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VAR2013-00002
VAR2O13 -. 00002 Lukar Subdivision NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2013-00001 . LUKAR SUBDIVISION T I G A RD 120 DAYS = 9/17/2013 SECTION I. APPLICATION SUMMARY FILE NAME: LUKAR SUBDIVISION CASE NOS.: Subdivision(SUB) SUB2013-00001 Adjustments (VAR) VAR2013-00002 Adjustments YAR) VAR2013-00006 REQUEST: The applicant is requesting Subdivision Review approval for a six lot subdivision of a 1.25- acre property located north of SW Fern Street, east of SW Ascension Drive, and extending SW Lukar Court. The applicant has also requested approval for adjustments to the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). APPLICANT: Kurt Dalbey OWNER: Marvin S. Bowman Spectrum Development 13875 SW 158th Terrace P.O. Box 1689 Tigard, OR 97224 Lake Oswego, OR 97035 APPLICANT'S Lee Leighton REP.: Westlake Consultants 15115 SW Sequoia Parkway,Suite 150 Tigard, OR 97224 COMP. PLAN AND ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14235 SW Fern Street;Washington County Tax Map 2S104BC,Tax Lot 06200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the preliminary subdivision request subject to certain conditions of approval,and APPROVED the adjustments to reduce the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). The findings and conclusions on which the decision is based are noted in Section VI of this decision NOTICE OF DECISION PAGE 1 OF 24 SUB2013-00001-LUKAR SUBDIVISION CONDITIONS OF APPROVAL THE APPLICANT SHALL CONSTRUCT THE PROPOSED DEVELOPMENT IN SUBSTANTIAL COMPLIANCE WITH THE PLANS SUBMITTED EXCEPT AS MODIFIED BY THE FOLLOWING CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS,INCLUDING GRADING,EXCAVATION AND/OR FILL ACTIVITIES: 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 CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher (503-718-2434). The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to site work the applicant shall submit a revised Site Plan demonstrating compliance with the lot size and shape standards in Section 18.810.060.A.2. 2. Prior to any site work, the applicant shall submit a tree removal and protection plan. 3. Prior to any site work, the applicant shall position fencing as directed by the project arborist. The applicant shall allow access by the City for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the Project Arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City before proposed work can proceed within a tree protection zone. The City may require changes prior to approval. The Project Arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. 4. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (IPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City at the scheduled intervals, and if it appears the "1'PZs or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City. 5. Prior to site work, the applicant shall submit a cash assurance of$13,625 (109 caliper inches x $125/caliper inch) as a fee in lieu of mitigation tree planting. If mitigation trees are planted, then a corresponding credit may be requested. Any trees successfully planted and maintained in accordance with the approved Tree Mitigation Plan and 1'DC 18.790.060.D,will be credited against the assurance two years after all of the trees are planted. After the trees are planted, the project arborist shall submit a letter to the City to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist m order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Failure to plant and provide documentation of mitigation tree planting by the project arborist within 6 months of certificate of occupancy issuance shall result in the forfeiture of the cash assurance to the city's Urban Forestry Fund. NOTICE OF DECISION PAGE 2 OF 24 SUB2013-00001-LUKAR SUBDIVISION Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem@tigard-or.gov) for review and approval: 6. 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 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). 7. 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 assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project document. 8. Prior to issuance of permits, the applicant shall provide a sight distance certification letter for the sight distance at all proposed site accesses. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 10. The applicant shall provide approval from TVF&R for access and hydrant placement prior to issuance of the PFI Permit 11. The City Engineer may determine the necessity for,and require submittal and approval of,a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 12. Prior to issuance of permits,the applicant shall pay the addressing fee. (STAFF CONTACT: Paul Izatt,Public Works). 13. A profile of SW Fern Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 14. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. 15. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 16. The applicant shall provide on-site water quality and detention facilities as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Mike McCarthy) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 17. 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)." 18. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act if necessary. NOTICE OF DECISION PAGE 3 OF 24 SUB2013-00001-LUKAR SUBDIVISION THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem@tigard-or.gov) for review and approval: 19. The applicant shall dedicate additional ROW to provide 27 feet from centerline on Fern Street and full right-of-way for Lukar Ct in accordance with city standards (as determined by the City Engineer) on the final plat. 20. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Fern Street, complete Lukar Ct, and construct the site in accordance with their proposal and all conditions and findings contained in this decision. 21. The public street improvements for this project shall include half-street improvements along Fern Street in accordance with City standards for a Neighborhood Route street including the following and all other aspects of a standard city street in accordance with the [DC as determined by the City Engineer: A. 16 feet from centerline to curb. B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk; F. 5-foot planter strip exclusive of curb; G. street trees in the planter strip spaced per IDC requirements; H. streetlights,in a layout approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway aprons; and L. adjustments in vertical and/or horizontal alignment if necessary to construct SW Fern Street in a safe manner,as approved by the Engineering Department. 22. Lukar Ct shall be constructed as a cul-de-sac with dimensions in accordance with city standards including curb, sidewalk, drainage, street lights, planted areas, and all other aspects of a standard city street in accordance with the MC as determined by the City Engineer. 23. Page 11 of the application states "This application requests approval for access by way of a private street, Tract A, to be shared by Lots 2, 3, and 4. Maintenance and repair responsibilities for Tract A will be the subject of a maintenance agreement among the owners of those Lots, to be recorded in conjunction with the subdivision final plat." Such agreement(s) shall be fully executed and recorded prior to final plat approval. 24. The applicant shall design the storm drainage system to accommodate all runoff from the site and 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. 25. The applicant's plans show a water quality tract that may be used to provide detention. 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. 26. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan NOTICE OF DECISION PAGE 4 OF 24 SUB2013-00001-LUKAR SUBDIVISION for the facility that must be reviewed and approved by the City prior to construction. Approval of these facilities and maintenance plans must be obtained prior to issuance of the PFI permit. Approval of all constructed facilities must be obtained prior to plat approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 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 CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher (503-718-2434). The cover letter shall clearly identify where in the submittal the required information is found: 27. Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The site is currently developed with a single-family dwelling built in 1940 and several outbuildings. A search of City records found no other land-use cases associated with the subject parcel. Site Information and Proposal Description: The applicant is requesting Subdivision Review approval for a six lot subdivision of a 1.25-acre property located north of SW Fern Street, east of SW Windsong Court, and extending SW Lukar Court. The site drops from south to north 25 feet in elevation from 310 at Fern Street to 285 feet at the northern extent. The single-parcel site includes an existing single-family dwelling and out buildings that will be demolished. The applicant has also requested approval for adjustments to the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). Vicinity Information: The site is zoned R-7 with R-7 to the north and east and R-7(PD) to the west and south across Fern. The neighborhood is primarily single-family dwellings on 5,000 square foot developed lots to the north and west. In contrast, the areas to the east and south are characterized by forested north facing slopes of Bull Mountain and dotted with five islands of unincorporated Washington County,commonly known as the"Fern Street Islands." 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 June 3, 2013. The city received four written comments from adjacent property owners responding to confusing information in the notice but without substantive comment on the proposed subdivision. Staff contacted these commenters by phone to clarify the notice. One comment addressed safety issues with limited sight distance due to parked cars at the intersection of SW Lukar Ct. and Accession Drive. RESPONSE: Staff looked for, but did not observe these sight distance issues during site visits. If sight distance issues do become a problem, it is within the City Engineer's authority to establish no parking zones where necessary for safety. NOTICE OF DECISION PAGE 5 OF 24 SUB2013-00001-LUKAR SUBDIVISION SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: A. Variances and Adjustments—18.370 18.370.020 Adjustments B. Subdivision Standards—18.430 18.430.020 Subdivision C. Applicable Development Standards 18.510 'esidential zoning districts) 18.705 Access, Egress and Circulation) 18.715 •ensity) 18.725 nvironmental Performance Standards) 18.745 andscaping and screening) 18.765 Off-street parking and loading requirements) 18.780 Signs) 18.790 ree removal) 18.795 ision clearance) D. Street and Utility Improvement—18.810 18.810 (Street and Utility Improvement Standards) E. Impact Study— (18.390) SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A—VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments The purpose of this section is to provide standards for the granting of variances from the applicable zoning requirements of this title where it can be shown that, owing to special and unusual circumstances related to a specific property, the literal interpretation of the provisions of the applicable zone would cause an undue or unnecessary hardship, except that no use variances shall be granted. The applicant has requested approval for adjustments to the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). The Director is authorized to grant an adjustment to the minimum residential density requirements in Section 18.510.040,by means of a Type I procedure, as governed by Section 18.390.030 as follows: The applicant must demonstrate by means of detailed site plan that the site is so constrained that the proportional share of the required minimum density cannot be provided and still meet all of the development standards in the underlying zone; and the applicant must demonstrate that the maximum number of residential units are being provided while complying with all applicable development standards in the underlying zone. The Applicant has provided detailed residential density calculations in Exhibit I of the application. The applicant states that because of the site's irregular shape, slope characteristics and configuration of streets, an adjustment is requested to allow the minimum number of units to be reduced from 7.6 to 6 dwelling units, based on the facts and findings provided by the applicant,below: 1. The site's southern frontage is along a curved, sloping segment of SW Fern Street, but the property also abuts the stub terminus of SW Lukar Court on its western boundary. The proposed lot layout is efficient because it wraps lots around a short cul-de-sac bulb added to the existing stub terminus of SW Lukar Court. This configuration, together with the driveway for servicing the storm water management facility in Tract B, provides a hammerhead turnaround sufficient for maneuvering fire trucks at the end of the street if necessary. 2. The Applicant explored the feasibility of making a through street connection with Lukar Court. However, the vertical alignment for such an extension would be complicated by a substantial grade difference with the NO"IICE OF DECISION PAGE 6 OF 24 SUB2013-00001-LUKAR SUBDIVISION neighboring property to the east. Moreover, the size and configuration of that neighboring property make its potential redevelopment more feasible with lots fronting on Fern Street anyway. 3. Alternatively, looping Lukar Court to intersect Fern Street would either result in highly irregular areas on both sides of a curving street, with inefficient and awkward lot shapes and sizes, or a "knuckle curve" or two-legged intersection alignment. Either of these alignments would dramatically enlarge the size of the public right-of-way dedication, and have the effect of reducing the number of lots that can be created within the subject property. (The fact that the existing stub street is a "Court" suggests that its termination as a cul-de-sac has been anticipated in prior development approvals.) 4. The required water quality facility (Tract B) must be located in the northwestern corner of the property to achieve gravity flows from developed areas. Its proposed size is based on the required water volume and treatment capacity characteristics it must have to meet City standards. (See Storm Drainage Report and Capacity Calculations in Exhibit G.) When the required width for Tract B (just under 34 feet) is subtracted from the width of the property (about 170 feet), there is a total of about 136 feet of width available to accommodate proposed lots. Therefore, on the north side of Lukar Court, the site cannot accommodate more than two lots meeting the minimum 50-foot width requirement for detached-unit lots in the R-7 zone (see Table 18.510.2, excerpted below). On the south side of Lukar Court, the site can fit three lots meeting the minimum width requirement. 5. The efficient rectangle thus formed by Lots 1 through 5 results in a generally triangular remnant piece of the property at the south. This remainder area has a more than ten percent downhill slope from the Fern Street frontage. It includes the existing house's front yard, circular driveway and carport building, but not the house itself. 