental agreement if within 500'of the subject property for any/all city projects (Project Planner is Responsible for Indicating Parties to'Notify). "This document is password protected. Please see Joe or Doreen if you need updates to it or the the corresponding mailing labels at I/CURPLN/Request for Comments Notification Labels.Thank you. I/CURPLN/MASTERS/REQ FOR COMMENTS NOTIFICATION LIST(UPDATED 06 26 14) Page 2 of 2 PDR2O14 -00001 lof 2 M. s Cone ; a^ S • Val t5 Tree Planting Specifications: LEGEND v Excavation of Plant Pits: Lu (SYMBOLS MAY BE REDUCED IN SCALE) t�w 1. Planting holes shall be excavated with vertical sides and with bottom slightly raised in middle. Subsoil In sides of the excavation shall be loosened. SYMBOL PROPOSED TREES QTY. SIZE/CONDITION 2, Excess excavated, unamended subsoil shall be disposed of and not used in plant pit backfill. Such materials shall not be spread over planting bed in planting areas. Z 'CZ 3. Plant pit shall be filled with water and the water allowed to percolate out prior to planting. If plant pits hold water for an extended period or otherwise indicate poor subsurface drainage, notify LANDSCAPE ARCHITECT prior to planting. 13- CV o PSEUDOTSUGA MENZIESII/DOUGLAS FIR 2 5' HT./CONT. CV Planting Trees and Shrubs: o w `° 1. Containers, wire baskets, and twine shall be completely removed. Burlap shall be completely removed from root bolls. o t 2. Trees shall be set plumb and at the center of excavations with the top of the root crown at or above adjacent finished grade. . i c � � 3. Add Osmocate 10-10-10 fertilizer tablet per manufacturer's recommendations. TSUGA HETEROPHYLLA/WESTERN HEMLOCK 3 5' HT./CONT. 6‘.I. 4. Backfill with imported topsoil placed around sides of ball, tamped, and each layer worked to settle backfill and eliminate voids and air pockets. When excavation is Z o approximately 2 3 full, fill shall be watered thoroughly before placingremainder. Remainder of backfill shall beplaced and shall be watered again. ��� (.0 o PP Y 9 Y 9 M2in 5. Tree leaders shall not be pruned. Crossing, injured, or dead branches shall be removed. Shrubs shall be pruned to retain natural character. Trees shall be staked .c4r. Ili, immediately, as indicated. Excessively pruned, malformed, or damaged stock shall be removed and replaced. 6. Trees shall be mulched a minimum of 2" in depth. Mulch shall be placed within 2 days of planting. Pull mulch away from crowns and trunks. Smooth and fine �,, • 1 r PARRO11A PERSICA/PERSIAN IRONWOOD 6 1-1/2"/CONT. grade mulch to form a smooth even layer. alk FRAXINUS PENNSYLVANICA 'URBANITE'/URBANITE ASH 6 1-1/2"/CONT. 51 !\Aarianne Zarkin BRANCHEDATMIN. co LANDSCAPE ARCHITECTS .C.ASTER4 cn �,o I, MARIANNE ZARKIN, ATEST THAT THIS TREE CANOPY SITE � , w It N 1020 Southeast 1 1 th PLAN MEETS ALL OF THE REQUIREMENTS IN SECTION 10, 32.6 (1 a 0 o Portland, OR 97214 PART 2, OF THE CITY OF TIGARD URBAN FORESTRY MANUAL. , ,�J 40 STYRAX JAPONICUS/JAPANESE SNOWBELL 2 1-1/2"/CONT. = O SOL, c. 503.758.3131 r n `L' z 0 m o f. 503.238.1827 �, O o w Nci (� w CC N O N MARIANNE ZARKIN, ASLA srsr9s �,_�\ w J o TH o mzarkin@mz-la.com — 4 E r �+ EXISTING TREE w o 0 00 No_ C7 MARIANNE ZARKIN, REGISTERED LANDSCAPE ARCHITECT r - r z ~ LL OREGON REGISTRATION CERTIFICATE NO. 396 c_� o 1- Q o ° (75 ,i cL m x x Q o o Q Q a_ r` ,z i.r) H H U .. r, I .\ ''‘' . \ . \ \ rh ti LLl CZ ' TREE5 o LL cr) 01111MII• _ilk \. - a - l'‘ TREE 14 q i —ar. - : .P : r �, TREE 18II 'it Ili 6 . \ 011iv -•-- s'''''')'.7; ' 1. Ill 4111,4 if ._, . i �V\-., i I \ ' ,i) lop+ . 1i i x I_ .- Ir w(1'110 ' z:'' ' ' A II-"11111 '.---- TREE 13 __I..:.. ..1--\'-� BENCH ° a ".,.r• III .� � � N A - --- __ . ( • - . ,,1 '� TOT + i'LAY '=,% I '• " ' \\\ > > �I b� U) sTRuc RE l " STREET A g �.,+- PROPOSED r�r� TREE 12 , T ❑ r \� _\i- }_`;r CONCRETE PATH �j yw c TREE 19 a ��' a`�` c, a _ _ �'..., _ 1\ _444;14\ � ,�' eprimilimill J� Ci; z CO O ti + y r , i 1111:5111111:".".. � I .."li<i-..-+ - 0 1 + i + ....., s y I— _ , 0 CV LLI _ PRIVATES �_ Nkdk-------._.....•,— �� "\ 140\ J O11.1 / I - ��� ° - �" 12 — J �. ° �' ° e °° , ,y,, A •.• 0 moi./ 1 / • \ \ 5 I I � � ,. ._...•,00- ° . TREE 1I t ::C.Iram I CL_L LLLL L CL-L LLLL L Ll _ r,� I • ° c I ° ° ' 1.L_L L LLLL L L��. _ �, _ . ° II-± L LLLL L1 ).. r/ .. .. / L_L L LLLL LLL ° 6SAX LOT [ ; `` . ' CL_L LLLLL L J\ =L L LLL, �, ., t • TREE 11 F r • � � Cr �' �' �' I TAX LOT �: o 0 0 0 0 I ° I EA 1 to 8700 ,-� ° ° ° I Cif N N N N TREE fi ° ° ° ° I ° ° TREE 7 1 ° j 1100 a o m cv 7:1 \ f 3 /� y £ c� ,- O O O TREE 20 .t• 1!!I I °< ° . 4 - ' .......-. \ \ SCHOOL r � 1 I I ° _ ° �: _:1',\ \ } Z : Z z Z PROPERTY /`� ' �.. •A f I ` �+„ \ m cn cn vs co co CO m CO m CO N. it ll .'. g 1 \\\ \ -t, +� 3 r. /,..7/ t ° \ I\ ., - . w w ° t; v TREE 21 ,r ;1 I �+ I I I ° e a 41,' . i1 w LL c� 2 3 + I - - - _ _ _ — .... z z z z J TREE 2 + �i �` I + ° 1� ° ° z o o o o I .it#t.:. 1 I 1 * \C> O Cr LL FI , , '` 1 , I ❑ o a LL N s 1 I1 , I I r C>7 0 cc cc '� rri cc 1 -t, 1.r I — I I I 'h. 5 < cap ca.t cat cn Q ', \,=�, / TREE 15 I TREE 16 TREE 8 7 7- 7 7 ‘� ` ' TREE 9 - - 1 * LL L_ LL v /_ TREE 22 f� 4040 I. / / I • �� I v c c� U c4 r+i • c� rl N t 7 lS� (9 r- %--- 1-.-- ',-/_ - - - - - - - - \ _ TAX LOT . � i :'= 411j\i/4/..„, 5 I 1101 ._3 :11110\ z Qo %``i- PROPOSED I z lv � m N "'-'1\ TREE 23 -``� .+_ WOOD CHIP ( II ..�• - 2 < o w 2 2 i % <<-, PATH - m )), l Iff CL ```' !I,-" i 1 \i Illif;0 TREE 3 ,�., R,.: n Ni TO BE �i r� r;i TREE 24LGNIO AMPk REMOVED TREE 4 , r' Ts-c �� �" — is I . i it -- k'' r _ , , , . �, f� - - - - - - - - - - ST I tf? BENCH 0 TAX LOT TAX LOT SAX LOT �- TAX LOT 1 04 900 1 903 . TREE 10 901 1 902 t • ' •-• \ cc - TREE CANOPY SITE PLANa, L_ 20 0 10 20 40 ;) LOCATION: PREPARED ON: „:;3 ,1 , co _.,...., 10160 SW WALNUT STREET SEPTEMBER 8, 2014 1 inch = 20 ft. U TIGARD, OREGON 97223 11x17 SCALE: 1 inch = 40 ft. Cr) v L PDR2O14 -00001 2 of 2 G RA C E LA N D tiJ ct LLI LLI 6 _ LOT PLANNED UNIT DEVELOPMENT 0 -:.-. .= Z b.OtZ o LLI W 06 `O ._ En 111 c , N U145 , O r- Cti o Cc At Q c} z °o 0 �.. . Lo ,..,, M 2 ill , VICINITY MAP NOTTOSCALE INDEX OF DRAWINGS LOCATION MAP NOT a® (IP �: CONCEPT PLAN .-... ,- `� `_ -_ . �''� <.._ f,-- -, AN ', , ;;'. .,„- 6 'z ' -c- V_ CO 1. COVR COVER SHEET INDEX OF DRAWINGS ©i ©: ....r 1, ,---5--- 'rte`- :' ; �'`~ ,._,_.f' /: ` `` % J Cr) S Brockman St * ,, a' Taylors Ferry Rd cry' w __. I 1 ``- ' \ i l <{ Green way '`''' rnson 2. XCON EXISTING CONDITIONS PLAN F II f `� �? `� '� \>‘ `�' tom' z W r#did (ft 1 \ -i.,, / > "''z � ,� � D ti p Parr City 3. PSIT PRELIMINARY SITE PLAN �'• �. _ ,�' �. � e,o` ' E �,:, ,.�.� ;%��' /�� ,�� i� z Rte Rdco 3. �, � I,j CQ rily Paa. !. ��� ., II `l� f ����.(+ ...�._. � �)',' ��N. % j j z w m 41; riMetzger DETAILED PLAN . _-r `ym� `''°��.. ,��,w.� / cv -- 4. DSIT DETAILED SITE PLAN I - � i"7----)= -- .. it ,-' ,,, 1 s i� �. / V% j' z o a, o Q .j .r I L - (,.._ ,`�., ` I /CP ..-1- !y jam '''s- y � \ ,i / *),-s / 0 00 c� rrr t►J '� v,"61 5. PPLT PRELIMINARY PLAT ..1 _ .._. ,'� c� p�,�-_ 'moo ' / sa U < Park � 6. PSD1 PRELIMINARY STORM DRAINAGE PLAN ' �- ��aa``'�Ts aP �- 7/ N� r r f Far sI� uE 7, PSS1 PRELIMINARY SANITARY SEWER AND WATER LINE PLAN �.. -.- Q�� �; kqN y Ke. �\ o o o Q Q ! P �/ /' •� St A.nthon' $5‘.› rt. �"" Cn N a U S. PGR1 PRELIMINARY GRADING AND EROSION CONTROL PLAN I i /,--, ' w '`� CLi z, j o V,yE); ( 9, PGR2 PRELIMINARY GRADING AND EROSION CONTROL DETAILS -P // ct �Ir �-- � ' . , ,. SITE , Mz, ,- ,,, 0- i 10. LSC1 TREE CANOPY SITE PLAN �, 0 \� 's/ \�' 4 .-- / �,/FST. j �.- 5 1 11, LSC2 TREE PRESERVATION AND REMOVAL PLAN . + f y i`,. �/ 441 % p 12. LSC3 PRELIMINARY LANDSCAPE PLAN -f �� ,^' / i � SITEa�' i� `I'-- , har F.Ttgarst EC menta yjrNe;�'��`.;` ,,\ -�. w jQQt�j / \� �/ SVIis Oaa�rde St ,W McDonald St y = ,L / \ �. N.< / t < Buil �' sw wArKr,�s i i' / SW8410 M Mutain RL9 Sy 13evntt(1 Rd Bonita Ad i P� j 1 j j /$v�•Q\�� Mauntat n ,_ Metzget 0- l',, / 11111 72 ,/>_ /?>'N \5 ,( --\/ > . '' \ ' \)›. \\ Z OD , ,c,,t, ni t,< :-11:1'.% � ii Cart se< C, " Vil it�� SW DERRY_DELL Cmil l' f I— Q l-LI I2 <lff 4. SW Durham Rd .` 4 j ///:__76, 0/06,/,/:// �\ iyGS 0 W - #1 E t ----,,,,,..:0\ t Jaen _..e. , _.... ..-. _ .:�� \9s C� CO W $i ► - 5W PARK ST ;`% j ..\,l 4 N ❑ r rret rx. III ;� 'l 17 � ` GOOGLE MAPS 7 1 ) w I— LI SITE INFORMATION APPLICANT/OWNER: SOLSTICE INVESTMENTS, LLC STORM SEWER: CITY OF TIGARD oo MORRIS WESTLUND a+ 7410 SE OLESON ROAD #133 SANITARY SEWER: CITY OF TIGARD v PORTLAND, OREGON 97223 O U WATER: CITY OF TIGARD I I APPLICANT'S NW ENGINEERS, LLC r z a REPRESENTATIVE: MATT NEWMAN FIRE DISTRICT: TUALATIN VALLEY FIRE O CINI 3409 NW JOHN OLSEN PLACE AND RESCUE (r) N HILLSBORO, OREGON 97124 o PH: 503-601-44Q1 ELECTRIC: PORTLAND GENERAL tz FAX: 503-601-4402 ELECTRIC a c REQUEST: 6-LOT PLANNED UNIT TELEPHONE: FRONTIER COMMUNICATIONS, ETC. ' a %-•I N (') L) CQ1 r----DEVELOPMENT v SITE LEGAL DESCRIPTION: TAX LOT 1102; TAX MAP 2S1 02BC p 0 N CITY OF TIGARD. OREGON W z w H Nr SIZE: 1,27 ACRES +/ (7) 2 (22 5 0 m w p w a 0 1 cn LOCATION: 10160 SW WALNUT STREET ff TIGARD, OREGON 97223 ib LAND-USE DISTRICT: R-4.5 RECEIVED N JUN 04 2014 o CITY OF TIGARD o MANNING/ENGINEERING c •v CN 0 O =I cT- (..) 0 o a MW rr^^ V4 CX (5\ Ual 300 15 3060 C ‘C14 m (5 ._ �j a) = l inch = 30 ft. L C 06 11x17 SCALE: 1 inch = 60 ft. = a 842 LL1 . a, U O a � c � N N oN . Off , O ct 0 EXISTING FEATURES LEGEND - 9r, _0Uj ASPHALT ASPHALT __ EXISTING BUSH/SHRUB m =o 0 O Ln 1' WIDE DRIVEWAY DRIVEWAY _ -� ASPHALT EXISTING DECIDUOUS TREE W/ TRUNK CURB . - 'ra FD CITY OF 11GARD DIAMETER (INCHES)(CL=CLUSTER) • _- r-. Q 1' _.---P- _ - = TRUNK r r p . .��Oi � .� , y .� �� .� : .� � BRASS DISK �� _,_�.,..r---- / : ASPHALT W/ - ,t DRIVEWAY EL 189 8 DIAMETER (INCHES)(CL=CLUSTER) 1rAINU'1' bTRE ASPHALT / u z DRIVEWAY ,;: _ H 9 EXISTING SIGN 1861, 1., ASPHALT CO 4 EXISTING BOLLARD W -ter - r t"�= -��r, - r Y( _ rt _ T EXISTING TELEPHONE VAULT tT T A., . �—.. R+...,- -lM . • . ..: iY--- ter--: - , . ��l s 1� - .=.,. 'IT. _ r (� �,.., .1M: . �. ..► Vii;: . � � �.. -- y FD 5 8 IR � v ■ rx_ -_ - _ _.. _ .., s.� ..,.. . -- .. -Si �. i _ �: :"t�. .-�:�:r -�x.,�. O EXISTING TELEPHONE POLE FD / ... � .�. � , t, �t. ,,,- c .. E -189.4 J c-I � ,.� n . • .eye ;� F'+. - ' �� . ___ — - �a. . v .� L ('0 EL=177.7II - - _ :_.w; ,. „ ` 3 „., . Y.. - �:�"'.�""'"'a'o� "� +1 .. TR EXISTING TELEPHONE RISER -! �v f 1 CROSSWALK 6' yypOp r I ; /! T EXISTING UNDERGROUND TELEPHONE I- < , O ASPHALTPOWERED FD 5 8" IR O S ASPHALT J i ASPHALT AHEAD SIGN M1"- .s RETAINING FENCE / �_ w z w DRIVEWAY DRIVEWAY J DRIVEWAY ■ -' t ,- --a,:--,',--.- WALt EL=188.2' EXISTING CABLE TV UNE FD 5/8 IR i :- CAUTION + I j 2 OZ 0 o pEL=183.4 1•� _ : ;! w SIGN RETAINING ASPHALT I ® EXISTING PHONE BOOTH LIJ NO PARKING r ., .. g� °::.�' r yygLLDRIVEWAY ir. W CJS (v O ❑ S 55'28 00 E >i!. 'r.,:;n SIGN CONCRETE ® EXISTING ELECTRIC METER > J O 1` rl cL Q 34.76 f 6 0 DRIVEVYAYi i i �j EXISTING ELECTRIC RISER w O N -� T� I t © EXISTING ELECTRIC VAULT 7 ¢ 03 Q O u'" r III o_ I / / i i (I) O 1- J O 6' WOOD FENCE / / y`:, • 2l, EXISTING POWER POLE J M x < APPEARS TO BE o O O O Q BUILT BY SUBJECT "� _ I �� • i TAX LOT TAX LOT EXISTING GUY ANCHOR U i PROPERTY ,.-. / / ,, F 1100 1101 r I 1 EXISTING LIGHT POLE r. / '.• • w I I 1'-" EXISTING UNDERGROUND POWER UNES w / / / 6' WOOD FENCE ! 3 / Z BUILT BY OTHERS EXISTING FIRE HYDRANT I g ,# r 6' WOOD FENCE I �_� � � EXISTING WELL I I / i UNABLE TO DETERMINE r ® EXISTING WATER METER Z - o, ORIGIN o Q `r �� ,r; "' 1� EXISTING WATER VALVE r �� ■ 74.20' ����� EXISTING UNDERGROUND WATER r EXISTING HOUSar 1.8' 0 -�� 5'41'19" W 75.02' 55'1534 W 1 / FD 5/8' IR ~� EXISTING GAS VALVE z I / /I w -A MASONRY ,:i \.,...� / EXISTING GAS RISER 0 WALLS r ,� t r 6' WOOD FENCE / „_ EXISTING GAS PUMP I— f / AFT's°S TO BE BUILT TAX LOT / ��` ':'-.y; BY SUI1t�ECT PROPERTY / 901 EXISTING GAS METER TAX LOT 3' WIRE / ,'r / / / FENCE EXISTING UNDERGROUND GAS LINE z 1200 FENCE ✓ `" � �� /-� ON UNE Q O r f s u ' . / 0 EXISTING CATCH BASIN i / / � 91.2' /1 / z (, / / f `J/ / / l EXISTING METAL CULVERT < 25.02' / J O SANITARY MANHOLE / / \ .� ) EXISTING CONCRETE CULVERT RIM EL - 178,13' � N 55'28'00" W / o, / / L,.LI � (� Z I.E. IN (SW) - 172.4' r f `..'.' r / 0 EXISTING SANITARY MANHOLE I.E. OUT (SE) - 1723' I / / '-' / / / - - �- I- CO ~ .,. CONCRETE r / / {® EXISTING STORM MANHOLE < J 0 X • EXISTING CLEANOUT (� (� Z W CD SANITARY MANHOLE / �` / - . / WALK \ / / o RIM EL - 182,82' / / / .°- � �/ 0 / I.E. IN (NW) - 170.8' j l / � rWidow / / ---- - EXISTING SANITARY SEWER UNE I.E. IN S 0.8' II — ,' /. 194.-- ' 1� 80.4' / / - ST--- EXISTING STORM SEWER LINE I.E. OUT (NE) 170.7' I :; i / / TAX LOT ® APPROX. LOCATION OF SEPTIC TANK O SANITARY MANHOLE / EXISTING [ / / 903 w RIM EL - 189.73' / EXISTING / HOUSE / / N ® EXISTING MAILBOX 1- I.E. IN (SE) - 179.0', i BLDG / /' 88.2' . . / �� / N 0 LE IN (SW) - 179.0 I / / : •f`, y J' h/ 6' CYCONE EXISTING UTILITY VAULT LE OUT (NW) - 178.9' t • , 7 i CONCRETE // �� �. .,..:.:�.,,. +.v FENCE '•`=*` �•:t' y WALK EXISTING UTILITY RISER CATCH BASIN "'• n• {�:x ria ;. ;.`,P, OVERHEAD POWER ill AND TELEPHONE EXISTING FENCE RIM EL - 177.18' •.,,-.q:f; J ,i:. " LE. IN (E) - 171.2' ' aim '` .;',` .f r r.a` / 4 - EXISTING ROCK WALL } I,E, IN (S) - 172.2' i / • L `'' y - 0.8' m rn I.E. OUT (W) - 169.7' �. ." UNDERGROUND POWER _ _ • FOUND MONUMENTS El CATCH BASIN /i 3 ) s <`_ ` �'� AND TELEPHONE 4' WOOD FENCE f';''.*'; EXISTING CONCRETE z; RIM EL - 186.47' / 8,3' LE. !N (E} 1 181.0' / ,.,.;• `,T>. s ENDS 1.0 SOUTH U I.E. OUT (W) - 180.9' it / J ' TAX LOT r 6' WOOD FENCE` N EXISTING ASPHALT x / - 1102 ✓ APPEARS TO BE/ / BUILT BY SUBJECTEXISTING GRAVEL Oo/ .., . _ r --- _ _,9, _ ` :, PROPERTY 3.9' ( N t 1220' I � !'