6. The proposed lot layout allows the remnant's western boundary to exceed 110 feet, but the effective lot depth and buildable area diminish quickly as one proceeds to the east. 7. Exhibit J contains a hypothetical illustration, assuming the remnant Lot 6 were split into a generally rectangular western lot 50 feet wide (Lot 6A) and an irregular eastern lot (Lot 6B). Lot 6B would then be about 90 feet deep along its western boundary, but only 55 feet deep 50 feet farther to the east. When front, side and rear setback requirements are applied, Lot 6B's resulting buildable area is impractically shallow, and completely out of character with homes in the surrounding area. For the reasons discussed above the applicant has demonstrated that development of the subject property is constrained and it is appropriate to adjust the required minimum density so that it can be redeveloped with 6 lots in the proposed configuration for detached single-family residential development. FINDING: On review of the forgoing analysis, staff concurs with the applicant's conclusion that the minimum density can be reduced by one lot to acknowledge the site constraints. As demonstrated in the applicant's Exhibit J, the minimum density could be provided, but the resulting building envelope on hypothetical Lot 6B, subject to all of the development standards in the underlying zone, would yield a rectangle approximately 32' deep x 26' wide. These dimensions are insufficient given the standard of housing typical of the neighborhood. In addition, the one-lot reduction request is the minimum reduction. Therefore, the minimum density reduction request can be granted. This criterion is met. 11. Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. The applicant has requested approval for adjustments to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). Lukar Court is a stub street that was provided by development to the west for access to this site. Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards, making a street connection to Fern St difficult. FINDING: SW Lukar Ct is proposed as a cul-de-sac that would be approximately 210 feet in length, which slightly exceeds the standard of 200 feet. However, this is the shortest length that could be constructed without disturbing existing developed properties to the west. Because the potential NOTICE OF DECISION PAGE 7 OF 24 SUB20I3-00001-LUKAR SUBDIVISION adverse impacts to existing development exceed the public benefits of strict application of the standards, the adjustment may be approved. This criterion is met. B —SUBDIVISION STANDARDS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The minimum lot size for the R-7 zoning district is 5,000 square feet. The largest lot created with the proposed subdivision (Lot 6) will be 10,439 square feet. Although Lot 6 has enough square footage to divide into two lots the lot configuration and topography preclude division into two lots that would meet required standards for depth and width. This standard is satisfied. Approval Standards —Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in this decision,below,and have been shown to either meet or be conditioned to meet standards with this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. According to the Washington County Surveyor, the proposed plat name, "Lukar Ridge," has been reserved (by Linda Riguto, dated 2/19 3). This standard is met. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions or subdivisions already approved for adjoining property as to width,general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern. The proposed extension and termination in a cul-de-sac of SW Lukar Court is consistent with the Hillshire Woods Plat to the west.This standard is met. 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 standard is met. FINDING: Based on the analysis above, the proposal has met all of the preliminary plat approval standards for subdivisions. C—APPLICABLE TIGARD DEVELOMENT STANDARDS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-7: Medium-Density residential zoning district. The R-7 zoning district has the following dimensional requirements: (See Table 18.510.2 on following page) NOTICE OF DECISION PAGE 8 OF 24 SUB2013-00001-LUKAR SUBDIVISION maintenance agreement among the owners of those Lots, to be recorded in conjunction with the subdivision final plat." Such agreement(s) shall be fully executed and recorded prior to final plat approval. Sight distance will not be an issue for the extension of Lukar Ct. There appear to be locations along Fern St where an access could be constructed with adequate sight distance. Upon completion of the public street improvements, the applicant's engineer shall submit a final sight distance certification of street and access connections to streets to City engineering staff for approval prior to final approval of these planning actions. A comment was received saying that sight distance issues exist at the intersection of Lukar Ct with Ascension Dr due to parked vehicles along Ascension. Staff looked for, but did not observe these sight distance issues during site visits. If sight distance issues do become a problem,it is within the City Engineer's authority to establish no parking zones where necessary for safety. Section 18.7O5.O3O.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 intersection. The minimum driveway setback from a collector or arterial street intersection shall be15O 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. This code section refers to driveways or streets that directly access collector or arterial streets. SW Lukar is a neighborhood street. This standard does not apply. Section 18.7O5.O3O.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. This code section refers to driveways or streets that directly access collector or arterial streets. SW Lukar is a neighborhood street. This standard does not apply. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. This code section refers to driveways or streets that directly access collector or arterial streets. SW Lukar is a neighborhood street. This standard does not apply. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed subdivision is for detached single-family homes. Therefore, this standard does not apply. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The width of driveways serving individual lots will be reviewed at the time of building permit application. This standard can be met. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; NO'ITCE OF DECISION PAGE 10 OF 24 SUB2013-00001-LUKAR SUBDIVISION No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; The driveways serving individual lots will be reviewed at the time of building permit application. Based on the proposed Site Plan (Sheet P300), compliance with this standard is feasible. This standard is met. Section 18.705.030.I.4 states that Access Drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. On page 15 of the narrative, the applicant states that, "the configuration of Tract A and the driveway access for the storm water management facility (Tract B), together with the street-sweeper cul-de-sac bulb, is dimensionally equivalent to a hammerhead configuration pursuant to subparagraph b. The cul-de-sac bulb and driveways are nearly flat, sloped enough to achieve positive drainage toward the storm water management facility (with a cross slope much less than five percent). John Wolfe, Deputy Fire Marshall, in an email on June 27, 2013, responded to the applicant's revised design for a hammerhead turn around stating that "As long as the proposed hammerhead turn around meets the dimensional requirements, is easily distinguishable, is an all-weather surface and is posted "No Parking" all in accordance with TVFR access requirements [pointed out below for your convenience,] then this option will be acceptable." Therefore, the applicant has been conditioned to provide approval from TVFR for acceptable fire apparatus access. FINDING: Based on the analysis above, the Access, Egress and Circulation standards are met or have been conditioned to be met. Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. The applicant's narrative included the following density computations: Lukar Ridge Residential Density Calculations Buildable Land Area Gross Area(SF) 54,226 Subtractions 1. Sensitive Land Areas 0 2.Park Dedications 0 3.Public Rights-of-Way(actual) -4,819 4.Private Street(Tract A) -1,929 5.Area for Existing House(n/a) 0 Subtotal:Subtractions -6,748 Net Buildable Land Area 47,478 Maximum Residential Units Calculation Net Buildable Land Area 47,478 (divide by)Minimum Lot Area in R- 5,000 7 Zone Maximum Residential Units 9.496 Minimum Residential Units Calculation Maximum Number of Units 9.496 Allowed (multiply by)0.8 80% NOTICE OF DECISION PAGE 11 OF 24 SUB2013-00001-LUKAR SUBDIVISION Minimum Residential Units 7.596 Buildable Area Allocation(SF) 47,478 Lot 1 7,373 Lot 2 9,347 Lot 3 6,044 Lot 4 5,461 Lot 5 5,244 Lot 6 10,439 Water Quality Facility(Tract B) 3,570 FINDING: According to the applicant's narrative and computation above, the minimum number of lots is 7, based on 80% of the maximum number of units (9 units x .80 = 7). The applicant has proposed 6 lots in this subdivision, and supported the reduction in minimum lots with a request for an adjustment. Staff reviewed the requested adjustment in the Adjustments Section of the decision, above, and concluded that, due to site constraints, a one-lot reduction could be granted. With the approved adjustment, the Density Computations and Limitations standards are met. Environmental Performance Standards (18.725): This chapter requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: noise, visible emissions,vibration, odors, glare and heat, and insects and rodents: Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. Visible Emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: This is a detached single-family residential project,which is permitted within the R-7 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. The Environmental Performance standards are met. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.040 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. The applicant states that street tree plantings will be included as part of the construction of street improvements NOTICE OF DECISION PAGE 12 OF 24 SUB2013-00001—LUKAR SUBDIVISION along the SW Fern Street frontage and the cul-de-sac bulb terminus of SW Lukar Court. A condition of approval has been imposed to ensure that this standard will be met. Section 18.745.050 contains the provisions and requirements for buffering and screening. All of the properties surrounding the subject property are in use as detached single-family residence sites. According to Table 18.745.1, no buffering/screening is required where both the abutting existing and proposed uses are the same (in this instance, "Detached Single Units"). Therefore, these provisions are not applicable. FINDING: The proposed development has been conditioned to meet the applicable landscaping and screening standards. The requirement for street trees will be met by construction drawings showing street trees to city standards as part of the applicant's PFI permit. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family attached residences be provided with the same number of required off-street parking spaces as a Multi-family dwelling. Multi-family dwelling parking requirements are based on the number of bedrooms and require up to 1.75 parking spaces for each three- bedroom dwelling unit. 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. Signs (18.780) Chapter 18.780 regulates the placement, number and design criteria for signage. FINDING: No signs are proposed in conjunction with this development. Any future signage will be subject to the sign permit requirements in Chapter 18.780. In the past, there has been a proliferation of sign violations from new subdivisions. In accordance with adminstrative policy adopted by the Director's Designee, all new subdivisions must enter into a sign compliance agreement to facilitate a more expeditious court process for citations. To expedite enforcement of sign violations, a sign compliance agreement will be required. CONDITION: Prior to the issuance of building permits, the developer shall sign a copy of the City's sign compliance agreement. Tree Removal (18.790): 18.790.030,Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has retained a professional consulting arborist to evaluate existing trees on the property and make recommendations for tree retention and replanting (Application, Exhibit L). The Existing Conditions Plan (Sheet P200) includes the locations and generalized types and trunk sizes for on-site existing trees. The applicant's narrative claims the Grading Plan (Sheet P400) identifies trees to be retained during construction and the locations for placement of protective fencing. However, the plan does not identify these. The applicant's narrative also claims that a proposed Tree Planting Plan (Sheet P600) is based on the arborist's recommendations for planting of trees within the property following mass grading and construction of utilities and roads. However, there is no Sheet P600 in the application and the arborist report does not address planting of trees. Two large, existing Douglas fir trees will be protected during construction so they can be retained on the site: #10506, is 42" Diameter at Breast Height (DBH), and is located near the east property boundary and SW Fern Street right-of-way, will be protected by a retaining wall so it can become a key feature of the rear yard landscaping of Lot 3; and NOTICE OF DECISION PAGE 13 OF 24 SUB2013-00001-LUKAR SUBDIVISION #10189, is 18" DBH and is located near the western property boundary about 100 feet north of SW Fern Street, which will be in the rear of Lot 6. Based on the arborist's calculations (Exhibit L), the proposed Tree Plan is consistent with Subsection B.2.b, requiring mitigation equivalent to 109 DBH inches. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; This requirement has been met with the arborist report and the Existing Conditions Plan (Sheet P200). 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. This requirement has been met with the arborist report which calculates a cash assurance of $13,625 (109 caliper inches x $125/caliper inch) as a fee in-lieu of mitigation tree planting. 3. Identification of all trees which are proposed to be removed; This requirement has been met with the arborist report, but is not shown on a Tree Removal and Protection Plan. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The arborist report details methods for tree protection. However, tree protection measures have not been shown on a Tree Removal and Protection Plan. A condition of approval requiring the applicant to submit a Tree Removal and Protection Plan will ensure that this standard is met. FINDING: As shown in the analysis above, not all of the applicable provisions of the tree removal chapter have been met. To ensure compliance with these provisions, the following conditions are imposed. CONDITIONS: • The applicant shall submit a Tree Removal and Protection Plan. • The applicant shall position fencing as directed by the project arborist. The applicant shall allow access by the City for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City before proposed work can proceed within a tree protection zone. The City may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and NOTICE OF DECISION PAGE 14 OF 24 SUB2013-00001-I,UKAR SUBDIVISION submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (I PZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long- term health and stability of the tree(s). If the reports are not submitted to the City at the scheduled intervals, and if it appears the IPZs or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City and the Project Arborist. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City. • Prior to site work, the applicant shall submit a cash assurance of$13,625 (109 caliper inches x $125/caliper inch) as a fee in lieu of mitigation tree planting. If mitigation trees are planted, then a corresponding credit may be requested. Any trees successfully planted and maintained in accordance with the approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted. After the trees are planted, the project arborist shall submit a letter to the City to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Failure to plant and provide documentation of mitigation tree planting by the project arborist within 6 months of certificate of occupancy issuance shall result in the forfeiture of the cash assurance to the city's Urban Forestry Fund. Vision Clearance (18.795): Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. FINDING: The street plan for the proposed development is an extension of an existing street (SW Lukar Court) that terminates in a cul-de-sac turnaround. There are no intersections that would require a vision clearance with an intersecting 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. D—STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in NOTICE OF DECISION PAGE 15 OF 24 SUB2013-00001-LUKAR SUBDIVISION 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 18.810.030E requires a Neighborhood Route to have at least a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to Fern Street, which is classified as a Neighborhood Route in the Tigard Transportation System Plan. At present, there is approximately 25 feet of right-of-way from the centerline, according to the most recent tax assessor's map. The applicant shall dedicate additional right-of-way to provide 27 feet from centerline on Fern Street on the final plat. Section 18.810E shows the requirements for Neighborhood Routes (including Fern Street) as a 32-foot wide street with 5-foot wide sidewalks and 5-foot wide planter strips (including street trees) behind the curb within a 54-foot right-of- way. The applicant shall provide a half-street improvement of Fern Street along their frontage to a 16-foot paved half- width with pavement tapers on each end, plus a curb, 5-foot wide planter strip (with street trees) and 5-foot wide sidewalk,all constructed in accordance with applicable Tigard codes and industry best practices. 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. Existing development of adjacent properties precludes new street alignments and connections. This standard is met. Street Alignment and Connections: Section 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. Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards, making a street connection to Fern St difficult. Therefore,Lukar Ct is not required to be connected to Fern St. This standard is met. Section 18.810.030.H.2 states that 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 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. NOTICE OF DECISION PAGE 16 OF 24 SUB2013-00001-LUKAR SUBDIVISION Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards,making a street connection to Fern St difficult. Therefore,Lukar Ct is not required to be connected to Fern St. 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 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. Lukar Court is a stub street that was provided by development to the west for access to this site. Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards, making a street connection to Fern St. difficult. Lukar Ct is proposed as a cul-de-sac that would be approximately 210 feet in length, which slightly exceeds the standard of 200 feet. However, this is the shortest length that could be constructed without disturbing existing developed properties to the west. The applicant has applied for an adjustment for the 210-foot length as discussed above. The proposed size of the Lukar Ct cul-de-sac bulb is smaller than the standards in TDC 18.810.030E. Lukar Ct shall be constructed as a cul-de-sac with dimensions in accordance with city standards including curb, sidewalk, drainage, and planted areas in accordance with TDC 18.810.030E as determined by the City Engineer. 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. The existing grades along Fern Street are less than 12%. No grade changes are proposed to Fern Street. The proposed grades of Lukar Ct are less than 12%. 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. Page 11 of the application states "This application requests approval for access by way of a private street, Tract A, to be shared by Lots 2, 3, and 4. Maintenance and repair responsibilities for Tract A will be the subject of a maintenance agreement among the owners of those Lots, to be recorded in conjunction with the subdivision final plat." The applicant shall obtain the City Engineer's approval of this agreement prior to their execution, and this agreement shall be fully executed and recorded prior to final plat approval. The City's public improvement design standards require private streets and shared accesses to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for NOTICE OF DECISION PAGE 17 OF 24 SUB2013-0000i-LUKAR SUBDIVISION 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 2,000 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. Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards, making a street connection to Fern St difficult. Future development to the east will be • anticipated to connect Walnut Ln to Fern St, which would provide a block length that would meet these requirements. This standard is met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of- ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards, making a connection to Fern St difficult. Therefore, this standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. This proposed development includes construction of sidewalk along the development side of Fern Street and along both sides of Lukar Ct. The sidewalks shown on the plans would meet this standard. 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. FINDING: Proposed Lot 2 is 68 feet wide by 240 feet deep,which is greater than 2.5 times the lot width (170 feet). The minimum lot size of the R-7 zoning district is 5,000 square feet. The proposed Lot 2 (9,347 square feet) exceeds 1.5 times the minimum lot size (7,500 sf.). Therefore,this standard is not met for Lot 2. CONDITION: Prior to site work the applicant shall submit a revised Site Plan demonstrating compliance with the lot size and shape standards (Section 18.810.060.A.2). Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All of the proposed lots have at least 25 feet of frontage onto a public or private street. This standard is met. 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 NOTICE OF DECISION PAGE 18 OF 24 SUB2013-00001-LUKAR SUBDIVISION 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. Page 42 of the application states: "An existing sanitary sewer line on the west line of the property and within SW Lukar Court will be extended easterly into the project site, and service laterals will be provided to each lot. There is adequate depth of service for each lot for gravity service." Connection fees shall be paid for each sanitary sewer connection. It appears the proposal will meet this standard. Storm Drainage: General Provisions: Section 18.810.100.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. It appears this standard can be met. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans show a water quality tract that may be used to provide detention. 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. It appears that this standard can be met. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight NOTICE OF DECISION PAGE 19 OF 24 SUB2013-00001-LUKAR SUBDIVISION feet. Bike lanes are not included for SW Fern on the city's adopted pedestrian/bikeway plan. This standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; e The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Fern Street. These utilities shall be relocated underground as part of this development. Lukar Ct shall be constructed with underground utilities. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH 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: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall obtain approval from TVWD of all aspects of the proposed development prior to issuance of the PFI permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed 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. NOTICE OF DECISION PAGE 20 OF 24 SUB2013-00001-LUKAR SUBDIVISION Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Approval of these facilities and maintenance plans must be obtained prior to issuance of the PFI permit. Approval of all constructed facilities must be obtained prior to plat approval. 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. 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. 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 [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 the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). E—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 ystems, 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 has submitted an impact study (Application, Exhibit F) addressing the required elements above. As shown in the applicant's Site Plan (Sheet P300) and narrative, the applicant specifically concurs with the required real NOTICE OF DECISION PAGE 21 OF 24 SUB2013-00001-LUKAR SUBDIVISION property right-of-way dedications for SW Greenburg Road. The internal street within the subdivision is needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal street is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. Therefore, no proportionality analysis is needed for the internal street improvements, and they are not factored into the mitigated costs for the City's transportation system. External street improvements are required to offset the general contribution of traffic impacts (vehicular, pedestrian, etc.) generated from the development and to systematically bring substandard systems into conformance. These half-street frontage improvements are required to be roughly proportional to the impacts resulting from development of the property. ROUGH PROPORTIONALITY ANALYSIS The Transportation Development Tax (1'DT) 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, 1'DTs are expected to recapture approximately 23.0 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 be required to pay TDTs of approximately $33,325 ($6,665 x 5 single-family dwelling units). Based on the estimate that total 1'DT fees cover 23.0 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $144,891 ($33,325 - 0.23). The difference between the 1'DT paid and the full impact,is considered as unmitigated impact. Estimate of Unmitigated Impacts Full Impact TDT- 0.233= $144,891 Less TDT Assessment 5 lots x$6,665/lot= $33,325 Less ROW value 400 s.f. x$3/s.f.= $1,200 Less 1/2 street improvement value 2001.f. x$200/l.f.= $40,000 Estimated Value of Remaining Unmitigated Impacts $70,366 FINDING: Using the above cost factors, it can be determined that the value of the remaining unmitigated impacts exceeds the costs of the conditions imposed and, therefore, the conditions are roughly proportional and justified. SECTION VII. OTHER STAFF COMMENTS The City Police Department reviewed the proposal and had no objections to it. The City Public Works Department (Contact Brian Rager, 503-718-2471) provided the following comment for future reference during the construction plan review stage: Regarding the water connection (Note 14 on sheet P500), the developer will need a way to keep the existing customers west of the new subdivision in water while they put in the new line. There are a couple of options: 1. Install a new, permanent main line valve (which can isolate the new section until they get it inspected/tested); or 2. Install a temporary main line valve (to accomplish the same thing) but remove it after testing. The City Development Review Engineer (Contact Mike McCarthy, 503-718-2462) has reviewed the proposal and provided comment in a Memorandum dated July 25, 2013, 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. NOTICE OF DECISION PAGE 22 OF 24 SUB2013-00001-LUKAR SUBDIVISION SECTION VIII. AGENCY COMMENTS Beaverton School District (Jennifer Garland, 503-591-4319) commented in a Service Provider Statement dated June 4, 2013, that the proposed development will have "no student impact" on the Beaverton School District. However, the district is concerned with the safety of its students as they travel to and from school, whether as pedestrians or by vehicular transportation. The District has evaluated the development application from a safety and transportation standpoint and has the following comments: "The district requests that the developer provide sidewalks within the subdivision and linkages that will provide safe student pedestrian access to schools and school bus stops." The Tigard Development Code requires sidewalks within subdivisions and linkages under certain circumstances per TDC18.810.070.B. Engineering and planning staff reviewed the sidewalk infrastructure in the vicinity of the subject property and determined that existing sidewalks and sidewalks required for the development on SW Lukar Ct and Fern Street will provide adequate safe passage for students with the parameters of 1'DC18.810.070.B. Tualatin Valley Water District (Ryan Smith, 503-848-3057) reviewed the proposal and had no objections to it. They state they will require plan review prior to developing water service. Frontier Communication Northwest, Inc. (503-643-0371) reviewed the proposal and found no major issues but requested the developer contact Frontier before wrecking out aerial poles on the property so that Frontier can create a conduit plan for the site. Clean Water Services (Jackie Sue Humphreys, 503-681-3600) has reviewed this proposal and issued a letter dated June 12, 2013 (Application, Exhibit K) stating conditions to be met prior to any work on the site and plat recording, including review and approval of final construction plans and drainage calculations. In addition, a Sensitive Area Pre-Screening Site Assessment (File No. 12-002803) finds that no sensitive areas appear to exist on site or within 200' of the site. Tualatin Valley Fire and Rescue Gohn Wolfe, 503-259-1504) has reviewed the proposal and offered comments in a June 11, 2013 letter, which, in part, states that "The cul-de-sac bulb shown does not meet the minimum acceptable turn around requirements." In a subsequent email on June 27, 2013, Mr. Wolfe, responded to the applicant's revised design for a hammerhead stating that "As long as the proposed hammerhead turn around meets the dimensional requirements, is easily distinguishable, is an all-weather surface and is posted "No Parking" all in accordance with TVFR access requirements pointed out below for your convenience, then this option will be acceptable." Therefore, the applicant has been conditioned to provide approval from TVFR for acceptable fire apparatus access. Attachments: The City of Tigard Development Review Engineer Memo, dated July 25, 2013 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JULY 30,2013 AND EFFECTIVE ON AUGUST 14, 2013 UNLESS AN APPEAL IS FILED. Areal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community NOTICE OF DECISION PAGE 23 OF 24 SUB2013-00001-LUKAR SUBDIVISION Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rues of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON AUGUST 13, 2013. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171. G July 30, 2013 PREPARED BY64-52-4_ e(--: ary agenstecher DATE Asso late Planner </1/;; --- –.-- // ./ %��—� –.-- July30, 2013 �� APPROVED I Y: Tom McGuire DATE Assistant Community Development Director NOTICE OF DECISION PAGE 24 OF 24 SUB2013-00001-I,UKAR SUBDIVISION • A UI 1 — N69-2'4]E 169 ' . 6 • 7 NB92149EJin T N69Z149' OD' 911 --7 I Ing ... la H,0 0! rl 1 to 1 Ep.1 -TRACT to J.nO ss 8I ml CONSTRUCTION KEYNOTES L LOT 1 2 LOT 2 1, ® ,313 3 21 ]SR �1 0 INSTALL A WIDE CONCRETE SIDEWALK. 18 m I 8I m1 0 INSTALL STANDARD NRB A GUTTER \ A Ili Q J ASPHALT TAPER. 8I 0 S.WIDE ASPHALT PATH. - '�"��.- , 1 1 INSTALL zz'COMMERCIAL DRIVEwA7. L.L^I ,Z I •A O ^' \ I 1 ©INSLALL 26'RESIDENTIAL DRIVEWAY. ,1 © s 0 DUSTING FRANCHISE ODL,DEB TO BE RELOCATE V �/'a. O P. \ I qE O INSTALL MOUNTABLE NRB k GUTTER. Q .. 4(.' % CB INSTALL A WOE CONCRETE SIDEWALK. P31' Nt1O959- bD09 ...------'-'-'.7.....-..."...',.....;..'"..''''. !, KARz3 ` p �/TNB/ 1. Ii6DD' --�4 6 fi -.� ..Q / TRACT I 32 90' 0 Q COURT. L..sE p .'1I 446-zs� - a -___ ©' VO �•u____w ns9_• O Sg ,,16.00. I`` i i ffiFLIIFST��—— x5m' 0, N . 1_%mi s _ 1 _ Ind 1 �� 1 N 1 �gl� 81 $ • I , LOT 5 'I LOT WI LOT s3E 8I,`--- ;- zIa 5.144 S WI Sr 81 e1 8 8I 8I 1 1 O J N6v]1.lYWMs�i]'-- — 3.1 31 P/L P/L e+3'd'Y 2B CN 639'32'17'W 21 L2 I 11 LOT 6 ✓.I' to.t]9 Y 4 BOw DD&C4lCN' % -- NTABLE CURB 'a"." amp IA A GUTTER WV E. 1. 21 cN 'o O • � TRACT NOT,D SCALE A'PRIVATE STREET SECTa` __PA ' ;© - • N -I CO 3323'17' ` -1 CN.. 6'25'E 191.79 a PRELIMINARY�PLAN ��P300sn '108 NO.2312-04 9 8 VICINITY MAP -- SUB2013-00001 I R-12 (PD) NOR TH V I E W DR se � VAR2013 00002 1. VAR2013-00006 AO Lukar Ridge Subdivision I--- 1 - v WALNUT LN w Subject Site o p- 12 • F te,INN 0111111111111111110 1 eif_ C 011mw LUKAR s moi ' 9 dy �� Inform anon on this map Is for general Iocanon only and should be verified with the Development Services Division. Approx.Scale 1:2,000-1 in=16/tl Map panted at 10:55 AM on 29-May-13 i. I NIn I:,C,E1.1vEI.I R,4MMUL TIRtE SOIIRCES Nil lITYC TIGARC O MMES NO WARRANT r.REPRESENTATI N OR GUARANTEE AS TO THE cO.NTENT,ACCURACY T MEL NESS OR COMFCE-ENESS Cf ANY OF THE DATArRGVIDED-E RE M THE R Y)F TMGMDSHALLASSUME NO "kt:.:4,.#, / ,,dopt t , Rw U vBEn Y FCR ANY ERRORS. REGRds OR FHCURAGES IN THE ',// � ,}j MFORNATION FROVCEDREGMOUESS OF HOWCAUSED roir z City of Tigard l DM Feet 111-- TI 'T.ad OR925 SVV I7223 0 2E 0 IM 503 639-4171 e WW tigard-or.gov TIGARD City of Tigard TIGARD Memorandum To: Gary Pagenstecher, Associate Planner From: Mike McCarthy, Senior Project Engineer Re: SUB 2013-01 and VAR 2013-02; Lukar Ridge Subdivision, 14235 SW Fern St Date: July 25, 2013 Access Management (Section 18.705.030.H) 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. Page 11 of the application states "This application requests approval for access by way of a private street, Tract A, to be shared by Lots 2, 3, and 4. Maintenance and repair responsibilities for Tract A will be the subject of a maintenance agreement among the owners of those Lots, to be recorded in conjunction with the subdivision final plat." Such agreement(s) shall be fully executed and recorded prior to final plat approval. Sight distance will not be an issue for the extension of Lukar Ct. There appear to be locations along Fern St where an access could be constructed with adequate sight distance. Upon completion of the public street improvements, the applicant's engineer shall submit a final sight distance certification of street and access connections to streets to City engineering staff for approval prior to final approval of these planning actions. A comment was received saying that sight distance issues exist at the intersection of Lukar Ct with Ascension Dr due to parked vehicles along Ascension. Staff looked for, but did not observe these sight distance issues during site visits. If sight distance issues do become a problem, it is within the City Engineer's authority to establish no parking zones where necessary for safety. 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 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. No accesses are proposed in or near the influence area of a Collector or Arterial. This criterion 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. No new driveways or street connections are proposed to Arterials or Collectors. This criterion is met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030E requires a Neighborhood Route to have at least a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to Fern Street, which is classified as a Neighborhood Route in the Tigard Transportation System Plan. At present, there is approximately 25 feet of right-of- way from the centerline, according to the most recent tax assessor's map. The applicant shall dedicate additional right-of-way to provide 27 feet from centerline on Fern Street on the final plat. Section 18.810E shows the requirements for Neighborhood Routes (including Fern Street) as a 32-foot wide street with 5-foot wide sidewalks and 5 foot wide planter strips (including street trees) behind the curb within a 54-foot right-of-way. The applicant shall provide a half-street improvement of Fern Street along their frontage to a 16-foot paved half-width with pavement tapers on each end, plus a curb, 5-foot wide planter strip (with street trees) and 5-foot wide sidewalk, all constructed in accordance with applicable Tigard codes and industry best practices. 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. Existing development of adjacent properties precludes new street alignments and connections. Street Alignment and Connections: Section 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. Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards, making a street connection to Fern St difficult. Therefore, Lukar Ct is not required to be connected to Fern St. This criterion is met. Section 18.810.030.H.2 states that 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 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. Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards, making a street connection to Fern St difficult. Therefore, Lukar Ct is not required to be connected to Fern St. This criterion is met. Culs-de-sacs: Section 18.810.030L states that a cul-de-sac may be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall be used only when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation. Lukar Court is a stub street that was provided by development to the west for access to this site. Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards, making a street connection to Fern St difficult. Lukar Ct is proposed as a cul-de-sac that would be approximately 210 feet in length, which slightly exceeds the standard of 200 feet. However, this is the shortest length that could be constructed without disturbing existing developed properties to the west. For these reasons, this configuration can be allowed in this case. The proposed size of the Lukar Ct cul-de-sac bulb is smaller than the standards in TDC 18.810.030E. Lukar Ct shall be constructed as a cul-de-sac with dimensions in accordance with city standards including curb, sidewalk, drainage, and planted areas in accordance with TDC 18.810.030E as determined by the City Engineer. 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. The existing grades along Fern Street are less than 12%. No grade changes are proposed to Fern Street. The proposed grades of Lukar Ct are less than 12%. This criterion is met. 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. The proposal does not include access to an Arterial or Major Collector. 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. Page 11 of the application states "This application requests approval for access by way of a private street, Tract A, to be shared by Lots 2, 3, and 4. Maintenance and repair responsibilities for Tract A will be the subject of a maintenance agreement among the owners of those Lots, to be recorded in conjunction with the subdivision final plat." The applicant shall obtain the City Engineer's approval of this agreement prior to their execution, and this agreement shall be fully executed and recorded prior to final plat approval. The City's public improvement design standards require private streets and shared accesses to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000 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. Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards, making a street connection to Fern St difficult. Future development to the east will be anticipated to connect Walnut Ln to Fern St, which would provide a block length that would meet these requirements. This criterion is met. Section 18.810.040.6.2 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. Existing development on the west, north, and east precludes additional street connections in those directions. The existing ground slopes downward from Fern Street to the northwest at about a 15% grade, which would exceed street grade standards, making a connection to Fern St difficult. 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. This proposed development includes construction of sidewalk along the development side of Fern Street and along both sides of Lukar Ct. The sidewalks shown on the plans would meet this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Page 42 of the application states: "An existing sanitary sewer line on the west line of the property and within SW Lukar Court will be extended easterly into the project site, and service laterals will be provided to each lot. There is adequate depth of service for each lot for gravity service." Connection fees shall be paid for each sanitary sewer connection. It appears the proposal will meet this criterion. Storm Drainage: General Provisions: Section 18.810.100.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. It appears this criterion can be met. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2007 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans show a water quality tract that may be used to provide detention. 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. It appears that this criterion can be met. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: . • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Fern Street. These utilities shall be relocated underground as part of this development. Lukar Ct shall be constructed with underground utilities. 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: Tualatin Valley Water District (TVWD) provides service in this area. The applicant shall obtain approval from TVWD of all aspects of the proposed development prior to issuance of the PFI permit. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on- site water quality facilities. The facilities shall be designed 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. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Approval of these facilities and maintenance plans must be obtained prior to issuance of the PFI permit. Approval of all constructed facilities must be obtained prior to plat approval. 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. 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. 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 [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 the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem@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. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public 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.qov). 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 assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project document Prior to issuance of permits, the applicant shall provide a sight distance certification letter for the sight distance at all proposed site accesses. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The applicant shall provide approval from TVF&R for access and hydrant placement prior to issuance of the PFI Permit. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF CONTACT: Paul Izatt, Public Works). A profile of SW Fern Street shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing public sanitary sewer system. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. The applicant shall provide on-site water quality and detention facilities as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Mike McCarthy) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. 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)." The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act if necessary. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Mike McCarthy, 503-718-2462 or mikem@tigard-or.gov) for review and approval: The applicant shall dedicate additional ROW to provide 27 feet from centerline on Fern Street and full right-of-way for Lukar Ct in accordance with city standards (as determined by the City Engineer) on the final plat. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, which indicate that they will construct a half-street improvement along the frontage of SW Fern Street, complete Lukar Ct, and construct the site in accordance with their proposal and all conditions and findings contained in this decision. The public street improvements for this , project shall include half-street improvements along Fern Street in accordance with City standards for a Neighborhood Route street including the following and all other aspects of a standard city street in accordance with the TDC as determined by the City Engineer: A. 16 feet from centerline to curb. B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk; • F. 5-foot planter strip exclusive of curb; G. street trees in the planter strip spaced per TDC requirements; H. streetlights, in a layout approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway aprons; and L. adjustments in vertical and/or horizontal alignment if necessary to construct SW Fern Street in a safe manner, as approved by the Engineering Department. Lukar Ct shall be constructed as a cul-de-sac with dimensions in accordance with city standards including curb, sidewalk, drainage, street lights, planted areas, and all other aspects of a standard city street in accordance with the TDC as determined by the City Engineer. Page 11 of the application states "This application requests approval for access by way of a private street, Tract A, to be shared by Lots 2, 3, and 4. Maintenance and repair responsibilities for Tract A will be the subject of a maintenance agreement among the owners of those Lots, to be recorded in conjunction with the subdivision final plat." Such agreement(s) shall be fully executed and recorded prior to final plat approval. The applicant shall design the storm drainage system to accommodate all runoff from the site and 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. The applicant's plans show a water quality tract that may be used to provide detention. 