/ �'' - 9j FENCE CL i 3' WIRE 1 / ( 3.5' OCTAGONAL / } ON UNE s FENCE / ( I WELL COVER / j N. ( OVER BRICK UNED _ // ' TAX LOT o HAND DUG WELL / 900 1 /! \ APPROX 20' TO ! CURRENT WATER LEVEL N I 0) / I �' / // 4' WOOD ❑ ❑ J / / Q rN 3' WIRE FENCE SHED FENCE Z U U II Q 11 iptIN DISREPAIR WOOD 6' CYCLONE GATE 1.8' FENCE w ❑ w m 4: o cL S 55'27'42" E 209.64' r E FENCE CORNER 13.2' E 1.3' NORTH AND 3' WIRE 0.7' Ni- 1.1' EAST OF FENCE ni PROPERTY CORNER I r 0 cJ 0 C a 4, Z N ,�cN o o CONCEPT PLAN 0 U) Ct UJ - - - - - - - - - - - - - � LL! , .„..._ I it. \ . . ) \ le#1, , . \iii, .E ttoc 1 , -„avis. 'WI • 204 SO 20 40 GJ C N I biA a , } 1 inch = 20 ft. W W `fl 11x17 SCALE: 1 inch = 40 ft. @ 1 . \ '-..--- L T � TAX LOT � 12aa ! t. 8E1- Ol s-i 0CC � =i o 1 \ - 0 p rl ` TYPICAL SETBACKS Z ° 0 I 1 1 o � CO 6056 SF � - o I FRONT: 20 ft. :, . SIDE: Interior: 5 ft. ` , Street: 15 ft. REAR: 15 ft. "o . ________4_ , ,_:, m i t } J m . N 1 u Q N O I\ \ \ U.1 � z i STREET 'A' c0. \ w u) cc N o 0 N G oi o {I) Z J O O -„ } w o 0o cv O ._ ,_ 1 C: 1.111 \ 11-- 5° 0 ; .--I O CN/ CC illidi 40'14- thh - ,is8 C AINOP' ''y. 1 ,\`��5 4,,,,,, ---,-\ \ f1Y Lii p H , (xi.. Till_ k --2, i \Fri q \ ---ir.is:1":". "1". i a ,,i , Z ( 1 , TAX LOT TAX' T° 8700 1 I 1 ` i 1 1100 , 1Ill ' € EXISTING 1 PROPOSED LU ._::_j I ' y' HOME TEMPORARY } ` ~ r. 1 1 __ O REMAIN, I rill � FIRE TRUCK \ i I 1'.; 1 TURNAROUND, \ >- 1 n I I PROVIDE , E 0 0CC L EASEMENT } z • Z 1 r Q c 1 I I 1 1 1 LU CV C ., . 1 1 i - - - - - - - , U I— co J riiiiiiii) # ! Q 0 CV w _ I CC - 0 °C i 1 IIIII I ., ' • , \ I I r } z.. 1 ! r i 1 1 1 Q 1 410. Ld 4 �u 1 a �._. .__•1 ..�..OM - w. _ _aft .. .... _ i. TAX LOT ! 5121 SF I =am1 111E ,, 1101 i \ \ ! m TRACT 'A' --- PASSIVE ADEN SPACE 11,030 SFcx i -.- \ \ -0 I 1 (!1 1 - - - - - - - - - - z \\ 1 } oc‘i\ LU re) Z I } I t _ _ Cr / s / a ., ! I I 1 % a ii \ . ,,...' \ N m 1- t` i ol dy } .;ti X LOT 1 TAX LOT TAX LOT I + X LOT } ! 900 ' 903 I 901 I 902 © Q I z W � \ 0 CC U) III -111 4 N li _ , . } __ Q III } if . _ . } } Lii p w 0 m a 0, 1 CD iii W .. , \ \ # 40 o } ! LV O ii t C .Ilk \ -6 N O SW GRANT AVENUE - ` ~ a (Y) 4 111011.0* CONCEPT PLAN CL 0 0 \ 1 * \ r.. + s i I -; , ' -, ' \. ,a LLILLI\ 1 . . ,. \ \ Z Aw } 20 a �0 20 40 ' TAX LOT C\ 1 i • ,\j o1\ \ \3ZI li 1200\ \ ,' - 1 inch = 20 ft. U.1w 1 • ',, 11x17 SCALE: 1 inch = 40 ft. m o C .1. 'v 'Ill4 roti 1 ' .; .. \ • i GROSS LOT AREA 55,013 SF ' Zoc-1 o RAIN GARDEN FOR "`""^~ —= R/W DEDICATION = 280 SF \ ‘ 4,'.. STORMWATER �- VISION PUBLIC STREET = 7,908 SF (TYP.) CLEARANCE PRIVATE STREET = 1 ,825 SF A\ ' I AREA i ';'*:(8.:'....\:.': NET LOT AREA = 45,000 SF \\ v= 1.5'I I— EMERGENCY0fi =iHACCESS /_/6656 SF tST + 1.,. i7 I -w c� 0 co I �: )(/ L , , f �, o y 30' k `.; OPEN SPACE REQUIRED J N z -\ R40 STREET_A I o _ _ _ 1 20% OF GROSS LOT o 15' 81' 20' E -" I N ,, I I .. I 1 _ Z ¢ CD __ .%� N 55,013 x 0,20 = 11 ,002 SF o o i MOUNTABLE SIDEWALK ........-•-•""' �•'•- — f', _ _ _ -4 PROPOSED = 11 030 SF z o m o I FOR FIRE ACCESS �� m l , 0 O w N IN EASEMENT L / % --� ., __ � ] w ti N Cr DISTANCE FROM FIRE - .f /� ///J '� r / % �� /111.117 — o ` Am x PERIMETER LOTS 1 , 5 & 6 w o� °0 N �I — c 9 Y 9 - p - If I�//� �:�a �r� j \ 4 ppb p 4. o ' e 9 '' z 6 nACCESS TO FAR ' 7 M .// %.••'// •. cn o b �,� \ UlcnppL¢LF- wy� �;,,. �.' /._�ri.,. % . r— \ .' (MIN. 6 000 SF oCORNER OF HOUSE. / .,,,,�/,.././. ���' i / : �� - - q�� „' ) ~ o O �� 25' ' �� N 11 PROPOSED 2.Q PROPOSED WATER 1:1:11R LOTS 2, 3 & 4i QUALITY STREET/4' -vr0"7,7T `9 `I � � o. ;S� E wALL �. ,859 SF)� v SWALE oN ��r ���/��/J/�/ e —4 1 c7'0 I. ;� �, 11111 � -';..•~'*•., <.1, 4��r �, GE MIN. = 25 ft. / • �..- ''' .4` OT WIDTH 50 ft. TAX LOT ..� 120' f� TAX LOT - :w�•:f;. -=:,:.1••ti 11 8700 �� � 1 � � I f � :. ..--I �'_ '' . . � 1100 � ,,\ ' < I 1 II4.5039 SF • l�.I Q ���� I , PROPOSED L SETBACKS --I I (EXISTING I I TEMPORARY f LtI HOME FIRE TRUCK W 2 -r TO REMAIN) I I i...�__ TURNAROUND; � ` FRONT: 20 ft. SCHOOL GATE II it .) I: I PROVIDE �4 {,t, \,.. I / 1 I EASEMENT \:\ CO (LOCATE IN 4859 SF I r I le- SIDE: 1 4906 SF 1 �� FIELD) 5' 40' 5 1 I 1 c� - - - - - - - - - - - - it= , :: - t< Interior: 5 ft. Q d CC s N t ::r '+ Street: 15 ft. Z • - Q ` 33' _ 36' J 1 1 I I ' �� I 4 REAR: 15 ft. w a. N \ i l I I I `� i rj NI 1 � U ~ � J I I I GARAGE: 20 ft. Q CV w J L 6 a, CC O OC 6321 SF I ; 1 • ' . I CD 6 Z IZ I t„ 1,,_ I 1 fi189 SF �I ; ' TAX LOT � t • SITE COVERAGE t PROPOSED z I I _._15' 1101 `� 4,1 I5' SETBACK I f MAXIMUM: 80% Q --I (TYP.) 4\ i• li �. O TRACT 'A' I I • :. PROPOSED: 47% LOT 2 OPEN SPACE L 1 1 L ( ) \m— 11,030 SF I : : `� `� ' (11 TOTAL IMPERVIOUS AREAS: °0 \ i .-a `ti•i. :� �� PUBLIC: k III 4`*9: STREET = 6491 SF ' ' ' ' S/WALK = 1494 SF z 4 I I I ,;,." N . -4 \ PRIVATE: o iE �. w i ' TAX LOT 4 TAX LOT I TAX LOT ' TAX LOT\ \ ^• ''''j' STREET = 1825 SF 900 ' 903 I 001 ' 902 �,� S/WALK = 1044 SF \ 8 ''`;: D/WAYS = 4019 S F �, �-, ,n c9 i CD MI ,.x•1", 011 HOUSES = 9349 SF N TOTAL = 24,222 SF z 0 0 w r o 72 I2 -5o m i w 121 w = a 0 CY 0 N 0 N I NI 0 N N- 0 O C 7 i a7 y-+ 1--- NCn o cT_ 4 c DEd'm TAILED PLAN CL 4---o , . , , , , % , % 1 („) - - - - - , ,...fx L - - - - - - - - - - - \- - - - - - - - - - - - - - - - - - - - - - o w 1 \ A , , 1 Z to .0, ..... c _ .. 8 1 1 +1 \ 20o 10 20 40 0 ti E 1 :1! � r+ I 4 1 I. inch = 20 ft. oZS M 1 11x17 SCALE: 1 inch = 40 ft. o 4If'\ \ a c N N ' TAX LOT t 1 1200 ' 1 ` o o 0 \ *,,J,-, ' SITE INFORMATION _., \ \ 1 1 \ 1 ' \1 I\ \ t TAX LOT I.D.: 2S102BC01102 S 42'06'40" W 195.74' .z �` . + +\ 1 \ \ ` ADDRESS: 10160 SW WALNUT ST6°� 7 133' � CTI �� N \___ _ _ _ - 1 TIGARD, OR 97223 m 0 N I ZONE: R-4.5 N z 0 co ` / Nt ., 1 — _ U; o � o I 1 �1 S 42'Ofi'40" W 169.79' z w TRACT 'A' - - - - - - - - 0 W - - - 6s5fi SF STREET 'A' o l 0 ` , GROSS AREA: 55,013 SF (1 .26 ACRES) , o o N o PASSIVE I �. � o WcnCrNo N Cr OPEN ' — � — — — — — 1CI zoo � N � � Cl! :::;LLOT 6 LOTSUBDIVSION wzHSPACE I 5' PUBLIC R/ ( QSIDEWALK % / ii l p00 O0 SF d � � � � � Q — ,. ......,2\ ,,,, S E. 5 662 SFLii mm mm fk . mm mm . irmmi ,L mm mmim mm mm 0 CII 1 ./� .�� N 41'51'42" E 112.84 u, I 0 50` 10' P.U.E. _ \\ // 44 VA '-' t I 5 25� I 41` 9 \ '�� 1 (f)\ I I ...-''-'1--- no, A., 27' -1— 1 / II \ \ • IrI 20' EMERGENCY —— _„r u-''._, \ TAX LOT to ACCESS EASEMENT PROPOSED _ 1 t� TAX LOT 1 1 I 8700 M I I I 20' i 1100 1 [�? I I I � EASEMENT t \ \ l < FOR I I� TEMPORARY t J FIRE TRUCK I I \J t CI- 1%3 r` �/ i 2 i Z 4 I TURNAROUND I o 1 `° \ \ r rI 4859 SF 490.6 SF 5039 SF I �N , , p �, 5 I 6 \ \ Q • z_ I 1 6321 SF I 6189 SF 1 \ , j a- N 2 J t 'r73. I , \ i QON w I I I\ \ 06 z 0_ t 1 -i ) V_I \ I , I , tO\ t� 1 1 I 1 ^1 1 101 1 w I ` I 1 kl. Q t TAX LOT ' ` t , 47' 50' 34' I ,P 1 101 \ \ I \------ t � t ` 1 m 1 1 VI I 1 -.:::1 N J ...... _ft .. .. .. m....... .. 1\7. I 1 J.).. .. ........ .. .. ........ .. ........ m. .. 141' ........ m. 57' 55' + z a I. N 42'04'36" E 252.65' 1 o N I w z I , I I 1 I ww I 1 I I I i % \ \ \ _ o I N CO 1.0 CO r-- % IT ' TAX LOT i TAX LOT i TAX LOT TAX LOT I 1 L Z 900 903 901 902 o z o ¢J N 1 CD -I Q -I w \\\ I I cn j C3 I W o D w d 1 1 I r' t 1 ci 1 Y + 1 I I I O N 1 1 l I 1 N O \ _ _ _ _ _ 4 C \ -b a) I-- N\ SW GRANT AVENUE ` a DETAILED PLAN O -§ ________, , L • .0 41 45} .. .,m Y \\ 1 ;��" V) . -‘ A — NO PARKING — If.. t SD MH 02 157.s LF sD uNE o1 �; UJ 5' ....... .. .... ..,:,,,, SIDEWALK I A) 32.5 LF iv t 12" RIBPIPE12` RIBPIPE SD MH 01A I�. - SD MH Q3A� S = 6.0% S2T0% 1,...:q,...:4‘ ;— SPECIFY — - 6" /# �.D - 1 • • • • - ri, zu-' to THICKENE _-- --- _- , ti) xCURB & GUTTER • (SEE P-540) 6,t - " I -- _ $::;i:XX \� co Q �- • 6 MINIMUM / _ I _ I _ - I - - I, �, hp a ll ( - n +.4/ < \ " STREET A U M up 1 -6 MINIMUM DEPTH - ,• 6 BENCH /`�I 1 10,1 , Q _ _ _..___- i________% ) o 1S STORMWATER FACILITY TOPSOIL: FOR CURB :; ;:. ::: : ' O + + CONSTRUCTION �:� I SD CO --- ,� 1 „ Y lii L - 1111 6" BENCH " `;= ``. �.� IIIIIIII -``., ., .-- -w _ o m ,� FOR CURB 3 r`� o o ` r' o �: . . ... . . . . . . .. . . . . . . . . . . " \\ o CONSTRUCTION 1_ �, _ " GLEAN OPEN GRADED • d o d o d N. - /' - -' - 9 " AIIIIIIIIIMFF �O. i ! U1 a o CRUSHED AGGREGATE (WHEN REQUIRED) SPECIFY �lkik , N \ R "- $ M LINER WITH ATTACHMENT r 7 TRACT 'B' O i 1{ .p x AlliMirlijiii6DITC'H. � ,s. 1} _' �I tMAY BE REQUIRED ..!/ .;.; • ► . ► _!/ Io ' 5'x60' WATER !SEE SW-360) ,!`. � S,y : , . \�� i ` `' _ �` 1. INLET N ': .�� { yy _ QUALITY , F' 1. 1 :" t SWALE RIM 182.77 ;i 1 + r� T a �• 180.27 y� No.4 OPEN A. 4 ;7 T i „"IGRADED AGGREGATE .�.�,. .1i C1Z71'V •.f•'ti .5.. I tr, ',.'- ':: ;:ii::..:::.:: :1 -. . rth -1WHEN RE UIRED • ---_...:::::::::::::::,...::::,: o. / • -- - 1 "....,.,„, ....,..„,,,:•.,: . ... . . .•.•...•.•.•. :i'•:....."-.`.::::. 4 +C J3 uhF' 7'Ar{ , — 4, i'I'�I�I�:�f�7 t �� 1 PROPOSED - r3 STREET SWALE SECTION _ I � � , I OVERLAND ,. i 1\\\ co t „,:, • • • . . • . • . • • 1 r: : v m NTS -� I I PROPOSED �'. � �- DRAINAGE DRIVEWAY FLOW J 4 co 11111 1•i TYP. I PROPOSED \iiii O I1 ;� TEMPORARYw1 �• O2 I 3I I • • • 1F FlRE TRUCKo v o� I C: TURNAROUND, ti: z O m O II • 1c4 PROVIDE -+ cr) O w N I II - 1 t EASEMENT '� + ! "" 1 *�1 J p ti 0o N oc I I ! C!) O Q I I 1 z o 0 00 N CD 1 1 EXISTING 1 - - - - - - - - - - - - - f1� U z co a F= ' HOME 1 5 ;': cn oo Q LL TO REMAIN - - ' . ci O 00 O o- c-i M X X .) , : O d O O Q Q ., I I , � 4\ 1 1 1 , I `" Cf) r` a L� v t I I ' Li • 7 e. • e•. • °4 O ,...„ •. . , ,.. -A- , > . ..4' ''t a ti, d k • ,� : i I I I I I ;::.r,. I'll.' 1. e • ° p . r r a e a 3I Qk......N...."*..t ° °END SLOPE 1 •. -� f• W :1:4 tg`S C r _ 1,7 J ° ° ` ° PUBLIC STORM LINES '01 ' & '02' — PLAN LLI WCl- ° ( HORIZONTAL SCALE: 1" = 20' C[ wD °' ..- ' 4 • f ' . - C// Q 'Y .. . `Y . ° . :' .. 4. 4• 200 — �— 200 >- Z •4_ � � W � � y W' :CHECK DAM" 65' VC ❑ p CC Q w i w s v PVI STA = 2+37.89 Z z f a w w W w E r LOW POINT ELEV = 182...q• ,,. 4, Ve w 4, a Cr) _ PVI ELEV = 190.59 Q o •4,. m ' : r") A.D. = -6.00 LCW POINT STA = 1+25.59 w w -J cc w , - cs)r PVI STA = 1+35.63 w CV a - VI ELEV = 181 9 C� R R U JcL n e . - ° d 34.5 - U o� A.Q. = 12.13 < N LL.I O SPECIFY �? w Ili C° K = 4.12 J O cc H LENGTH 4 °• 4 �1 — 1' O Ono 50' VC _� C.J 0 Z 0_ 0 e. Li 4 4 W y w .° a 0.5' Q 0-5• N ce �rr ,S a d ��_ 5, 5' 14 - - 8 f 192 9 5 v -- — ---_- -...._.._ 192 LI a. ° m f—Q 2% In r7 ° € • 2% ,2% • \ o o z w ff\ rrwr ra."a.rc. s.� Imp •`� •`�!, ,� /�/� pCD ip w r'3 f--:11 r,c}: < \//\/ / / L a vr.- Q -'� �7/. ,•i - �r .� �flS3 \\ } r CQ J Q pp 0 \/\ \/ /`\ \/., •,a . • ":;;. •. r, / /� \/\/\/\/\/\/\\ \ \\/<\ Gj w ocVo cnr7ii' 4 -4 CHECK DAM • " 4\,\ \//\\/\\ �. / f\/\\ \\/\\/\\/\\/\\ \\i\\//\//\\ //\/\\ \\/i\\/\\//\�/\\r\��\�:��!ir C �. + . - — o -, i�//%�\�// %/ //%/��/%�/%/%/%/%�%����y/�// \ �%��/%//i/%i\/- STD. CURB _ W a..-_ _... a cr,c� , - • ! ° //�\\�\\ \\!/�\!/�\ .\�.`/i./i�/�/i, 3" AC, COMPACTED TO 91� OF a a c-D c.3 > �x d 5' SIDEWALK AASHTO T-209 e•Sat - - w m u, w°° ° a s a EXISTING GROUND _ CL u.)onn cE.,%`1 CO •• ° • STREET SWALE 2" 3 4"-0" CRUSHED ROCK, COMPACTED TO �_ — x INLET • ° STD. CURB AND 95% OF AASHTO T-180 19,E 67 L `y w v ° ° GUTTER - 184 \ 184 • 4' 10" OF 2`-0" BASE ROCK, COMPACTED TO S<5 5%. . -- ..7-3 63%- d 4 95% OF AASHTO T-180 1Ww /2* a \ ! ! h- w 145.94 C.F REQ PIPL- A o \ END SLOPE ; TYPICAL NEW ROAD SECTION — STREET A W 5'z.-_- o 1:4 ce �,� 5 5� M \� ° NTS o . ,-Z �zice ^ 3034 w . a/ 0 Z ° ° a 4. ° rAn _in � ui°o {V �cU 0 L o. d° ° . .. �tt?to n• � II in CO II _ 0 COs ~ r-I N CO Ln CO t� ./ ¢a°0o rn II �vs II �`�.`� 176 rn .t,. + z.0 176 �" , THICKENED = iI z r =�r lis SPECIFY CURB Sc GUTTER - WIDTH - SIDEWALK 1-- O~~mww ¢ o o w CJ DTI. P-540 cn cn cn� cn cn cn E w z LU ¢ to u, w z U U 1- r o W C� � Q � w2 % STREET SWALE — PLAN ,) ,��, o o `� m NTS oZ c4� o . _, cV= NN. r� -ow-- II Ln r cQ If II 20 10 20 40 CV 168 r-•-+•- o 168 IT= 11:' I M-1-Q II OcVN �_ ¢¢err'- 1 inch = 20 ft. 6 n~~-WWW N ���Gr--- 11x17 SCALE: 1 inch = 40 ft. N 0 C n 7 2+78.55 2+00 1+00 izii o STREET 'A' o HORIZONTAL SCALE: 1" = 20' VERTICAL SCALE: 1" - 4' DETAILED PLAN 1u) 1 O p,... (11 x 17 HORIZONTAL SCALE: 1" = 40' VERTICAL SCALE: 1" = 8') 2 INSTALL FlRE - \ r HYDRANT _ ASSEMBLY �'' -` `• �, INSTALL BLOW-OFF .'�•' VALVE � >� -- - _ 4 1 4" D • it SERVIesim189.6 LF 8" PVC LINE W 36 OVR -- - LISO3034, S = 6.0% �' Z INII ,_ \orb 90 '. '' RVI • oz ,-_. caMI a r.1.-.. mo ... N • I +,...„ I I � I �` N ,� Pi STREET ,A, m . . . . . . . . . . . . . . . . . . . Ili p. r 4)1 o Cc "', SSCOr ` .1111211 '''....... / ► ( \-71:111lirisipu• _lirMiill, Zoe ar in i iliamilioniwonjoir154111ML 1111 1� 0. --aWi v = o min Ahi. N sz 416111111101. s cla IFN "i* TRACT 'B' ""--- : * .',:.t::''Jilii:11 \ s. .: �r • k ':':''::::::::•:..::::.: 4 L _ . i _/./.../ 1.;. ,:....., ....... .. .,::..r.. ...,1.....,..:,..,..,..,..:, 1 .,.1111\ , i,..:.*::::i*.i,.,:i::., ii!H. II 4111:11• . ..,., .• • :: ::,:,, i,..:::: .:.: _ ., \ F.7402. • INSTALL WATER - .,: I I METER TYP. I 4• ' `•v I I •`.,-...-..,-:„.,..,4... ..,,,,',.,:•:-_,,,,•:,.:.:•!.',,,-;..-...;,-1,..v MM r \ I-312:5t r it r i _) l'J r ;S i co-4 (-) : N s. } I Cn . \ O / +-3 1 1 I I / ti C� / 1 z 1 a t O I -----------"..../ I . . . . w C.)-"C: o m o ..,\.,,\ 4 0 — I PROPOSED w N O 0 ..".'"• ' 4 I TEMPORARY z 0 0 FIRE TRUCK O p CD f I 1 TURNAROUND \\\ W z ►- / U PROVIDE C!) 00 Q I ill ill / 1 EASEMENT it • r _O O I- 00 2 JO O .�v . o o 0 II I ': cn I` a �n ¢ ¢ v 1 I EXISTING I - - - - - - - - - -- - - the HOME I ,.c TO REMAIN � p1-11.1 6 w u, 1 1 - 1 \ I 1 1 , , , ._.„.... . „.. „ . , * .,,,.: \ 1 t . Lu PUBLIC SANITARY SEWER LINES 'A' & 'B' & WATER LINE- PLAN L1J HORIZONTAL SCALE: 1" = 20' (/) ).