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. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. Approval of these facilities and maintenance plans must be obtained prior to issuance of the PFI permit. Approval of all constructed facilities must be obtained prior to plat approval. Vit, y�»ai, (%1H ' © www.tvfr.com • Tualatin Valley Fire & Rescue December 11, 2012 Kurt Dalbey Mission Homes PO Box 1689 Lake Oswego, OR 97035 Re: Fren St Sub - Division • Dear Kurt, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply, please contact the local water purveyor for information surrounding water meter sizing. 2) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. (OFC D105) 3) REMOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. (OFC D104.3) 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. (OFC 503.2.1 & D103.1) 5) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. (OFC D103.1) 6) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 7401 SW Washo Court 12400 SW Tonquin Road Aloha,Oregon 97007-1042 11945 SW 70`h Avenue Tualatin,Oregon 97062-8350 Sherwood,Oregon 97140-9734 503-259-1400 Tigard,Oregon 97223-9196 503-259-1500 503-259-1600 503-649-8577 www.tvfr.com Tualatin Valley Fire & Rescue level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 7) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) 8) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. (OFC 503.3) 9) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (OFC 503.2.7 & D103.2) 10) GATES: Gates securing fire apparatus roads shall comply with all of the following: Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. Gates serving one-or two-family dwellings shall be a minimum of 12 feet in width. Gates shall be set back at minimum of 30 feet from the intersecting roadway. Gates shall be of the swinging or sliding type. Manual operation shall be capable by one person. Electric automatic gates shall be equipped with a means for operation by fire department personnel. Locking devices shall be approved. Electric automatic gates shall comply with ASTM 220-5 and UL 325. (OFC D103.6) 11) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (OFC 8105.2) Prior to issuance of a building permit,provide evidence of a current fire flow test of the nearest fire hydrant demonstrating available flow at 20 PSI residual pressure. 12) FIRE HYDRANTS —ONE-AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) 13) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. 14) PRIVATE FIRE HYDRANTS: To distinguish private fire hydrants from public fire hydrants, private fire hydrants shall be painted red. (OFC 507.2.1, NFPA 24 & 291) Page 12 www.tvfr.com fi Tualatin Valley Fire & Rescue 15) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (OFC C102.1) 16) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (OFC 510.1) 17) PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6) 18) CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) 19) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDCs shall be located on the same side of the fire apparatus access roadway and or drive aisle. FDCs shall normally be remote except when approved by the fire code official. Fire sprinkler FDCs shall be plumbed to the fire sprinkler riser downstream of all control valves. Each FDC shall be equipped with a metal sign with 1 inch raised letters and shall read, "AUTOMATIC SPRINKLERS OR STANDPIPES" or a combination there of as applicable. (OFC 912.2) 20) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 1410.1 & 1412.1) 21) KNOX BOX: A Knox Box for building access is required for this building. Please contact the Fire Marshal's Office for an order form and instructions regarding installation and placement. (OFC 506.1) 22) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a '/z inch stroke. (OFC 505.1) 23) FIRE DEPARTMENT ACCESS TO EQUIPMENT: Fire protection equipment shall be identified in an approved manner. Rooms containing controls for HVAC, fire sprinklers risers and valves or other fire detection, suppression or control features shall be identified with approved signs. (OFC 509.1) 24) ANGLE OF APPROACH AND DEPARTURE: The angles of approach and departure for fire apparatus roads shall not exceed 8 Degrees. (OFC 503.2.8, NFPA 1901) If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, i.e271,/i John Wolff Deputy Fire Marshal Copy: City of Tigard TVFR File Lee Leighton Page 13 REQUEST FOR COMMENTS 1 1NCIT■ Y OF TIGARD REQUEST FOR COMMENTS IIC,AItI) DATE: May 29,2013 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail:_Garyp@tigard-or.gov SUBDIVISION (SUB) 2013-00001/ VARIANCE (VAR) 2013-00002/6 - LUKAR RIDGE SUBDIVISION - REQUEST: The applicant is requesting Subdivision Review approval for a six lot subdivision of a 1.25-acre property located north of SW Fern Street, east of SW Windsong Court, and extending SW Lukar Court. The applicant has also requested approval for adjustments to the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). LOCATION: 14235 SW Fern Street; Washington County Tax Map 2S104BC, Tax Lot 06200. ZONE: R-7: Medium- Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single- family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745,18.765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY JUNE 13, 2013. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. — _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting CITY OF TIGARD REQUEST FOR CL ANTS /0 G rl i' NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: S1- 3 )b/3 - I V,1<20/3- z-- FILE NAME: 1.2kl ' / //)66-'-.C14 . ;- f : ;:4 .. : ,r.�.aa . '-CITYOfflCES' 1 .., :j-, X C.D.ADMINISTRATION/Kenny Asher,CD Director _DEVELOPMENT SERVICES/ /Arborist �C C.D.ADMINISTRATION/Tom McGuire,Asst.CD Director _BUILDING DIVISION/Mark VanDomelen,Building Official _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder POLICE DEPARTMENT/Jim Wolf,Crime Prevention Officer _PLANNING COMMISSION(+12 sets) DEVELOPMENT SERVICES/Planning-Engineering Techs. PUBLIC WORKS/Brian Rager,Assistant PW Director CITY ATORNEY • y.pEVELOPMENT SERVICES/Development Eng. _PUBLIC WORKS/Karleen Aichele,Engineer Tech 1 x .... .:t..'. ! FILE/REFERENCE(+2rtsets) 2Lt iyi,.� - a '.'2 ,.? ,r Afll 1 r @PECIIRLLISTRICTS' nY, ` f •,,xxk'Y (,'9.^rte.. ,I2s TUAL.HILLS PARK&REC.DIST.* TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT*x CLEAN WATER SERVICES+! Planning Manager ��� North Division Administrative Office Development Services Department 15707 SW Walker Road John Wolff,Deputy Fire Marshall 1850 SW 170t Avenue David Schweitzer/SWM Program Beaverton,OR 97006 11945 SW 70th Ave Beaverton,OR 97006 2550 SW Hillsboro Highway Tigard OR 97223-9196 Hillsboro,OR 97123 L0 .r41,44 h�iCr lt,rt M"4 • ,pi t ll 1.i:14,::::, NI: P 411 µ �'1._' C' .:lei",$,:::i h t. 1 i j (/ .� e' . �:a,4 ' ;11,.. 14 #. �,r, .,.,114 ' r,4LOC NDFSTATE RISDICTIOn$ x.-1u °. . kYt, CITY OF BEAVERTON* _ CITY OF TUALATIN* _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS — Planning Manager Planning Manager Elizabeth Ruther,Habitat Biologist Melinda Wood(WLUN Form Required) _ Steven Sparks,Dev.Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING* _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM 41 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 — City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Data Resource Center(ZCA-Adopted) — US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Copperstone,(ZCA-RFC Only) _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps&CWS Letter Only) _ O.Gerald Uba,Ph.D.,(CPA/DCNZOM Mara Ulloa(Comp.Plan Amendments&Measure 37) Routing CENWP-OP-G CITY OF KING CITY* 635 Capitol Street NE,Suite 150 PO Box 2946 — City Manager Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR.DEPT.OF ENERGY(Powertines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N. First Avenue _ CITY OF LAKE OSWEGO* Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 7C Naomi Vogel-Beattie(General App; Lake Oswego,OR 97034 _Brent Curtis(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Assessment&Taxation(ZCA)MS 9 —CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Dona Mateja,Cartography(ZCA)MS 14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. —WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1-DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(WCCCA)"911"(Monopole Towers) Chad Gordon,Assistant District Manager (Notify if ODOT RIR-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,sr.crossing Safety Specialist (Notify if Property Has HD Overtay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 725 Sumner St.NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 'r {'r e t y=lf `_ r. ''UTILITY'PROIIDERS.AND SPECIALAGENCIES • '• '`£ !--_,0,,,'-.4-2.:,,,,,,--.-.1,:-- :1':i rti'4 _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 200 Hawthorne Avenue SE,Suite C320 Salem,OR 97301-5294 —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer COMMISSION(MACC) Gerald Backhaus,see Map for Area contact) (If Project is Within%Mile of a Transit Route) 5424 SE McLoughlin Boulevard Fred Christ(Annexations Only) 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 15201 NW Greenbrier Parkway,C-1 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC NW NATURAL GAS COMPANY XVERIZON iCENTURYLINK / Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. Right-of-Way Manager,OR&SW V Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 8021 SW Capitol Hill Road Portland,OR 97219 • _TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 :.COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev (Seo Map lot Arne Cum. Brian Everyy(npw E o1HaIVN 0,99M 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg.12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * 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). I:\CURPLN\Masters\Request For Comments Notification List.doc (UPDATED Feb 25 2013) (If you update this roster,also update:I:\CURPLN\Masten\Request For Comments Notification Labels.doc)(This document is password protected. Please see Chris or Decr;,en if you need updates. Thank you.) \ S \\ • 41111 CITY OF TIGARD n� REQUEST FOR COMMENTS =T-I=,P:AII DA IE: May 29,2013 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail:_Garyp@tigard-or.gov SUBDIVISION (SUB) 2013-00001/ VARIANCE (VAR) 2013-00002/6 - LUKAR RIDGE SUBDIVISION - REQUEST: The applicant is requesting Subdivision Review approval for a six lot subdivision of a 1.25-acre property located north of SW Fern Street, east of SW Windsong Court, and extending SW Lukar Court. The applicant has also requested approval for adjustments to the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). LOCATION: 14235 SW Fern Street; Washington County Tax Map 2S104BC, Tax Lot 06200. ZONE: R-7: Medium- Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single- family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430,18.510,18.705, 18.715, 18.725, 18.745,18,765, 18.780, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY JUNE'13,`2013. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division,13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. ✓ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting. t h k5r-1. ("\af toofL a 50 3- 5-91 ,ems Illkiwow, 1 13 wean Jennifer R. Garland Facilities Planning Coordinator SCHOOL DISTRICT jennifer_garland@beaverton.k12.or.us creating pathways to the future for all students 16550 SW Merlo Road•Beaverton, OR 97006 503.591.4319 • Fax 503.591.4484 Service Provider Statement Date: June 4, 2013 Proposed Residential Development: Lukar Ridge Subdivision (14235 SW Fern Street, 2S104BC06200) Affected Schools*: Nancy Ryles, Conestoga, Southridge Proposed Number of Dwellings: Projected Number of Students: Single-family 6 Elementary Level 2 Attached Middle School Level 1 Multiple-family High School Level 1 TOTAL 4 *Please note that these may not be the actual schools children from this development will attend, as boundary adjustments may be made subsequent to issuance of this letter. The District has evaluated the proposal for residential development and has projected that the proposed development will produce the following student impact on Beaverton School District: Student Impact: Elementary Level No Impact Middle School Level No Impact High School Level No Impact This analysis is based on the District's data on the capacity, current enrollment, projected student impact of approved yet unbuilt dwellings, and the impact of this request for service with regard to the schools within whose boundaries this proposal is located. Please be aware that this analysis is based on current school boundaries; these boundaries are subject to change. Due to rapid residential growth, the District has ongoing concerns regarding the cumulative impact of residential development on school capacities. The District will continue to monitor population and enrollment forecasts, as well as track all proposed and approved residential developments in order to anticipate significant impact on schools. Please refer to the attached data showing the District's total capacity less the current enrollment, student impact of the currently approved residential dwellings, and the resulting status of capacity. Also, please refer to the definitions of the variables used in this calculation. Page 1 of 3 Student Safety Impacts The District is concerned with the safety of its students as they travel to and from school, whether as pedestrians or by vehicular transportation. The District has evaluated the development application from a safety and transportation standpoint and has the following comments: • The District requests that the developer provide sidewalks within the subdivision and linkages that will provide safe student pedestrian access to schools and school bus stops. Service Statement valid for 90 days d,,,,L) 06 it,q/2,o-k3 Jennifer R. Garland Date Facilities Planning Coordinator "One Goal, One Focus" District Goal for 2010-2015: All students will show continuous progress toward their personal learning goals, developed in collaboration with teachers and parents, and will be prepared for post-secondary education and career success. Page 3 of 3 S CleanWater Services MEMORANDUM Date: June 12, 2013 To: Gary Pagenstecher,Associate Planner, City of Tigard From: Jackie Sue Humphreys,Clean Water Services (the District) Subject: Lukar Ridge Subdivision, SUB 2013-00001, 2S104BC06200 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PLAT RECORDING A Clean Water Services (the District) Storm Water Connection Permit Authorization must be obtained prior to plat approval and recordation. Application for the District's Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering plan submittal), and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.2.b-1. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance,project will require a 1200-CN Erosion Control Permit. c. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 07-20, Section 4.05.5,Table 4-1. Access shall be provided for maintenance of facility per R&O 07-20, Section 4.02.4. e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location,condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org • S f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. • Gary Pagenstecher From: Wolff,John F. <John.Wolff@tvfr.com> Sent: Thursday, June 27, 2013 10:38 AM To: Andy Newbury Cc: Gary Pagenstecher Subject: RE: Lukar Ridge -Tigard Andy, As long as the proposed hammerhead turn around meets the dimensional requirements, is easily distinguishable, is an all-weather surface and is posted "No Parking" all in accordance with TVFR access requirements pointed out below for your convenience, then this option will be acceptable. Please note that utilizing this area as a turnaround may have a significant impact on available parking in the area. John Wolff I Deputy Fire Marshal II Tualatin Valley Fire & Rescue Direct: 503-259-1504 www.tvfr.com Excerpts from our Fire and Life Safety Requirements for Fire Department Access and Water Supplies: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC D102.1) Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. v LVvI\III ci ..J J" I iII ►✓t.. LAHHI V V l.u. NO PARKING SIGNS: Where fire apparatus roadways are not of suffic and 20 feet of unobstructed driving surface, "No Parking" signs shall be and in turnarounds as needed. Roads 26 feet wide or less shall be po: than 26 feet wide to 32 feet wide shall be posted on one side as a fire IE Signs shall read "NO PARKING - FIRE LANE" and shall be installed wit Signs shall be 12 inches wide by 18 inches high and shall have red Lett( D103.6) NO NO NO PARKING PARKING PARKING 18," FIRE LANE FIRE LANE FIRE LANE 12" L= 12," 1 - 12" : From: Andy Newbury [mailto:anewbury@westlakeconsultants.com] Sent: Wednesday, June 26, 2013 12:19 PM To: Wolff, John F. Subject: Lukar Ridge -Tigard Hello John, I received a letter that you wrote to Gary Pagenstecher with the City of Tigard, dated June 11, 2013, for the Lukar Ridge subdivision. In item 1 & 9 of your letter it states that the cul-de-sac doesn't meet the minimum acceptable turn around requirements. For the turn around requirements, we are actually proposing a modified hammerhead. We did this on another subdivision in Tigard a few years back called Gabriel Woods. I've attached a site plan that has the turnaround shown in red. The legs of the hammerhead will utilize commercial driveways installed for water quality maintenance and to access the homes off of Tract 'A'. Would a modified hammerhead be acceptable? Thanks, Andy Andrew Newbury, PE Project Engineer WESTLAKE CONSULTANTS, INC Planning I Engineering I Surveying 2 • 15115 SW Sequoia Pkwy Suite 150 I .igard, OR 97224 P 503.684.0652 IF 503.624.0157 www.westlakeconsuhants.com «Lukar Ridge Fire Truck Turnaround.pdf» ("--401:pk> ,c-D-• 4k0.- ✓zozg S NOTICE: This communication (including any attachments) may contain privileged or confidential information intended for a specific individual and purpose, and is protected by law. If you are not the intended recipient, youshould delete this communication and/or shred the materials and any attachments and are hereby notified that any disclosure, copying or distribution of this communication, or the taking of any action based on it, is strictly prohibited. Thank you. • 3 Aye � .,t t �® www.tvfr.com i, Tualatin Valley Fire & Rescue June 11, 2013 Gary Pagenstecher Associate Planner 13125 SW Hall Blvd Tigard, OR 97223 Re: Lukar Ridge Subdivision Dear Gary, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire& Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1) The cul-de-sac bulb shown does not meet the minimum acceptable turn around requirements. 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (OFC 503.2.5) 3) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply,please contact the local water purveyor for information surrounding water meter sizing. 4) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. (OFC D105) 5) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503.2.) North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 7401 SW Washo Court 12400 SW Tonquin Road Aloha,Oregon 97007-1042 11945 SW 70th Avenue Tualatin,Oregon 97062-8350 Sherwood,Oregon 97140-9734 503-259-1400 Tigard,Oregon 97223-9196 503-259-1500 503-259-1600 503-649-8577 J www.tvfr.com I ` ' Tualatin Valley Fire & Rescue 6) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. (OFC D103.1) 7) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 8) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) 9) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4 & 103.3) Turning radius for cul- de-sac bulb shown does not meet minimum radius requirements. 10) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. (OFC 503.3) 11) SINGLE FAMILY DWELLINGS -REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (OFC B105.2) Prior to issuance of a building permit, provide evidence of a current fire flow test of the nearest fire hydrant demonstrating available flow at 20 PSI residual pressure. 12) FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS &ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) 13) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 14) PRIVATE FIRE HYDRANTS: To distinguish private fire hydrants from public fire hydrants, private fire hydrants shall be painted red. (OFC 507.2.1, NFPA 24 &291) Page 12 www.tvfr.com Tualatin Valley Fire & Rescue 15) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (OFC C102.1) 16) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (OFC 510.1) 17) PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6) 18) CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) 19) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDCs shall be located on the same side of the fire apparatus access roadway and or drive aisle. FDCs shall normally be remote except when approved by the fire code official. Fire sprinkler FDCs shall be plumbed to the fire sprinkler riser downstream of all control valves. Each FDC shall be equipped with a metal sign with 1 inch raised letters and shall read, "AUTOMATIC SPRINKLERS OR STANDPIPES" or a combination there of as applicable. (OFC 912.2) 20) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 1410.1 & 1412.1) 21) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a '/2 inch stroke. (OFC 505.1) 22) ANGLE OF APPROACH AND DEPARTURE: The angles of approach and departure for fire apparatus roads shall not exceed 8 Degrees. (OFC 503.2.8, NFPA 1901) ADDITIONAL COMMENTS: 23) If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, 1-114/i f(167, John Wolff Deputy Fire Marshal Copy: TVFR File Page 13 Gary Pagenstecher From: Brian Rager Sent: Wednesday,June 12, 2013 1:03 PM To: Gary Pagenstecher Cc: Mike McCarthy; Greg Berry; Sam Morrison; Aaron Beattie Subject: SUB 2013-00001, Lukar Ridge Subdivision Gary, Our staff reviewed the application materials and we have one comment, but it is more design related than land use. I will mention it here, and am copying Mike and Greg as well so they can note it for future reference when we get to construction plan review stage. Regarding the water connection (Note 14 on sheet P500), the developer will need a way to keep the existing customers west of the new subdivision in water while they put in the new line. There are a couple of options: 1. Install a new, permanent main line valve (which can isolate the new section until they get it inspected/tested); or 2. Install a temporary main line valve (to accomplish the same thing) but remove it after testing. Thanks, Brian Rager Assistant Public Works Director City of Tigard I Public Works Department 503-718-2471 brianr@tigard-or.gov DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." : IIP I CITY OF TIGARD REQUEST FOR COMMENTS TIGARD DATE: May 29.2013 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher.Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail:Garyp@tigard-or.gov SUBDIVISION (SUB) 2013-00001/ VARIANCE (VAR) 2013-00002/6 - LUKAR RIDGE SUBDIVISION - REQUEST: The applicant is requesting Subdivision Review approval for a six lot subdivision of a 1.25-acre property located north of SW Fern Street, east of SW Windsong Court, and extending SW Lukar Court. The applicant has also requested approval for adjustments to the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). LOCATION: 14235 SW Fern Street; Washington County Tax Map 2S104BC, Tax Lot 06200. ZONE: R-7: Medium- Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single- family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430,18.510, 18.705, 18.715,18.725,18.745, 18.765,18.780, 18.790,18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: THURSDAY JUNE 13. 2013. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division,13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting. j iM 01Q i^a 1 . ).S'(pt June 5, 2013 To Gary Pagenstecher: Case ID#SUB2013-00001/VAR2013-00002/6 We are adamantly opposed to the commercial development of the property located at 14235 SW Fern Street. We are longtime residents of 15 years at the property of 14268 SW Windsong Ct. which is near the proposed development site. The land in question is behind our house. Originally half of this acreage was sold to a developer who built homes on the subdivided property. These homes blend in with the rest of the neighborhood. The acreage which now remains, the lot in dispute, is still in the middle of a residential area. We can see no reason to allow a developer to come in to the existing, nicely manicured residential area to build three office buildings. We oppose the development for several reasons: 1)the surrounding area consists of one or two story single family homes adjacent to the lot; 2)there are plenty vacant commercial spaces already available near Albertsons, Progress Ridge and the roundabout at Barrows/Scholl's Ferry; 3) office buildings would bring more traffic through the neighborhood in order to go to and from the businesses; 4) this would add noise pollution, congestion and nighttime lights which would disrupt the peacefulness of current residents; 5) Fern St. is a very narrow two lane road which does not support commercial traffic; 6) If R-7 zoning includes commercial development then this lot should be changed; 7) without knowing who the space is rented to, this could potentially bring in crime and create a safety issue for the children living in the neighborhood; and 8) possibly having office buildings in the middle of our housing developments could reduce our property values. Once again, the proposed site is surrounded by a well-established neighborhood on all sides and would not fit with current land use. Please come and look at the site and you most certainly will agree. Please keep me updated with any further hearings on the proposed site development. Thank you, Paul &Sandee Coumes 5e-7, r o_ P aufsecf' N�Tti c� `s''� a' /p'44 6 '43-13 503-740-9859 14268 SW Windsong Ct., Tigard, OR 97223 RECFNEn JUN 13 2013 Lourdes Caress CITY Or TIGARD 14150 SW Fern Street PLANNINGIENGINEERW3 Tigard, Oregon 97223 June 11, 2013 Tigard Community Development Gary Pagenstecher RE: Case ID#SUB2013-00001/VAR2013-00002/6 14235 SW Fern Street Tigard, OR 97224 Dear Sir, I am writing in response to the Notice of Type II Proposal for the development of an Office Building at this address. It is one thing to propose the development of residential housing which is what was initially proposed. As a resident near this location I strongly oppose the development of an Office Building. The natural integrity of Fern Street will be completely lost. Aesthetically this changes the natural setting completely. Before we purchased our home on Fern street my husband drove this street once a week for a year until the right home became available. We loved the natural setting of the street. It is very frustrating to learn that a developer maybe allowed building offices amongst the homes surrounding the location. Is there a limit as to how high the buildings can be? Traffic would also increase. It seems that consideration of access to businesses has not been reviewed. Fern doesn't have sidewalks and it's narrow. Already we use flashlights and need to be careful of cars going by. I live on this street and walk my dog each day. I deal with the cars that merge into the sides when they are comfortable with pedestrians. The corner of Horizon and Ascension isn't accommodating to an increase in traffic. The houses there would be overwhelmed with in and out traffic as well. Does the developer plan on maintaining the roads and security of residents? As a resident on Fern Street I would appreciate being updated on this issue. Sincerely, 4 1114 Lourdes Caress (503) 590-4544 -i L,.t,.,,,, ,., iLJ 1 1Q MEMORANDU 4,A,, . . .„,.....i DATE June 13,2013 TO Gary Pagenstecher FROM Josh and Jen Loesche/14065 SW Fern ST.,Tigard,OR 97223 RE SUB2013-00001NAR2013-00002/6 NOTE Mr. Pagenstecher We are writing to express our deep concerns regarding the site development proposal for property 14235 SW Fern St. In addition to concerns of noise and decreased property values,our biggest concern and objection to the proposal is an issue of safety. Bringing a commercial development into a zoned residential neighborhood will have a huge impact on safety,in large part due to an increase in traffic. Blind corners,coupled with inclement weather and a lack of sidewalks already make walking alongside Fern St.difficult and dangerous. As is,the street insufficiently accommodates for two-way traffic at certain points. With Fern St.being the main access road to the development,an increase in traffic of this magnitude will become a huge problem. The second safety concern is opening the neighborhood to such a high volume of non-residents on a daily basis. The properties on Fern St.have preserved the natural landscape by not fencing in yards;opening up the neighborhood to a commercial development poses potential threats to our property and family. As a young married couple looking to raise kids in this house and neighborhood,we strongly hope you consider not approving this development. Thank you for considering. Sincerely, ) Josh and Jen Loesche . v . �iyl/�J� l✓ yf//, / � op� r‘'r/.6_772/ U/ / , z 722- Y MAILING / NOTIFICATION RECORDS IIIAFFIDAVIT OF MAILING T I GARD I, Gary Pagenstecher, being first duly sworn/affirm, on oath depose and say that I am an Associate Planner for the City of Tigard,Washington County,Oregon and that I served the following: ((:heck App,opnace Box(s)Below; ❑X NOTICE OF a TYPE II Decision FOR: SUB2013-00001,Lukar Ridge Subdivision ❑ AMENDED NOTICE— x City of Tigard Community Development Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof,on July 30,2013,and deposited in the United States Mail on July 30,2013 postage prepaid. Gary genstech STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the ��fr 1 day of kA VAS+ ,2013. I''+e OFFICIAL SEAL �1 � TIMOTHY PATRICK LEHRBACH f\ � NOTARY PUBLIC-OREGON ) COMMISSION NO.474153 MY COMMISSION EXPIRES DECEMBER 13,2016) O AR UBLIC OF • ' GO My Commission Expires: 1415120/6 Notice of a Type II Decision Ihil : Subdivision Without Planned Development TIGARD Case ID: SUB2013-00001 (LUKAR RIDGE SUBDIVISION) The Decision Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the requested land use action, subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the Final Decision and the proposal is described below. Tigard Community Development Contact Information Date of Notice: Tuesday,July 30,2013 120 days = Tuesday, September 17,2013 Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov Appeal Information All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision. Appeal forms are available on the city's website or by person at the Permits Center. If you would like to appeal this land use decision, we need to receive your completed appeal form by 4 p.m. on Tuesday, August 13, 2013. Please include the Case ID Number: SUB2013-00001. Please hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal fees at the Permits Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. If you have any questions regarding this decision please address them to the appropriate staff person noted on this form: Gary Pagenstecher and note the Case ID Number: SUB2013-00001 This decision is final on Tuesday,July 30, 2013, unless an appeal is filed. The decision will go into effect on Wednesday,August 14,2013,unless an appeal is filed. A copy of the Final Decision is available upon request from the staff contact person noted above. Information About the Decision Applicant: Kurt Dalbey Owner: Marvin S. Bowman Spectrum Development 13875 SW 158th Terrace P.O. Box 1689 Tigard, OR 97224 Lake Oswego,OR 97035 Description of the Proposal: The applicant is requesting Subdivision Review approval for a six lot subdivision of a 1.25-acre property located north of SW Fern Street, east of SW Ascension Drive, and extending SW Lukar Court. The applicant has also requested approval for adjustments to the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). Legal Washington County Tax Map 2S104BC,Tax Lot 06200 Description: Zoning: R-7: Medium-Density Residential District Attachment A Appeal Procedure Details City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg. 1 The decision of the Director (Type II Procedure) or Review Authority (type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1.may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. The deadline for filing an appeal is 4 p.m. on Tuesday,August 13,2013 Site Map 1.....