- CC Iz z c_. x 200 200 < Lii 65' VC STA: 2+79.65 (SS LINE 'A') (l) z E - SSM RIM=194.00 [] - }' J 'VI STA = 2+37.89 LOW POINT ELEV = 182.54 A3 IE IN 4" - 187.47 Z CC cc cr)in _ PVI ELEV = 190.59 o A.D. _ -6.00 LCW POINT STA = 1+25.59 1E OUT 8" = 187.37 Q Q LLJ N a' K = 108.3 PViSTA = 1+35.63 J z 1— �PVI ELEV = 181.90 LJJ N ._ (A 0 A.D. = 12.13 U F-- CO — >j I ...V.1,1 \ \ . (1) N _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ N M a rt L,.., )I.;, \ II,\1001; 20 0 10 20 40 Z '0.0 1 i inch = 20 ft. N c N `" 1 o s S= S6 1 _`'" 11xi7 SCALE: 1 inch = 40 ft. To a \ 1. V.1 TAX LOT \ w CO"� m 12001 ,..l'.. EXISTING FEATURES LEGEND • a 7-1 1.1 j 1 , : o 171 EXISTING BUSH/SHRUB �v- EXISTING DECIDUOUS TREE W/ TRUNK -, O — A 4,,...:,;:;,:: ,\. / \s„, .,, . - , i\ �� \ ` DIAMETER (INCHES)(CL=CLUSTER) Z o ti "' -- 1 EXISTING CONIFEROUS TREE W/ TRUNK "' D Q \\ '' ~ -. �" _ 1 ` j' 1 . DIAMETER (INCHES)(CL=CLUSTER) N \ - ` �- - -- --'"" "" - �, 1. V�; , > 9 EXISTING SIGN r ----- �`� \ 1 N. �- - - O EXISTING BOLLARD — X - X �! y - X `' 1 '' h.` /1 \, \ ,,, T EXISTING TELEPHONE VAULT \ \ - �;�y / r : ` ' 0 EXISTING TELEPHONE POLE \ _ -- _ - _ PROPOSED i _ J, ra - -�. I �` ` / a N -\ GRAVEL { TR EXISTING TELEPHONE RISER \ •`~ -'. I 7 CONSTRUCTION 1 EXISTING UNDERGROUND TELEPHONE m 1 r �� q \.....\-: ENTRANCE1M 1 �` ` , STREET A , "'� ry 1 Ill .;i :HHH '-' ' ..ir 1141\ • I i1 EXISTING CABLE TV LINE m \ ' NsL .�-\ ] I!:: ::.:.::: 1 �.lrgallOW� 1 r �j .� EXISTING PHONE BOOTH ¢ a� • C . �u EXISTING ELECTRIC METER z O U it ,. in \ n ��� L " — 1 o i} ��' i i , . �'�a._ mow,�' +'� 9-40171-'0444111IsJ Iz Z W PH cc G� �,1. .;,� 1, -� ..� �0 !, a� a ,i,,,,o r' AI EXISTING ELECTRIC RISER1_,2 z u o 1 „.+.+�' I 0) s ,) s r— .. ,te r 40 1�, I t;0: O#11 • O w N a cn >f a I f : Lkliaolikel..241.0-4411141,14111 P EXISTING ELECTRIC VAULT w cn N o 1eco I _ mir ardEll P2 AM IreilM14...lialtri � EXISTING POWER POLE _ pifiu7 + �� �� , , glit -0 EXISTING GUY ANCHOR U p\ 0) 9 ' 7 "11111.11.001011 ,.:141.164 °� 1 1 MI IM 111 11 rOXII Nal.IMI PA tilt 1110 \ ) ( EXISTING LIGHT POLE cn o I- Qo Jo�-- EKISTING UNQERGROUND POWER LINES Q Q'�� TRACT 'A' �.� � .r t A. - -�1111* \ , EXISTING ` ;/// �4.=" ° 1.us.......:,,,, AN iii \ ., I = �4 � • `� EXISTING FIRE "O. ------ �x f \ EXISTING WELL REMAIN i 0 (IF _ _ ----ilk ! 1 � SEE 5HT. 10 _ � �` . vio ® EXISTING W ,..., :.. .„..:.:::., i :„., ,.: ;L E \ 5. S NG ATER METER • r TREE PRESERVATION > ,11\ I ':;," wY EXISTING WATER VALVE AND REMOVAL PLAN / : : :i , \ HH ; i I • I I --,r ,. ;.. D4 1 r i ,,n I :::•::: :i. :,: : -� :4 ti r� EXISTING UNDERGROUND WATER 1 ..jU- [ r . . . e�.• .rt.,• 1,,.. -t,,• TAX LOT • t1� D4 EXISTING GAS VALVE 8700 TAX LOT I I !\ir ' i G EXISTING GAS RISER 9 - r 1 =:moi:i::�i:='i:::i::� 11 00 Q 1 :' : ::::::: : EXISTING GAS PUMP J `l I = �' �7 r z CL 4 ° EXISTING GAS METER ❑ N.. IM ; PROPOSED , N. cc III I I ) TEMPORARY ;`",�., ��� EXISTING UNDERGRaUND GAS LINE Q 0 I I I I '� FIRE TRUCK ' '•"� Cr �` :: EXISTING CATCH BASIN �� TURNAROUND , i` II ,i ; � �,::;...;::� PROVIDE �i�, EXISTING METAL CULVERT _ ) 1 EASEMENT ; ..� . - \ I / I ) : ''.`; ;'; ` `;` `'`: I , _ 4j ) EXISTING CONCRETE CULVERT I 2 I ` I / I � ❑ Q O :' Q U • EXISTING / it. '. S5 EXISTING SANITARY MANHOLE Z • ! I HOME I / - - - - - - - - - - - - - - ••, :. TO REMAIN .- / D EXISTING STORM MANHOLE _ r`' 1 J // / I , '' �'�y '� EXISTING CLEANOUT W 01-- (( Fj I cc I a / . , Cv / V. EXISTING SANITARY SEWER LINE Q Q N W O EXISTING EXISTING ..:, Sr EXISTING STORM SEWER LINE i �' TREE TO OVERLAND 5 I \ ; ,:, , .1,., �? ----------Y.-"\--7) STI APPROX. LOCATION OF SEPTIC TANK z W REMAIN DRAINAGE \ I SEE BHT. 10, I t I DIRECTION N. I �, I _.� .; �• ® EXISTING MAILBOX Lu TREE PRESERVATION , 1 ' I I ! y s ,-:SAND REMOVAL PLAN �. • \ill ", ;: U EXISTING UTILITY VAULT 6: - 7.f _ _ _ _ _ _ _ - _ �- _ ,z6...„4 \�� — \ TAX LOT �.j :, . EXISTING UTILITY RISER ,, S� X 1101 �; '` ,,� I iMl� IIS 1 1 � � �� k EXISTING FENCE 0 0 \�79 : � � I r? N ` EXISTING �� �°\ EXISTING ROCK WALL 1 �`\ TRACTS B N N - . \ TREE TO I -;•\ FOUND MONUMENTS 1 \� ��� PASSIVE OPEN SPACE � - REMAIN ; = ; .{ N. ` SEE BHT. 10, \ \ :� EXISTING CONCRETE m I Ns TREE PRESERVATION .� `- AND REMOVAL PLAN _'r 3 _ � I ~-' 7 '^`v � _ � EXISTING ASPHALT � ..,------- __ _ ________ __ ,:• - 1 `' � • •`:' 1 \ EXISTING GRAVEL � _"� -- :.. EXISTING � ��:..' °:. ,� .. .. � Nsa y TREE TO BE I N I ,:s....-:''s ,/ "' O \____ "\\‘ REMOVED !:4i4) ' ,� �b oN ' SEE BHT. 10, I I ' GRADING Sc EROSION CONTROL LEGEND w Z TREE PRESERVATION ....- .1.:•-•; :;: / N AND REMOVAL PLANt. s . t / — 200— -"� EXISTING 5' CONTOUR INTERVAL '1 TAX LOT II TAX LOT i TAX LOT i TAX LOT =. 900 903 901 902 \� i EXISTING 1' CONTOUR INTERVALci N Cr) d CO r� 1 ' .. '• 4 200-- PROPOSED 5' CONTOUR INTERVAL cn 0 0 Q CN 199 PROPOSED 1' CONTOUR INTERVAL w C•+ CI PROPOSED SEDIMENT FENCE w 0ix 2 5 p co .- 0 CC PROPOSED CONCRETE RETAINING WALL m ►/i ��e��e�� �� eE 01.44%: �%: 4.: % GRAVEL CONSTRUCTION ENTRANCE kisaltiuotsltuls 4- cV "4.r' BIOFILTER BAG SEDIMENT BARRIER 'Ill:, BIOFILTER BAG SEDIMENT BARRIER mi- sii AT PROPOSED CATCH BASINS o c,. 0 NOTE: SEE PAGE 10 OF 10 FOR TREE PRESERVATION PLAN m 4 CV CL N7I CL U w CL O 0 (I) CtUriLu Z (N Hi U � a O O ON r7 - z { = 0 cn In MAY BE USED SHORT TERM r - ■ R W/ UTILITY WORK AND W/ __ __ ___ P°\\4\ /01111°' ANGLE FILTER FABRIC MAY OF DEVELOPMENT - i SILIS TRAPPED UjZ• • IOZ C�w/ z w• O U• O m ON p cf w // s•• • ,ppplglM; ■■ ■ 11 �� rto ! _ ww O• d • P • 4 otii[,orallfl1 ionlrr`1 .:��~=��=F „ N;I1�ul,�+lAur llll�lllliL�! _ _ wO ti t l N11 jIiI•- • Id 111U+i11 T ��w- O 0c\J // RADIUS = 25' MIN. t• *• - , A-� ' d _— ____ _,:_===— '":," ~�'= UzINTERLOCKED ::e--==='==='s:� -.. s. �\� �S 2 x 2" POSTS ',._=r=-.mere. •, - OCLEAN PIT RUN OR 3"- 6" CLEAN ROCK Ip ,FO OF �G� D C AN VIEW y` 00 X x O O O Q Q va���R�sS� NTS - 60" AREA DRAIN cn I- w in F-- i-- v SUBGRADE REINFORCEMENT \aG GEOTEXTILE, AS REQUIRED FR' CATCH BASIN CC 6.3 8" MIN. USE STITCHED LOOPS O DEPTHw 7 3' minimum OVER 2"x 2" POSTS NOTES: ''iN"IU1m.,,, *20' MIN- FOR SINGLE FAMILY AND DUPLEX RESIDENTIAL from toe slope. ■ FLOW "1111it6+�t�"il, 1. BURY BOTTOM OF FILTER FABRIC 6" allr.11lig T 1l�llllfli111f'4'' VERTICALLY BELOW FINISHED GRADE. ` �Iriliiiiirlr+r GRAVEL CONSTRUCTION '° _: _i.' _:_ _ : !i111'�Ii�IGtll4', Q ,.ul�lu+'tulh 2. 2"x 2" FIR, PINE OR STEEL � iY'� n�i;:i::::::�i.'.� N O ;iii:aaii •i:S�'Siii: n,., ENTRANCE CURB RAMP I „ •� - _:. . FENCE POSTS. ___--_ s'=:. �I ,is +111 _1 �# illlltll�all ♦ 3. POSTS TO BE INSTALLED ON �� • 1!1•• pgli+l+,n1t111„i' PAVEMENT `I >, N I 41TCH BD7TDM �, IiIllr,!1*'11141.11 FLOW Q Q I llPlll.lfili�lyll �� 1111 Ihluarn�lluu. UPHILL SIDE OF SLOPE. I'ut1i11N11'rnl. 0 1— d milli 0 111 riilllti�1111114 W a ° °r 6 "�� ' � O 4. COMPACT BOTH SIDES OF FILTER FABRIC ,.....l+,nnu, . :,,_.•., z.. , ., Q �/ / . , ,. .,ti `•I ` TRENCH. rs:,1s. , „: ,:,-;.,,,,----,,,„„,,,,,7,,,, ,,,\\ \ :,t ��r r p4 . aiiiiulltl li I- 1}` < \ �\ / /`\� M• • I 5. PANELS MUST BE PLACED ' • *• �17�!I�N�11Ili` ' Z�>/ � yj�/ �/ - �r . ACCORDING TO SPACING ON MAIM Q 0 \ \ II,ItIIInivoi fir,\. :.•e a.. PROFILE DEraIL N0,940 DITCH INLET "'liiissiiil ` '` , , PLAN VIEW �� = • NTS °j'Iw MI'I CD I— NOTES: 1. THE ENTRANCE SHALL BE MAINTAINED IN A CONDMON THAT WILL PRE'rcNT TRACKING OR FLOWING OF .. . , ,�......, ...o. . ,r, ... •. 6" overly of bags. ❑ co SEDIMENT ONTO PUBLIC RIGHT-OF-WAYS. THIS MAY REQUIRE TOP DRESSING, REPAIR AND/OR CLEAN ':••• WNW. +•:':❖'•:• 9 :****•*: . •••'••••:::::::::+' :•:::::::::::• ,:,::•k FILTER FABRIC MATERIAL z OUT OF ANY MEASURES USED TO TRAP SEDIMENT. •; •••••••••••••••••••••••••••••••••••••„ ,, ,,,.. , . ••.............•....... .. , 1. ADDITIONAL MEASURES MUST BF z 2. WHEN NECESSARY, WHEELS SHALL BE CLEANED PRIOR TO ENTRANCE ONTO PUBLIC RIGHT-OF- WAY. �I CO;:;: ;:;:;:•:;••••••:;:,•,:;:••••••,•.,::••••••••••• •• ••••••: :,:•i 36” WIDE ROLLS Q — .. .•.•••..•.mewo;..••••••••••••••••AW. •, CONSIDERED DEPENDING ON SOIL z 3. WHEN WASHING IS REQUIRED. IT SHALL BE DONE ON AN AREA STABILIZED WITH CRUSHED STONE N ❖.• ❖.❖.••••❖.❖.❖.•.o❖.••••••.••••••••••••••••••••••••••••••••❖�•"+>• :•� :•t:•• :❖:❖:❖:••❖:❖:•••,..❖•rr.V.WA:❖:❖:❖••..W...❖r:• TYPES. w (y a THAT DRAINS INTO AN APP ROVED SEDIMENT TRAP O R SEDIMENT BASIN. o .•4:: .•.•.•••.•••r•+•••.•,•,•.•.•,•,•❖•❖•❖•❖•❖•00000❖•❖•❖••••• ••••:, ❖❖❖i•:••+•• �• ❖:❖❖❖❖•❖::�❖:❖❖•:•i 4. WHERE RUNOFF CONTAINING SEDIMENT LADEN WATER IS LEAVING THE SITE VIA THE CONSTRUCTION , y.•p.•.,•..s .,'•.,•s�•••x.x.:��������y+�.0:::::.:4c.:� U I—' CO J 0 ENTRANCE, OTHER MEASURES SHALL BE IMPLEMENTED TO DIVERT RUNOFF THROUGH AN APPROVED �� N•,-••' �,%.*:*•..-�. ---. .,,Y• 2. BIO-FILTER BAGS SHOULD BE FILTERING SYSTEM. _ co �y �I �� N. / .r�r STAKED WHERE APPLICABLE USING Q 0 CV W 5. DIMENSIONS SINGLE FAMILY -I 1 1 I I (2) 1"x2"WOODEN STAKES OR 0 CC 20' LONG BY 20' WIDE 8" DEEP OF %" MINUS CLEAN ROCK. { � APPROVED EQUAL PER BAG. 0 (.0Z � w T U L I FOR FURTHER INFORMATION COMMERCIAL 6'MAXIMUM SPACING ON DESIGN CRITERIA SEE FOR FURTHER INFORMATION 50' LONG BY 20' WIDE 3-6" CLEAN ROCK, FOR FURTHER INFORMATION FR ON T VIEW CHAPTER 4 OF CLEAN WATER 3. WHEN USING 3D" BIO-BAGS TO ON DESIGN CRITERIA SEE GOVERNING AUTHORITY MAY REQUIRE GEOTEXTILE FABRIC TO ON DESIGN CRITERIA SEE SERVICES EROSION PREVENTION PROTECT A CATCH BASIN YOU MUST CHAPTER 4 OF CLEAN WATER PREVENT SUB-SOIL PUMPING. CHAPTER 4 OF CLEAN WATER AND SEDIMENT CONTROL SERVICES EROSION PREVENTION SERVICES EROSION PREVENTION NTS PLANNING AND DESIGN MANUAL. HAVE 4 BAGS AND THEY SHALL BE AND SEDIMENT CONTROL w AND SEDIMENT CONTROL OVERLAPPED BY 6"- PLANNING AND DESIGN MANUAL. I- PLANNING AND DESIGN MANUAL. p CONSTRUCTION ENTRANCE PROTECTION C1eanWatSEDIN ENT FENCE er\ Services CleanWater Services TYPE 4 CleanWater` Services Detail Drawing 655 REVISED 12-08 *or commitment is clear. DRAWING NO. 875 REVISED 12-06 I Our commitment is clear. DRAWING NO. 91 5 REVISED 12-06 ■ur commitment is clear. c] rn [V ct (., a_ I ch z 0 _O 1 N (.) r7 N 5 a Lu zr C O ci N CO d- in (9 1- / Om3 N Dw Z L }¢ - N Lu Q w m 0_ O CC v7 IW d LO LO [V l O N N O c Z v r•� C\I CV o CC DETAILED PLAN o 17 L EXISTING FEATURES LEGEND Cl} LEGEND Tree Planting Specifications: FX (SYMBOLS MAY 8E REDUCED IN SCALE) Excavation of Plant Pits: B EXISTING BUSH/SHRUB 1. Planting holes shall be excavated with vertical sides and with bottom slightly raised in middle. Subsoil in sides of the excavation shall be loosened. EXISTING DECIDUOUS TREE W TRUNK w DIAMETER (INCHES)(CL=CLUB R} SYMBOL PROPOSED TREES QTY, SIIZE/CONDITION 2. Excess excavated, unamended subsoil shall be disposed of and not used inplant backfill. Such materials shall not be spread over plantingbed in plantingareas. by p pitp EXl511NG CONIFEROUS TREE W/ TRUNK >~ �� DIAMETER (INCHES)(CL=CLUSTTEER} - c �,.� 3. Plant pit shall be filled with water and the water allowed to percolate out prior to planting. If plant pits hold water for an extended period or otherwise indicate poor o TSUGA HETEROPHYLLA/WESTERN HEMLOCK 3 5 HT./CONT. subsurface drainage, notify LANDSCAPE ARCHITECT prior to planting. 9 EXISTING SIGN c CL Q ru •b p tar Planting Trees and Shrubs: ® EXISTING BOLLARD URI W [T EXISTING TELEPHONE VAULT In ��� 1. Containers, wire baskets, and twine shall be completely removed. Burlap shall be completely removed from root balls. a W .1.• 'c 2. Trees shall be set plumb and at the center of excavations with the top of the root crown at or above adjacent finished grade. 0 EXISTING TELEPHONE POLE o ti PARROIIA PERSICA/PERSIAN IRONWOOD 3 1-1/2"/CONT. TR EXISTING TELEPHONE RISER o a) � 3. Add Osmocate 10-10-10 fertilizer tablet per manufacturer's recommendations. - o - EXISTING UNDERGROUND TELEPHONEz o 0 III 4. Backfill with imported topsoil placed around sides of ball, tamped, and each layer worked to settle backfill and eliminate voids and air pockets. When excavation is m approximately 2/3 full, fill shall be watered thoroughly before placing remainder. Remainder of backfill shall be placed and shall be watered again. EXISTING CABLE TV LINE Zm z o FRAXINUS PENNSYLVANICA 'URBANITE' URBANITE ASH 5 1-1/2"/CONT. EXISTING PHONE BOOTH / BRANCHED AT 5' MIN. 5. Tree leaders shall not be pruned. Crossing, injured, or dead branches shall be removed. Shrubs shall be pruned to retain natural character. Trees shall be staked immediately, as indicated. Excessively pruned, malformed, or damaged stock shall be removed and replaced. Iii EXISTING ELECTRIC METER 6. Trees shall be mulched a minimum of 2" in depth. Mulch shall be placed within 2 days of planting. Pull mulch away from crowns and trunks. Smooth and fine ® EXISTING ELECTRIC RISER grade mulch to form a smooth even layer. STYRAX JAPONICUS/JAPANESE SNOWBELL 2 1-1/2"/CONT. ID EXISTING ELECTRIC VAULT EXISTING POWER POLE 0 -4 EXISTING GUY ANCHOR m !' `\\� EXISTING TREE r EXISTING LIGHT POLE J i N z \\ EXISTING UNDERGROUND POWER LINES ~ o m 0 . �. z O C� EXISTING FIRE HYDRANT t.I.J ix z0w U 5 co kni EXISTING WELL 00 0 W kfn ce N 0 0 .. +.: 1 ® EXISTING WATER METER z -I 0 0 < C\1 Cr \ 10'x12' RAIN GARDEN FOR STORMWATER r, ::-::'• D4 EXISTING WATER VALVE v co `� , TREATMENT (TYP.) _ \ .. ti I\ �A � :�,�.;� •� -' EXISTING UNDERGROUND WATER J � � � � � O ...47.:! '. D4 EXISTING GAS VALVE a_ 1- 1- U 1 .40TREE 15 ' . - \ \ II\ TREE 5Ill �— �� • ili 4 . -' © EXISTING GAS RISER Li I 1 .%. 4 `l ` I g EXISTING GAS PUMP to IC:411.V.•'- \ 't.) u�� _FM .. ., .. . . . _.4 ® EXISTING GAS METER • /r) ikk\/it ---_.1 —a _ _.- LL_ . �... _.. __ ID �� �/ 1\ ` EXISTING UNDERGROUND GAS LINE I41110111 _ _ _ I sift ❑ EXISTING CATCH BASIN t 7 101.,!;! \ . D EXISTING METAL CULVERT �, BENCH TREE 14 LOT/PLAY ``��` I 1 ''```,,`. '•`'' 'i'i '1' r - mm ) EXISTING• iii)p: Q EXISTING�_ J `�� U `• r �_ - ?, w w OIL ® EXISTING STORM MANHOLE TREE 6 00.41:TOT ` v a \ W• v v �� `�\ rr� 4 ..... �� � Ak. • EXISTING CLEANOUT f— TRACT �D� / . Narmilliir ` _ y c c EXISTING SANITARY SEWER LINE .44 y ,, '•• ; •+1TREE 1 _ • , :�� ,.., .y. : �; � :.i , '' .r " ,'� .