�yT L=� �-I r f ab� • I E e p.,:c.! li tl es 1 i OI G' ow.u..«.....� : 1.--7-•-- ': Wd o _ ®.,..,....,...... oma. Q l b SW UKAR� �O .,- v .....-...1! �� �FT ^ O xf;l Va 1 LL g 3 Q 1 `i Y i w�v J `�f s T al v �'-... � � _J MCI.4... 'A1E(MEET O=f lIOM �i'(• Stf 11 fff`d� ai ti �,.� 1)300 a City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 VICINITY MAP SUB2013-00001 VAR2013-00002 VAR2013-00006 Lukar Ridge Subdivision Subject Site I R-7 IPS R-7 (PD) �f Ar. nro�nwn on mn m.o n ro.p.nani braUon on7.na.ra a v.mba wnn m. wbpn Mt 6.rvKM Dlv�.bn. 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2S104BC07400 BARRERA,ADELINA T CALDERON, RONALD R&MARIA M 14363 SW WINDSONG CT 14210 SW WALNUT LN TIGARD OR 97223 TIGARD OR 97223 2S104BC05100 2S104BC01800 BERGER, TORSTEN CARESS, ROBERT K& LOURDES M ANDERSON, JAMIE M 14150 SW FERN ST 12840 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BB01000 2S1048801300 BOESEN, MARTHA K CARLSON, SCOTT A PO BOX 25705 14323 SW WINDSONG CT PORTLAND OR 97205 TIGARD OR 97223 2S104BC00600 2S104131302400 BOHAN FAMILY REVOCABLE TRUST CHO, JOSEPH AND SOOK 14115 SW FERN ST 14174 SW WINDSONG DR TIGARD OR 97223 TIGARD OR 97223 2S104BC04700 2S1048600900 BONEBRAKE, PETER J CHRISTENSEN, LARRY L&CINDY M 14296 SW LUKAR CT 14293 SW WINDSONG CT Attachment B TIGARD OR 97223 TIGARD OR 97223 Etiquettes faciles a peter A Repliez a la hachure afin de www.avery.com Atrenv®r4C4® eo.,c.4 rharr,cmont r4V IPr IP rPhr r POO-tinTM 1_12fA.r_n_nMeov Easy Peel®Labels A MEMi Bend along line to SAS ®5961T"" Use Avery®Template 5161® Feed Paper expose Pop-up EdgeTM tom' 2S104BB02500 2S104BB01900 COLLINS, LANNY L&BARBARA G FARR, KEVIN L 14158 SW NORTHVIEW DR 5931 SW COVENTRY PL TIGARD OR 97223 BEAVERTON OR 97007 2S104BC01900 2S104BC07600 COOPER, RONALD W FAULKNER,ANNE MARIE/HARRY ELAINE E 14250 SW WALNUT LN 14120 SW FERN ST TIGARD OR 97223 TIGARD OR 97223 2S104BC09500 2S104BC07200 CORONA, GUSTAVO P JR&SHELLIE N FAZAL,ZUBAIR 14293 SW LUKAR CT 12650 SW BAILEY TER TIGARD OR 97223 TIGARD OR 97223 2S104BB02000 2S104BB02100 COUMES, PAUL A&SANDEE K GABEL,JESSE M 14268 SW WINDSONG CT 14232 SW WINDSONG CT TIGARD OR 97223 TIGARD OR 97223 2S104BB01500 2S104BC07000 COWAN, JEREMY GAUGER, TROY 14341 SW WINDSONG CT 14179 SW WALNUT LN TIGARD OR 97223 TIGARD OR 97223 2S1048C04000 2S104BC04200 DAWUD, JENNIFER A&WAIL A GRAHAM, CYNTHIA A 14297 SW WALNUT LN 14621 SW 126TH AVE TIGARD OR 97223 TIGARD OR 97224 2S104BC05200 2S104BB00400 DEBOIS, DREW S &PATRICIA A HARRINGTON, CLAYTON L& 12878 SW ASCENSION DR TERESA M TIGARD OR 97223 10006 SW 72ND AVE TIGARD OR 97223 2S104BC05500 2S104BC07900 DOOLITTLE, TIMOTHY J HINDMAN, GAVIN D 12974 SW ASCENSION DR 14125 SW MITCHELL CT TIGARD OR 97223 TIGARD OR 97223 2S104BC03400 2S104BC01700 ESPEY, JULIE& HOHNBAUM, MICHAEL LEE& KARI ROC SETO, BRIAN 14160 SW FERN ST 14393 SW WINDSONG CT TIGARD OR 97223 TIGARD OR 97223 2S104BB01700 2S104BC01500 FARQUHAR, TERESSA GAIL TRUST HOHNBAUM, MICHAEL LEE& KARI ROC 14328 SW WINDSONG CT 14160 SW FERN ST TIGARD OR 97223 TIGARD OR 97223 Etiquettes faciles a peter A I Repliez a la hachure afin de www.avery.com r6u61or la nahnrrl I.Qnn_rn_.A , DV Easy Peel®Labels Ai Bend along line to :\ VERY05961Tm Use Avery®Template 5161® Feed Paper j expose Pop-up Edge1M A 2S104BC06300 2S104BC04800 HULTQUIST, LARRY A LAZARENKO, ORYSIA 14125 SW FERN ST LAZARENKO, GALINA DMITRIYENVA TIGARD OR 97223 12748 SE ASCENSION DR TIGARD OR 97223 2S104BC03800 2S104BC03500 HUNTER, BRIAN A&CAROL A LIM, EUNKYONG KRIS&SUNG SOO 14364 SW WINDSONG CT 14387 SW WINDSONG CT TIGARD OR 97223 TIGARD OR 97223 2S104BCO2100 2S104BC00500 JAHANGIRI, PARVIZ LOESCHE, JOSH &JENNIFER N NISHIHARA, SHARON 14065 SW FERN ST 2900 SW RALEIGHVIEW DR TIGARD OR 97223 PORTLAND OR 97225 2S 104B C04300 2 S 104BC00300 JENSEN, RONALD D&ANN H TRS LUDLUM, ERIC 14340 SW WALNUT LN SARRAZIN, LAURENCE TIGARD OR 97223 14065 SW FERN ST TIGARD OR 97223 2S104BC03100 2S104BC00400 JOHNSON, THEODORE R&JUDY A LUDLUM, ERIC 12689 SW ASCENSION DR SARRAZIN, LAURENCE TIGARD OR 97223 14065 SW FERN ST TIGARD OR 97223 2S104BC05400 2S104BC09600 JUDSON, DAVID L&VALERIE L LUKAR LLC 12950 SW ASCENSION DR 1530 NW 14TH PL TIGARD OR 97223 CORVALLIS OR 97330 2S104BB01400 2S104BCO2800 KELLY, BARBARA S TRUST LUTOSTANSKI, NICOLE 14335 SW WINDSONG CT 2855 NE 55TH AVE TIGARD OR 97223 PORTLAND OR 97213 2S104BC06900 2S104BB07700 KLUVER, L CURTIS&TOMI J MARLIN, MATTHEW PAUL&ANOUSONE 14191 SW WALNUT LN 14093 SW NORTHVIEW DR TIGARD OR 97223 TIGARD OR 97223 2S104BC03300 2S104BC05000 KOCH, MARK R& KIM R MCCARRY, SHERI&BRIAN 13838 SW NORTHVIEW 12816 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BB00700 2S104BB02200 KRUMM, TERRY J &LORI L MINOR, CRAIG NEWTON 14237 SW WINDSONG CT 14210 SW WINDSONG CT TIGARD OR 97223 TIGARD OR 97223 Etiquettes faetles a peler i Repliez a la hachure afin de www.avery.com qa . ..AI i _► .a 0 .....TM nnn " w..rnv Easy Peep Labels A 1 Bend along line to (' y®5961TM Use Avery®Template 5161® Feed Paper expose Pop up Edge"' �r-'1A 2S104BC01200 2S104BC06600 MOON, STEVE W&CALLIE L POUNDER, GAYLAND R 14504 SW FERN ST MCDONALD, MICHELLE C PORTLAND OR 97223 14255 SW WALNUT LN TIGARD OR 97223 2S104BC07500 2S104BC04600 MORENO, TIM &JULIE PROVOST, MARY M 14234 SW WALNUT LN 14330 SW LUKAR CT TIGARD OR 97223 TIGARD OR 97223 2S1046603000 2S104BB07400 MUELLER, ULRICH M& RECTOR, JOHN A&JILL K BAYNE KAREN E 14100 SW NORTHVIEW DR 14121 SW NORTHVIEW DR TIGARD OR 97223 TIGARD OR 97223 2S104BC06800 2S104BC05300 NAMIKI,JAMES J RUSSELLE, SHELLY SUDANNE 14203 SW WALNUT LN RUSSELLE, RICHARD JOSEPH TIGARD OR 97223 12962 SW ASCENSION DR TIGARD OR 97223 2S104B602600 2S104BC04900 NGUYEN, LAN THI SABATKA, GREGORY A 14134 SW NORTH VIEW DR 12764 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S1046B02800 2S104BB00600 NHEM, PHANN J AND ALISHA M SALCEDO, MANUEL M&ANA NORMA 14107 SW NORTHVIEW DR 14215 SW WINDSONG CT TIGARD OR 97223 TIGARD OR 97223 2S104BC05900 2S104BC07700 OLVERA, FROYLAN GARCIA& FLAGON SANDERS, JOSHUA M 12610 SW ASCENSION DR SANDERS, NANCY D TIGARD OR 97223 14272 WALNUT LN TIGARD OR 97223 2S104BB07500 2S104BC06000 PEDDICORD, DENNIS& ELIZABETH SHEELEY, PAULA L 13696 SW WHITE CEDAR PL 32857 NW RIDGE RD TIGARD OR 97223 SCAPPOOSE OR 97056 2S10461302900 2S1046600800 PELINKA, DAVID L AND FRANCES E SHUREIH, TARIQ M 14119 SW NORTHVIEW DR 13515 SW SANDRIDGE DR TIGARD OR 97223 TIGARD OR 97223 2S104BC01000 2S104BB01800 PORTLAND GENERAL ELECTRIC/ •\ /,ja/ SINGH, BALWINDER & COMPANY (, i KAUR, HARCHARAN ATTN: PROPERTY DEPARTMENT V 14306 SW WINDSONG CT 121 SW SALMON / TIGARD OR 97223 PORTLAND OR 97204 Etiquettes facifes peter Repliez a la hachure afin de www.avery.com Easy Peel®Labels i Bend along line to ®5961 T"' Use.Avery®Template 5161® Feed Paper 1 expose Pop-up Edger'" 2S104BA03700 2S104BC03000 SMITH, SCOTT A&THERESA M WAGNER, DANIEL J &MELISSA J 14066 SW NORTHVIEW DR 12707 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97224 2S104BC03600 2S104BCO2200 SPEHAR, GREGORY&CARLA WELLS FARGO BANK TR 14371 SW WINDSONG CT 4875 BELFORT RD TIGARD OR 97223 STE 130 JACKSONVILLE FL 32256 2S104BB02700 2S104BB01100 STREGE, MELVIN J& NELDA J WILKSON,JAMES W& 14116 SW NORTHVIEW DR KAREN G TIGARD OR 97223 14309 SW WINDSONG CT TIGARD OR 97223 2S104BC04400 2S104BCO2900 SWYERS, TED J WOLF, TIMOTHY L & GINA R PO BOX 99 12733 SW ASCENSION DR BEAVERTON OR 97075 TIGARD OR 97223 2S104BC07300 2S104BC01600 TANG, LI& WOZNIAK, JOHN G AND DARLENE M LIN, DOCAS 14200 SW FERN ST 12655 SW BAILEY TER TIGARD OR 97223 TIGARD OR 97223 2S104BB08200 TIGARD, CITY OF ATTN: CITY ADMINISTRATOR 13125 SW HALL BLVD TIGARD OR 97223 2S104BB02300 IRAN, THANH T LUU, THANH NGA THI 14196 SW WINDSONG CT TIGARD OR 97223 2S104BC03900 PGE—ATTN PROPERTY DEPT UMIGER, MARKUS K& LAURA M 121 SW SALMON 14333 SW WALNUT LN PORTLAND OR 97204 TIGARD OR 97223 2S104BB00500 UPADHYAY, SATISH & SAROJ 14170 SW NORTHVIEW DR TIGARD OR 97224 2S104BC03200 VALEV, VALERI N & JAMUS, REINA 0 13958 SW HILLSHIRE DR TIGARD OR 97223 Eti uettes(aches ler Repliez a la hachure afin de www.avery.com Q rb,rSlnr 9n rchn.r4 pnet_nMnT 9_R t1R_I:fl_1!4lGaV f A2i3Ad-O9-0081. Wjdn-dod JalaAaJ r luawa6Jetp ap suas 01.9L5®AU3AV lyege6 al zasll!Nt 1110YAJ a e WU1AAA ap ul}e ann pey el a zaidaj j Jalad @ same;sallanbil3 DON & DOROTHY ERDT The following labels list interested persons who requested notice 13760 SW 121ST AVENUE re:ANY development ANYWHERE in Tigard. See Memo for File re: TIGARD OR 97223 Interested Parties Update,August 2012. BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE 13085 SW HOWARD DR TIGARD OR 97224 TIGARD OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114TH PLACE 9600 SW FREWING STREET TIGARD OR 97223 TIGARD, OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97224 TIGARD OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE TIGARD OR 97223 TIGARD OR 97223 GRETCHEN BUEHNER CPO 4B MAILING ADDRESS 13249 SW 136TH PLACE 16200 SW PACIFIC HWY,STE H, BOX 242 TIGARD OR 97224 TIGARD OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 143357 SW 133RD AVENUE TIGARD OR 97223 TIGARD OR 97224 LORA GARLAND,CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 PATRICIA KEERINS NOTE;t Don't mail the City of Tigard label 12195 SW 121ST AVE if there is already a label for City of Tigard TIGARD OR 97223 printed from the GIS labels list. /CURPLN/SetUp/Labels/CIT Citywide Last Update:04 09 2013 • f �'} W,a6p3 dn-dod asodxa C jaded paaa ®L9Lc aleldwa; ®Many ash ! w,LQFCoo A)i PitrfCY/11 Ati3AV-OD-008-L wjdn-dod piogai al JaI Ail r Luawa6.1etp ap suss ®1.9LS®A113AV Wege6 al zaslllln woYAianew MM ap up ainlpey el g zagdaa I V salad g salve;sauanb43 ALEXANDER CRAGHEAD JULIE RUSSELL,CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD OR 97223-6210 TIGARD OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST,STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING& BLAKE HERING JR. WILLIAM S. FARGHER NORRIS BEGGS&SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON,SUITE 200 10300 SW 92ND AVENUE PORTLAND OR 97204 HAPPY VALLEY OR 97086 SHANNEN WILLIAMS RAPPOLD MARKETING/BUSINESS DEV MGR DAVID WALSH PERLO CONSTRUCTION 10236 SW STUART COURT 7190 SW SANDBURG ST TIGARD OR 97223 PORTLAND OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD OR 97223 TIGARD OR 97224 LISA HAMILTON, CPO 4B VICE CHAIR CAROL RENAUD—WACO CPO NEWSLETTER COORDINATOR 13565 SW BEEF BEND ROAD OR STATE UNIV EXTENSION SVC-CITIZEN INVOLVEMENT FACULTY TIGARD OR 97224 155 NORTH 1ST AVENUE SUITE 200 MS48 HILLSBORO OR 97124 No persons currently want to be notified about SOUTH or CENTRAL development ONLY: /CURPLN/SetUp/Labels/CIT Citywide Last Update:04 09 2013 / �--� wla6p3 do-dod asadxa Ioac,.,AA.e a ►Cvi11 waded paa ®49.S aleldwal®/CIanV asD A83AV-0D-008-1, vadn-dod Fuoqa.1 ,0,,A„ F uaLua6Jetp ap suas 01.9LS®AAV 1Pecie6 a;zasM111 UJ o yifu a e.mAnm ap up aintpeq ej zandau V .taiadc lP sal.l.anbp4 Persons listed below want to be notified about EAST side development ONLY: Jim Long, Chair, CPO 4M 10730 SW 72nd Ave Portland, OR 97223 DAYLE D.& EVELYN 0. BEACH 11530 SW 72 AVENUE TIGARD OR 97223 /CURPLN/SetUp/Labels/CIT Citywide Last Update:04 09 2013 ,cia6p3 dn-dod asodxa ransoneffamem Jaded paaj oots aletdwai @fumy asp ! Ik&MAirstrra .1, s$ CITY OF TIGARD REQUEST FOR CG...1ENTS l0 L ,. r,(6.te iiikcA NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS Ate FILE NOS.: S" ;t 6 6/3 .. 1 ja2c'/3` L FILE NAME: 4 c."/,kth(' Al/I'G`..S z;: AFFIDAVIT OF MAILING • TIGARD I, Agnes Kowacz, being first duly sworn/affirm, on oath depose and say that I am an Associate Planner for the City of Tigard,Washington County,Oregon and that I served the following: \p,R,rn,,I,.,1.,a,<> ❑X NOTICE OF a TYPE II Proposal FOR: Subdivision without Planned Development SUB2013- 00001/VAR2013-00002, 14235 SW Fern Street,Lukar Ridge ❑ AMENDED NOTICE— x City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof,on June 3.2013,and deposited in the United States Mail on June 3.2013 postage prepaid. erson that Prepared Notice) STATE OF OREGON County of Washington ss. City of Tigard q Subscribed and sworn/affirmed before me on the `►`rh day of J j fl ,2013. OFFICIAL SEAL J ., TIMOTHY PATRICK LEHRBACH 1( NOTARY PUBLIC-OREGON COMMISSION NO 474153 r MY COMMISSION EXPIRES DECEMBER 13,20161Y(I /J / AR UBLIC OF OREGO My Commission Expires: I/ 13 20 6 'PI Notice of a Type II Proposal — CORRECTED COPY Subdivision Without Planned Development TIGARD Case ID: SUB2013-00001/VAR2013-00002/6 Tigard Community Development Contact Information Date of Notice: Thursday,May 30, 2013 120 days = Tuesday, September 17, 2013 To: Interested Persons Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Thursday,June 13, 2013 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Numbers: SUB2013-00001/VAR2013-00002/6. Please address your comments to the appropriate staff person: Gary Pagenstecher. Information About the Proposal r CORRECTED COPY for: Description of the Proposal Description of the Proposal: The applicant is requesting Subdivision Review approval for a six lot subdivision of a 1.25-acre property located north of SW Fern Street, east of SW Windsong Court, and extending SW Lukar Court. The applicant has also requested approval for adjustments to the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). Applicant: Kurt Dalbey Spectrum Development P.O. Box 1689 Lake Oswego, OR 97035 Owner: Marvin S Bowman 13875 SW 158th Terrace Tigard, OR 97224 Proposal Address: 14235 SW Fern Street Tigard,Or 97224 Legal Washington County Tax Map 2S104BC,Tax Lot 06200 Description: Zoning: R-7: Medium-Density Residential District Approval Criteria: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. What You Should Know About This Type II Proposal The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. City of Tigard,Community Development Division-13125 SW Hall Blvd.,Tigard,Oregon 97223 Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Appeal Information Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Vicinity Map Notice to Mortgagee, Lienholder,Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. City of Tigard,Community Development Division •13125 SW Hall Blvd.,Tigard,Oregon 97223 Site Plan .41 1! ii %. \\ , , \ \ \ \ o : ....oc . \ i. A • I • k i 5 .