•.• "• -f. EXISTING STORM SEWER LINE ❑- _ TREE 7 ® _�_� _ - o �� �` �r ''': •••7".--,t::.:• ''%` ® APPROX. LOCATION OF SEPTIC TANK Q "11111.111111 1 1 '�it,r' S ,fit•.`••~•'�'... ' ��f.~ 'P:" �i7 i2 1, �. ': ; - 'i' : `;' I EXISTING MAILBOX W Cil Q t I k TREE 11 ,,•,,....1,;.,•-.,...:.•i:•.:.=,-:••.!,,-,•-;.• •': ;: ..'''' Y, U 1 �1�. .i ,.7�� :` EXISTING UTILITY VAULT1N.''1 • WO IP NO01,1 o F Q CV 1 � } \\ / , ate i, �` .x. .I w ,- TAX LOTS OCC TAX LOT e EXISTING UTILITY RISER 8700 1 _ C� C9 Z I-- I I I 1100 EXISTING FENCE I TREE 12 1\ I W:::::•:-:.:•: :r -, EXISTING ROCK WALL PROPOSED EXISTING PROPOSEDCONC ~'• :PATHRETEiii _ `_ HOME 11 ' DRISWAY R • -• \ W9 FOUND MONUMENTSII 1 PROPOSED wI TEMPORARY :.-'. EXISTING CONCRETE Q ��� /,y 1 •\. ' 1 ARE TRUCK '::.�', N 0 � 5CH00L `;` �\ TURNAROUNp, -� EXISTING ASPHALT PR0PERT '� • i .ice �� I /1111 Li" PROVIDE l ti _ . . r �- • \ //� �r I - EXISTING GRAVEL olsTER„ i �' \,\ ill c,, _ I i 1 1 I EASEMENT ;' w `� w � � `;i � TREES 1 � - : � • ti 1 J ,, r..,.::t : .6 ,...7, L.:. 1-1 1 1 A `1 396fk (1/..„. . I �! 1 �/ TREE 16 I TREE 17 \\ r TREE 9 ,�,--f\ ,,� �+ z a, n r 16 -.. • . \�. ��' /,, 1! ' ++r':. Sc 518198 �` . ,- / f ` "+� - - - - - - — - - 1• NM TAX LOT x .;- \ A,r0c4R� � t TREE 2 411 2 -� , 1 � 1101 "'.x. -� f ;I.:f.\^,1�- TRACT A ,•• �` C , N d- Ln' (s) r--4 ---Fip llm `,_., ,_ OPEN ~`_ WOOD CHIP i • r ` ' '='= SPACEibe ' " PATH 1- /_�' '• ' • 1 rr \\ , :,}.'• N E 0 z 0 Q ro N a: - J ` .:. z _..--.00/0/Alo 1 ,,,, II, c_igu cic, 0:, 0 BENCH `•. \ / r- '{'• ..'�t' s !_ Marianne Zarkin I 1 TREE 10 I TREE 4 f LANDSCAPE ARCHITECTS 1 TAX LOT TAX LOT TAX LOT TAX LOT ,r �: 1020 Southeast 11th o 900 903 901 902 '`.'4 Portland, OR 97214 1 1 ' I c. 503.758.3131 TREE CANOPY PLAN f. 503.238.1827 MARIANNE ZARKIN, ASLA r -Ei LOCATION: PREPARED ON: ` J }` 20 I ate ` mzarkin@mz-la.comCD CV o 10160 SW WALNUT STREET MAY o rI Y 27 2014 1 inch - 20 ft. TIGARD, OREGON 97223 11x17 SCALE: 1 inch = 40 ft. DETAILED PLAN o d. 0 ,_ Specifications For Tree Preservation EXISTING FEATURES LEGEND ANCHOR POSTS SHOULD BE MINIMUM HIGHLY VISIBLE FLAGGING ATTACHED TO 2" STEEL U CHANNEL OR 2-h" DIA. TUBING OR 4"x4" TIMBER, 6' IN LENGTH 1 1 8' O.C. MAX. A. Protect all plant growth including root systems of trees and plants from: 1. Dumping of construction related refuse. TOPS OF ANCHOR POSTS G EXISTING BUSH SHRUB Crw LEGEND ■ • 2. Chemically injurious materials and liquids used in construction process. w. EXISTING DECIDUOUS TREE W TRUNK 0 3, Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and drainage from stored materials. `r DIAMETER (INCHES)(CL=CLOS R) AL ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ 4. Continual puddling of running water as a result of construction. EXISTING TREE ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ 2" SQUARE, 9 GAUGE GALVANIZED EXISTING CONIFEROUS TREE W/ TRUNK 'CLI) ■■aaaaaraaaaaaaarrrrraararrraMEM aarrrrrrr ■■■■■■■■■■■■■■■■■*■■■■■■■■■■■■■■■■■■■■■r= B. Protect root zones from flooding, excessive wettingand drying resultingfrom de-wateringand other operations. .� w Q ,■■■,■■■,■■■,■■■■■■■■■■■■■■■■■■■■■■,■■.,■ WIRE MESH. 9 Yi 9 P DIAMETER (INCHES)(CL=CLUSTER) _ ■■■■■■■■■■■■■■■■■■■■■■■a■■■■■■■■■■■■■■■■■ C. Protect all existing plant material to remain against unnecessary cutting, breaking and skinning of roots and branches, skinning or bruising of bark. Q EXISTING SIGN Z raaaaaaaaaaraar■rrrr■ rirraaaaraaaaarrr X !in ■■ ■■ru■■rr■■■r■�raaa■rra■aararr// / D. Engage a Consulting Arborist to direct removal of branches from trees and large shrubs, which are to remain, if required to clear new construction and where ® EXISTING BOLLARD a TREE PROTECTION FENCING: indicated; and to direct tree root pruning and relocation work. lua `� MIN. 5� TALL METAL FENCING I� EXISTING TELEPHONE VAULT oE. Where directed by Consulting Arborist, extend pruning operations to restore natural shape of trees and other plants impacted by construction activities. p EXISTING TELEPHONE POLE ANCHOR POSTS MUST BE INSTALLED TO :.1. :°-13: A DEPTH OF NO LESS THAN ) THE F. Cut branches and roots with sharp pruning instruments, as specified. Do not break, chip or mutilate. TR EXISTING TELEPHONE RISER o TOTAL HEIGHT OF POST METAL TREE PROTECTION FENCE G. Water trees and other vegetation, to remain, as necessary to maintain their health during the course of the work. Maintain a water schedule and log of watering " EXISTING UNDERGROUND TELEPHONE EXIISTING TREE operations. : ' a D o N c7 TO BE REMOVED NOT TO SCALE ---- EXISTING CABLE TV LINE ` • m z H. Restrict vehicular and foot traffic, of all construction crews, to prevent compaction of soil over root systems and within tree protection zones. in NATES ® EXISTING PHONE BOOTH I. Excavate around tree roots within tree protection zone only under the direction of a Consulting Arborist retained by the Contractor. 1. METAL FENCE FOR TREE PROTECTION DEVICE ONLY. ® EXISTING ELECTRIC METER J. Where trenching for utilities is required within root zones, tunnel under and around roots by hand digging. Do not cut main lateral support roots. Cut smaller roots 2. BOUNDARIES OF PROTECTION AREA WILL BE ESTABLISHED IN THE FIELD BY THE ARBORIST which interfere with installation of new work; using sharp pruning tools as specified. e EXISTING ELECTRIC RISER PRIOR TO CONSTRUCTION. K. Where excavating for new construction is required within root zones of trees, hand excavate to minimize damage to root systems. Use narrow tine spading forks and ® EXISTING ELECTRIC VAULT 3. BOUNDARIES OF PROTECTION AREA SHOULD BE STAKED AND FLAGGED BY THE ARBORIST comb soil to expose roots. Reposition roots in backfill areas whenever possible. If large, main lateral roots are encountered, expose beyond excavation limits as qa, EXISTING POWER POLE PRIOR TO INSTAWNG DEVICES. required to bend and relocate without breaking. L If roots are encountered within the limits of new construction and the Owner determines that modification of the work is notpractical, cut roots in accordance with -1 EXISTING GUY ANCHOR co 4. AVOID DAMAGE TO CRITICAL ROOT ZONE. DO NOT DAMAGE OR SEVER LARGE ROOTS WHEN U or) INSTALLING POSTS. these specifications approximately 6 inches back from proposed construction. t EXISTING LIGHT POLE 5. DEVICE SHOULD BE MAINTAINED THROUGHOUT CONSTRUCTION. M. Do not allow exposed roots to dry out before permanent backfill is places; provide temporary earth cover, pack with wet peat moss or 4 layers of wet untreated EXISTING UNDERGROUND POWER LINES u) o N- 0 burlap and temporarily support and protect from damage until roots are permanently relocated and covered with backfill. Water to settle backfill to eliminate voids and z p 0) w air pockets. EXISTING FIRE HYDRANT w i:2z I Z0 m 0 -- N. All pruningshall beperformed to ANSI A-300 Pruningstandards byOregon State registered tree care firms employingCertified Arborists. Other therapeutic care work t�i►i EXISTING WELL cn o w N 9 9w CI) ( N O 0 ilf. shall be performed to National Arborist Association standards. ] w N iz 0M::::::::::'` ® EXISTING WATER METER z -i `� ¢ I �;, 0. Maintain existing grade within root zones of trees unless otherwise indicated or approved by the Owner. 1-(131 ❑i. oo N D4 EXISTING WATER VALVE z co 0_ i_ F- J 0 1- oo O .'. EXISTING UNDERGROUND WATER L 1 -_ - - J •t ,,....:“A. ' . - pa EXISTING GAS VALVE N- Nal x x I I - - - - - a: z.'" •:. EXISTING GAS RISER l ' iii PROPOSED STREET 'A' >< `►� cn PROPOSED 5�• SIDEWALK, i _ T _ _ — — -•: '' EXISTING GAS PUMP PROVIDE- EASEMENT ;11' DRIVEWAYI TYP. o . .,.;... ; E1 EXISTING GAS METER • 9 __.__ ••'• �z i EXISTING UNDERGROUND GAS UNE v ��� ��'iii:. _ >r-.;IP `` -MM -•-• 4N . - D EXISTING CATCH BASIN ` p '. v • ��` i ° .. :. .'.:.'•J : ':: D EXISTING METAL CULVERT �; ,� �� .' :_,-:v:' : „� . i :• • ..:..i:::::..1 ) EXISTING CONCRETE CULVERT .114N TRACT B t :�:,, . ,.,i�,�.j . , , ::.':.' TREE 1 a 1ia 2 CO ' ` ► O EXISTING SANITARY MANHOLE- - - ► a �•.,. . . . . . •;..-}•. .• . © EXISTING STORM MANHOLE 1 i'• :• �� . . • EXISTING CLEANOUT I'•"' 1 • • ° . .. Z iii -111) ' EXISTING SANITARY SEWER LINE ,T'=r*•'; • • EXISTING STORM SE 0 -� TAX LO . � ,x.: .. . SEWER LINE W TAX LO �,- -�,� . 8700 ® APPROX. LOCATION OF SEPTIC �J __ E TIC TANK Q J i .. W 1100 5 J I e f ® EXISTING MAILBOX I Lu N I e iCL 1111I PROPOSED �,. . .;• :'' . ❑ EXISTING UTILITY VAULT Q O N W I + W • I� I I i TEMPORARY : EXISTING UTILITY RISER cc 1 0 W I R, FIRE TRUCK ".; ' �: i 0 (a z cc I i ;:L= TURNAROUND, �., EXISTING FENCE II I : . . . . . . . . :L PROVIDE - EASEMENT = . , • 1n!I" EXISTING ROCK WALL - t FOUND MONUMENTS 1 2 I I EXISTING I - - - - - - - it :'. . raJ HOME I) 1 - - - - - C : TO REMAIN FrlEXISTING CONCRETE Q � � — I I .. :.'. . . . . .. . . : :. . . EXISTING ASPHALT r' I _ 11- I I i I F : EXISTING GRAVEL 0 co 04 - - - - - � - - - - - - � - - - - 11LI TAX LOT �.:.,. _:. .. 3:; J TREE 2 - :r�: r (11--------- 1 I I- 1101 .", ::.;. �► rianrs 'I sin �, z 7 TRACT AOREGONA.7 V) re) ti. . .... . . ', srsi9s ��, , WI (NI OPEN ; _:• ::':: ': :_ : :' PE V� r SPACE 1 :z: : :: .. • • • • : :.; • :.'.:.•.:: / Ill ti CL I N CO ti) CO f� / 4 \ .../' 1 , i , 5 1 3 IIIII -0 \ -b VAI '''- •',' • • . . .. • - •• - - n TREE 3 :.:..:' . • ::.: : ::: ::: z o 1 I • • °2 Q CO w N I I TREE 4 +�.~ ` la° 7w p mal in \ "0 • coDE II TAX LOTTAX LOT TAX LOT TAX LOT ;: :., . :- Marianne Zarkin u-) 6.1 900 ` 903 I 901 I 902 - LANDSCAPE ARCHITECTS 1 \ *'` : 1020 Southeast 11th o Portland, OR 97214 I, MARIANNE ZARKIN, ATEST THAT THIS TREE CANOPY SITE c. 503.758.3131 O TREE PRESERVATION AND REMOVAL PLAN PLAN MEETS ALL OF THE REQUIREMENTS IN SECTION 10, f. 503,238.1827 PART 2, OF THE CITY OF TIGARD URBAN FORESTRY MANUAL. a z° ° 'a 20 ,° MARIANNE ZARKIN, ASLA LOCATION: PREPARED ON: ` � `� f mzarkin@mz-la.com N =I N p 10160 SW WALNUT STREET MAY 27, 2014 1 inch = 20 ft. - U r-1 0_ TIGARD, OREGON 97223 MARIANNE ZARKIN, REGISTERED LANDSCAPE ARCHITECT 11x17 SCALE: 1 inch = 40 ft. DETAILED PLAN OREGON REGISTRATION CERTIFICATE NO. 396 �.•I 0 o i_ A - - x -k- _ _ - - - - - - - - - - - - - - - _ - - - - - - - - - - - - - - - - - - - - - — + LEGEND (SYMBOLS MAY BE REDUCED IN SCALE) Lt UJ Lll ‹\---1 �k SYMBOLS DESCRIPTION v • ,. E .-E LI 'il • bo q ' 4,• ter. C ro . . ...• • . . . . . .,. • e J/1 _2 TAX LOT • .L\ ; i � , :. ' . :' • . .'', � a 072) 1200 s �� C Tr o -. , WCD 4743 a) co • � © a 1 $L; . : ' : }}� • ,{ —)/ rn CANOPY TREES L o -0 1:.: .--.,\\.:...'; ; -c -; (SEE SHEET 10, TREE CANOPY a c 10'x12' RAIN GARDEN � � cin � � �.�:;. -- •,...:.;.;...;.. SITE PLAN) o FOR STORMWATER ,w„ p _y• , -o 7 �. t co x=0070 in ik•...----rdimm...._ALL441111 ...- TREATMENT (TYP.) AkallIL '' r MC .. . • Ilk - - — - - —. — _ -, -- ' . , . • ,.1111 ) li ' :� '. `�'. ' e0 SHRUBS co 0,‘ iiiiii !* ,ti. �`, �+.--�.: , • } � (SPECIES TO BE DETERMINED WITHm• 'tom �� FINAL ENGINEERING PLAN SET J adoIi e* / PRDPOSED':`: v atm.. I��Y= �ti. - STREET 'A' - - I ` ' •. . . , _; Q o Ash lir o �1 � I��_V DRIVEWAY 1 z O o A.417 a.� w arkr o� ©�` '�� BENCH :' ;':•' "" w z0 U [r o O- 0/a d GROUND COVER Z m o ci _ I f N • Agillel' O T T : w At TO LQ PLAY . cn r cn o � STRUCTURE ;±,���}Qa3 PROPOSED "•. '''''''........N � ....-- 71., �-� . .�.•- - (SPECIES TO BE DETERMINED WITH �,� 47:p::::1....--v.:7:d SFT. SIDEWALK • ' !- r " FINAL ENGINEERING PLAN SET z - cn oQ 1111111k\ 11J � N r ]t c :Hu o NOO ''\\ v~ Aja v. V vDv , . v v UirAta cc —I ° �° Ao.► TRACT 'B' r �, x x �. \ i c , •;,`,. a �: , :,, � f o o ):6' Q Q ' .� ACCESS DRIVE j r `I. .- �/ ► �'�• \ I �'I O \ 11110 •5`;' -` `. ' }}11�� . .�. It EXISTING ,.�"s:.-,: ; MP Mr - - - �i ���yw-�-� ti''..,...•!--..:7•:;,„:.'...'.'y•• • ,� • 1+ _•. 0 Li1— TREE TO _;: :,,: r .� :1.1 EXISTING HOUSE >' r. J > �• '� REMAIN �►- I wt - • fir; I • •4•0f� r I ;A. E 2YJ' :r I J.. " . . . . . . . . s a' t r a :„,...../....--- :11"..1:::'12•:::::7:::;.,...':.. .. TAX LOT �. TAX LOT I I �.� .. r �`•.... 8700 - 1 I t �.' ; .: 1100 . . . . AshAftlip, I • r e; Ptirl, r;PROPOSED itr -*1C) rri CONCRETE ° 41111 PROPOSED O 'IMZ .•. ; PATH .02--1."--- I �,�,.. I TEMPORARY G 0 © . . . . ." •'A r �» s. IP. FIRE TRUCK UI --1 in d :f::.:' +` r �'� \ I TURNAROUND, C) z / e', ICI' I PROVIDE Z 1 : -` .': : Q EXISTINGQ ,I: Vail \ �.• _.� I EASEMENT r J TREE TO \ ! �� ! 1,\ice 1� 1 I I • (r :•,'" : .. �- f2 REMAIN ,.s 1 i3 f1 a� I 2 I I EXISTING I - - -- - - - - - - - - - - t il , 0 w I y ;` Oto 1 HOME I " ;� z Q 0- I `,fs O I TO REMAIN Q z Q -I-71)IK\ rn \ %,..., a, w I: . 6 _, . r„ ,... ,....... 4 / 5 0 :, ........ ...: ,.......Yi , c� c9z o_ "Li \-- SCHOOL 010 4 ,...,...:,‘...„ P R O P E R T Y \ ©�`.i o /..\ / \ ." . : ... • :: `' ..O1 - ► '� lLLL TAX LOT © > 1111 101 PROPOSED © O V':- �`MI ���r.��intrawishudk � .1Y01 I�� I v �.1 .WOOD CHIP LIQ '=�;�.� 0;�`��-` � ,w ��AI - -‹ f~, `PATH `© =.,aoilo �_ ©�4��lli �o � ► �+� �i . ` O ,,,,,-.......----, _ . :,.....:.: 0 ow. iiiii- -i 3 / \ jet i 1\4 CB. , .. . .. . .. . A toe ��,..,�� ,- • asilw'1-PPIVAdEk all./Walk o©� fs 000 • )111114Abir : � :�= 111 4111 _ = a4� a©o--opo-'�=� coI ifb IP/EL inahr~� BENCH ` � .�� �- � •:.. -• �::".•: : : ',;. , �\ j • J TRACT 'A' I I EXISTING I z N OPEN SPACE TRACT TO BE TREE TO O 2041.004T"-1(j)1 a ' OPEN PLANTED WITH A COMBINATION I PROPOSED I REMAIN I OF SHRUBS AND CANOPY TREE : L t' • '• . 5575 i SPACE GROUND COVER (TYP.) (SEE SHEET 10) ; ,R r I TAX LOT I TAX LOT TAX LOT I TAX LOT " i 900 903 I 901 1 902 ::: :: :: o =I N CO LC) ' CQ ti % :`•y cr 3 LI] Z LLI CV '',..,-:‘,.:..:1 r w 0 w Cro c C��� %/j) \ \, a cD Lo \in \ lV 20 0 10 20 40 I NI- IS 1 inch = 20 ft. N (\:11x17 SCALE: 1 inch = 40 ft. )16\i N C) SW GRANT AVENUE \\ :1)\ NOTE: a) CN ... CN -15 TREE CANOPY PLAN SHOWN ON SHEET 10. \,.. DETAILED PLAN co _I gik.mml o 1 CLL xi