„, , ,•:-. c N 'ZI ..• \ . * •\.% k '• , 0 `' ' I L i•.; 't--- r '1 01 • \ \ 43 :;k\ ;2' L_______ .,,„...— __ ) r.1—46•,‘, , :.. fj , k , j,) ..,.. ;."I ;V; )'..:.t, T \ t ..17 v. 1 i•-i„,i,.. „...,,A.,.. ;1•1; • 5 'N‘r ', '.• . i frif .:.:. ... 1 ., efr--- 1 tl I • % A'---Az r •V.'6,-. --, 1 1 . L___,_.. .,..,,,,,,,i2..... ii I . '1! 714------- 11‘-'22—...'--—11_ '\ . --F1.• ti, ' I I E ci: q C • '''''''% v'''t ,\N_, t" PI •'•)C .* . 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WALNUT LN . 1 480 Sq Ft Min Lot Size - R-40 40 Units Per Acre es W , '.,UR-1 Mined Use Residential 1 X F- , >- •.IUR-2 Mixed Use Residential 2 liJ aill.MU-CBO Mixed Use Central Bus Dist (13 J _ ..._._._.-.••• C-C Community Commercial CI HORIZON R-7 (PD) I••••••••••. co Q _C-G General Commercial �� ••••••••••i BLVD •�•�•�.�•�.�.�•�.�.� C-N Neighborhood Commercial •••••••••• C-P Professional Commercial -•••••••••• r"i ••••••••••••••••••••. _MUC Mixed Use Commercial 0 •••••••••4 _MUC-1 Mined Use Commercial ir•••••••••� yCAR CT •••••-••••♦ ♦• MUE Mined UseEmpoloyment -�' VV ►•••••••••••••••••••4 • n - ►•••••••••x ♦ _MUE-1 Mixed Use Employment- �( - • •••••••••• 5 ♦. _MUE-2 Mined Use Employment_ • "•••••••••:• � , •• I-L Light Industrial � ••••••••••••••••••• i ♦ I-P Industrial Park G 4•••••••••••••••• •-• I-H Heavy Industrial J �••••••••••?•• ♦• Washington County Q •• • Overlay Zones 2 Z :4•1" •• i Historic District Overlay .O - Planned Development Overlay •7 •----- ---.N.w R-7 (PD) — �-i Map Printod 29May-t! 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BERNICE MCMENAMIN-BENTON, SHIRLEY L 12985 SW ASCENSION DR 13060 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BC05100 2S104BC01900 BERGER, TORSTEN COOPER, RONALD W ANDERSON, JAMIE M ELAINE E 12840 SW ASCENSION DR 14120 SW FERN ST TIGARD OR 97223 TIGARD OR 97223 2S104BC08900 2S104BC09500 BERTHOLD,JOHN S CORONA, GUSTAVO P JR&SHELLIE N 14055 SW KARLEY CT 14293 SW LUKAR CT TIGARD OR 97223 TIGARD OR 97223 2S104BC00600 2S104BC05200 BOHAN FAMILY REVOCABLE TRUST DEBOIS, DREW S&PATRICIA A 14115 SW FERN ST 12878 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BC04700 2S104BC05500 BONEBRAKE, PETER J DOOLITTLE,TIMOTHY J 14296 SW LUKAR CT 12974 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 EXI-IIBIT A 2S104BC03400 2S104BC0930L ESPEY,JULIE& HILLSHIRE CREST OWNERS OF SETO, BRIAN LOTS 1-8 14393 SW WINDSONG CT 00000 TIGARD OR 97223 2S104BC07600 2S104CB04700 FAULKNER,ANNE MARIE/HARRY HILLSHIRE WOODS 14250 SW WALNUT LN OWNERS OF LOTS 68-71 TIGARD OR 97223 00000 2S104BC07200 2S104BC07900 FAZAL, ZUBAIR HINDMAN, GAVIN D 12650 SW BAILEY TER 14125 SW MITCHELL CT TIGARD OR 97223 TIGARD OR 97223 2S104CB02200 2S104BC01700 FREEMAN, ERIC H &STEPHANIE F HOHNBAUM, MICHAEL LEE&KARI ROC 13008 SW ASCENSION DR 14160 SW FERN ST TIGARD OR 97223 TIGARD OR 97223 2S104BC08800 2S104BC01500 GONZALEZ, RENE G &JULIE A HOHNBAUM, MICHAEL LEE&KARI ROC 14065 SW KARLEY CT 14160 SW FERN ST TIGARD OR 97223 TIGARD OR 97223 2S104BC04200 2S104BC06300 GRAHAM, CYNTHIA A HULTQUIST, LARRY A 14621 SW 126TH AVE 14125 SW FERN ST TIGARD OR 97224 TIGARD OR 97223 2S104CB04900 2S104BC08500 GUEVARA,TODD& HEATHER HUME, DAVID T& KRISTA R 13020 SW CREEKSIDE DR 12950 SW OXALIS TER TIGARD OR 97223 TIGARD OR 97223 2S104CB02700 2S104BCO2100 HAGEN, SYDNEY JAHANGIRI, PARVIZ 13076 SW ASCENSION DR NISHIHARA, SHARON TIGARD OR 97223 2900 SW RALEIGHVIEW DR PORTLAND OR 97225 2S104CB02400 2S104BC04300 HALLAM, DOUGLAS J & JENSEN, RONALD D&ANN H TRS CYNTHIA A 14340 SW WALNUT LN 13032 SWW ASCENSION DRIVE TIGARD OR 97223 TIGARD OR 97223 2S104BC09400 2S104BC03100 HILLSHIRE CREST OWNERS OF JOHNSON,THEODORE R&JUDY A LOTS 9-14 12689 SW ASCENSION DR 00000 TIGARD OR 97223 2S104BC05400 2S104BC0870L JUDSON, DAVID L&VALERIE L NELSON, CATHY D 12950 SW ASCENSION DR 6920 COAL CREEK PKWY SE#12 TIGARD OR 97223 NEWCASTLE WA 98059 2S104BC03300 2S104BC08300 KOCH, MARK R&KIM R O'BILLOVICH,ANTHONY R& FAITH N 13838 SW NORTHVIEW 12990 SW OXALIS TER TIGARD OR 97223 TIGARD OR 97224 2S104BC04800 2S104BC05900 LAZARENKO, ORYSIA OLVERA, FROYLAN GARCIA& FILAGON LAZARENKO, GALINA DMITRIYENVA 12610 SW ASCENSION DR 12748 SE ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BC09600 2S104BC01000 LUKAR LLC PORTLAND GENERAL ELECTRIC 1530 NW 14TH PL COMPANY CORVALLIS OR 97330 ATTN: PROPERTY DEPARTMENT 121 SW SALMON PORTLAND OR 97204 2S104CB02900 2S104BC04600 LUSK, KIMETHY D PROVOST, MARY M 13092 SW ASCENSION DR 14330 SW LUKAR CT TIGARD OR 97223 TIGARD OR 97223 2S104BCO2800 2S104BC08100 LUTOSTANSKI, NICOLE REED, JOHN T JR&AMANDA C 2855 NE 55TH AVE 12975 SW OXALIS TER PORTLAND OR 97213 TIGARD OR 97223 2S104BC05000 2S104BC05300 MCCARRY, SHERI & BRIAN RUSSELLE, SHELLY SUDANNE 12816 SW ASCENSION DR RUSSELLE, RICHARD JOSEPH TIGARD OR 97223 12962 SW ASCENSION DR TIGARD OR 97223 2S104BC01200 2S104CB05000 MOON, STEVE W&CALLIE L S WALTERS PROPERTIES LLC 14504 SW FERN ST JDT OREGON PROPERTIES 5 LLC PORTLAND OR 97223 724 NE 73RD AVE HILLSBORO OR 97124 2S104CB04800 2S104BC04900 MOORE, SHEILA D SABATKA, GREGORY A 13008 SW CREEKSHIRE DR 12764 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BC07500 2S1046C07700 MORENO,TIM &JULIE SANDERS,JOSHUA M 14234 SW WALNUT LN SANDERS, NANCY D TIGARD OR 97223 14272 WALNUT LN TIGARD OR 97223 2S104BC06000 2S104BC0300L SHEELEY, PAULA L WAGNER, DANIEL J & MELISSA J 32857 NW RIDGE RD 12707 SW ASCENSION DR SCAPPOOSE OR 97056 TIGARD OR 97224 2S104CB07800 2S104BC08400 SIERRA PACIFIC COMMUNITIES LLC WAKEM, LYNN R&GRETCHEN L PO BOX 1754 12970 SW OXALIS TER LAKE OSWEGO OR 97035 PORTLAND OR 97223 2S104CB07200 2S104BCO2200 SIERRA PACIFIC COMMUNITIES LLC WELLS FARGO BANK TR PO BOX 1754 4875 BELFORT RD LAKE OSWEGO OR 97035 STE 130 JACKSONVILLE FL 32256 2S104BC05600 2S104CB02800 SKIDMORE,JOHN T WETMORE, RAYMOND 12992 SW ASCENSION DR 13084 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BC08000 2S104BCO2900 SORENSON, BRYAN &STACY A WOLF,TIMOTHY L&GINA R 12955 SW OXALIS TER 12733 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BC04400 2S104BC01600 SWYERS, TED J WOZNIAK,JOHN G AND DARLENE M PO BOX 99 14200 SW FERN ST BEAVERTON OR 97075 TIGARD OR 97223 2S104BC07300 TANG, LI & LIN, DOCAS 12655 SW BAILEY TER TIGARD OR 97223 2S104BC08200 TSAI, BORMING CHANG, SHURLING 12995 SW OXALIS TER TIGARD OR 97223 2S104BC03200 VALEV,VALERI N& JAMUS, REINA 0 13958 SW HILLSHIRE DR TIGARD OR 97223 2S104CB02300 VORHEES, JASON S& KARYN A 13026 SW ASCENSION DR TIGARD OR 97223 Aa3AV-O9-008-I. widr 'pJogaJ al Jahn?' f ivawa6r ap sues ®1915®A113AV IlJege6 al zaslllifl wor11.1eAUVInnnnn ap w, npeti el a zalldaa Jalad a saihei sauanbl;3 DON & DOROTHY ERDT The following labels list interested persons who requested notice 13760 SW 121ST AVENUE re:ANY development ANYWHERE in Tigard. See Memo for File re: TIGARD OR 97223 Interested Parties Update,August 2012. BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE 13085 SW HOWARD DR TIGARD OR 97224 TIGARD OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114TH PLACE 9600 SW FREWING STREET TIGARD OR 97223 TIGARD, OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97224 TIGARD OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE TIGARD OR 97223 TIGARD OR 97223 GRETCHEN BUEHNER CPO 4B MAILING ADDRESS 13249 SW 136TH PLACE 16200 SW PACIFIC HWY, STE H, BOX 242 TIGARD OR 97224 TIGARD OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 14357 SW 133RD AVENUE TIGARD OR 97223 TIGARD OR 97224 LORA GARLAND, CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 PATRICIA KEERINS NOTE: *Don't mail the City of Tigard label 12195 SW 1215T AVE if there is already a label for City of Tigard TIGARD OR 97223 printed from the GIS labels list. EXHIBIT B I/CURPLN/SetUp/Labels/CIT Citywide Last Update:04 09 2013 I°GC,.a 1..1 AUIrr/1 wia6p3 dn-dod esodxa rimenuman Jaded peed ®OLS azeldwal®band esti E A213AV-OD-008-1. Widr • pJogaJ al JalanaJ r ivawe6/ p sues ®L9LS®AH3AV Wege6 al zaslll111 wo)11.1ane•MMM ap ul, ny)ey el a zaiIdej Jalad a saloel seuanbli4 ALEXANDER CRAGHEAD JULIE RUSSELL, CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD OR 97223-6210 TIGARD OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST, STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING & BLAKE HERING JR. WILLIAM S. FARGHER NORRIS BEGGS& SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON, SUITE 200 10300 SW 92ND AVENUE PORTLAND OR 97204 HAPPY VALLEY OR 97086 SHANNEN WILLIAMS RAPPOLD MARKETING/BUSINESS DEV MGR DAVID WALSH PERLO CONSTRUCTION 10236 SW STUART COURT 7190 SW SANDBURG ST TIGARD OR 97223 PORTLAND OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD OR 97223 TIGARD OR 97224 LISA HAMILTON, CPO 4B VICE CHAIR CAROL RENAUD—WACO CPO NEWSLETTER COORDINATOR 13565 SW BEEF BEND ROAD OR STATE UNIV EXTENSION SVC-CITIZEN INVOLVEMENT FACULTY TIGARD OR 97224 155 NORTH 1ST AVENUE SUITE 200 MS48 HILLSBORO OR 97124 No persons currently want to be notified about SOUTH or CENTRAL development ONLY: I/CURPLN/SetUp/Labels/CIT Citywide Last Update:04 09 2013 nee •mk ia"n wia6P3 dn-dod asodxa r Jaded pea4 ®1915 azeidwej®AJand asfl f AH3AV-09-008-L Widr ',Jogai al JalanaJ f 4uawa6• ap sues ®L91,5®A113AV 4!Jege6 al zas!I!in wonruane•m ult ap u, .npeti el a za!Idaa .salad a seilpej.saUanb!i� Persons listed below want to be notified about EAST side development ONLY: Jim Long, Chair, CPO 4M 10730 SW 72nd Ave Portland, OR 97223 DAYLE D.&EVELYN 0. BEACH 11530 SW 72ND AVENUE TIGARD OR 97223 I/CURPLN/SetUp/Labels/CIT Citywide Last Update:04 09 2013 rOGCA-N a 1117 wvn wje6P3 dn-dod esodxe �� Jaded paa3 ®i.9L5 ateldwaj®band asn ErAFFIDAVIT OF MAILING TIG" D I, Christine L. Wiley, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard,Washington County, Oregon and that I served the following: ❑X NOTICE OF a TYPE II Proposal FOR: SUB2013-00001VAR2013-00002,LUKAR RIDGE 14235 SW FERN STREET AMENDED NOTICE- x City of Tigard Planning Director [I] Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof, on May 30, 2013,and deposited in the United States Mail on May 30,2013 postage prepaid. C45 W (Person that P p ed Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 3 r ci day of u fl e- , 2013. OFFICIAL SEAL ` TIMOTHY PATRICK LEHRBACH () NOTARY PUBLIC-OREGON 1( '%w COMMISSION N0.474153 MY CCMMISSICN EXPIRES DECEMBER 13,2016 YR ��IBLIC OF ORE 'ON My Commission Expires: 24 1311 6 Notice of a Type II Proposal 114 Subdivision Without Planned Development TIGARD Case ID: SUB2013-00001/VAR2013-00002/6 Tigard Community Development Contact Information Date of Notice: Thursday,May 30, 2013 120 days = Tuesday, September 17, 2013 To: Interested Persons Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Thursday, June 13, 2013 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Numbers: SUB2013-00001/VAR2013-00002/6. Please address your comments to the appropriate staff person: Gary Pagenstecher. Information About the Proposal Description of the Proposal: The applicant is requesting Site Development Review approval to construct three separate office buildings of approximately 2,500 square feet each with shared access and surface parking on a 0.62-acre property. The applicant has also requested approval for a Minor Land Partition to create three lots allowing for separate ownership. Applicant: Kurt Dalbey Spectrum Development P.O. Box 1689 Lake Oswego, OR 97035 Owner: Marvin S Bowman 13875 SW 158th Terrace Tigard, OR 97224 Proposal Address: 14235 SW Fern Street Tigard, Or 97224 Legal Washington County Tax Map 2S104BC,Tax Lot 06200 Description: Zoning: R-7: Medium-Density Residential District Approval Criteria: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. What You Should Know About This Type II Proposal The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. City of Tigard,Community Development Division •13125 SW Hall Blvd.,Tigard,Oregon 97223 EZf1IB11' :A Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare • them for you at a reasonable cost. Appeal Information Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Vicinity Map Notice to Mortgagee, Lienholder,Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. 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LAURENCE TIGARD OR 97223 14065 SW FERN ST TIGARD OR -97223 2S104BC03100 2S104BC00400 JOHNSON, THEODORE R&JUDY A LUDLUM,ERIC 12689 SW ASCENSION DR SARRAZIN, LAURENCE TIGARD OR 97223 14065 SW FERN ST TIGARD OR 97223 2S104BC05400 • 2S104BC09600 JUDSON, DAVID L&VALERIE L LUKAR LLC 12950 SW ASCENSION DR 1530 NW 14TH PL TIGARD OR 97223 CORVALLIS OR 97330 2S104BB01400 2S1.04BCO2800 KELLY, BARBARA'S TRUST LUTOSTANSKI, NICOLE 14335 SW WINDSONG CT 2855 NE 55TH AVE TIGARD OR 97223 PORTLAND OR 97213 2S104BC06900 2S104BB07700 KLUVER, L CURTIS&TOMI J MARLIN, MATTHEW PAUL&ANOUSONE 14191 SW WALNUT LN 14093 SW NORTHVIEW DR TIGARD OR 97223 TIGARD OR 97223 2S104BC03300 2S104BC05000 KOCH, MARK R& KIM R MCCARRY, SHERI&BRIAN 13838 SW NORTHVIEW 12816 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BB00700 2S104BB02200 KRUMM, TERRY J &LORI L MINOR,CRAIG NEWTON 14237 SW WINDSONG CT 14210 SW WINDSONG CT TIGARD OR 97223 TIGARD OR 97223 ttiquettes faciles a peler A I Repiiez a la hachure afin de www.avery.com ° a Easy Peel®labels A MEM I Bend along to AVERY®5961 TM Use Avery®Template 5161® Feed Paper "'�� '� expose Pop-up Edge1M 2S104BC01200 2S104BC06600 MOON, STEVE W&CALLIE L POUNDER, GAYLAND R 14504 SW FERN ST MCDONALD, MICHELLE C PORTLAND OR 97223 14255 SW WALNUT LN TIGARD OR 97223 2S104BC07500 2S104BC04600 MORENO, TIM&JULIE PROVOST, MARY M 14234 SW WALNUT LN 14330 SW LUKAR CT TIGARD OR 97223 TIGARD OR 97223 2S104BB03000 2S104BB07400 MUELLER, ULRICH M& RECTOR,JOHN A&JILL K BAYNE KAREN E 14100 SW NORTHVIEW DR 14121 SW NORTHVIEW DR TIGARD OR 97223 TIGARD OR 97223 2S104BC06800 2S104BC05300 NAMIKI,JAMES J RUSSELLE, SHELLY SUDANNE 14203 SW WALNUT LN RUSSELLE, RICHARD JOSEPH TIGARD OR 97223 12962 SW ASCENSION DR TIGARD OR 97223 2S104BB02600 2S104BC04900 NGUYEN, LAN THI SABATKA,GREGORY A 14134 SW NORTH VIEW DR 12764 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BB02800 2S1048600600 NHEM, PHANN J AND ALISHA M SALCEDO, MANUEL M&ANA NORMA 14107 SW NORTHVIEW DR 14215 SW WINDSONG CT TIGARD OR 97223 TIGARD OR 97223 2S104BC05900 2S104BC07700 OLVERA, FROYLAN GARCIA& FILAGON SANDERS,JOSHUA M 12610 SW ASCENSION DR SANDERS, NANCY D TIGARD OR 97223 14272 WALNUT LN TIGARD OR 97223 2S104BB07500 2S104BC06000 PEDDICORD, DENNIS& ELIZABETH SHEELEY, PAULA L 13696 SW WHITE CEDAR PL 32857 NW RIDGE RD TIGARD OR 97223 SCAPPOOSE OR 97056 2S104BB02900 2S104BB00800 PELINKA, DAVID L AND FRANCES E SHUREIH, TARIQ M 14119 SW NORTHVIEW DR 13515 SW SANDRIDGE DR TIGARD OR 97223 TIGARD OR 97223 2S104BC01000 2S104BB01800 PORTLAND GENERAL ELECTRI( ` � ' SINGH, BALWINDER& COMPANY KAUR, HARCHARAN ATTN. PROPERTY DEPARTMENTjiYj 14306 SW WINDSONG CT 121 SW SALMON TIGARD OR 97223 PORTLAND OR 97204 Etiquettes faciles pelerRepliez a la hachure afin de www.avery.com .n . a _ _ .b.aC 1...L. ..L... a D.........TM . nnn ter. wairw Easy Peel®Labels A MEM I Bend along__..e to tAvEry®5961TM Use Avery®Template 5161® Feed Paper expose Pop-up Edge"' 2S104BA03700 2S104BC03000 SMITH, SCOTT A&THERESA M WAGNER, DANIEL J &MELISSA J 14066 SW NORTHVIEW DR 12707 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97224 2S104BC03600 2S104BCO2200 SPEHAR,GREGORY&CARLA WELLS FARGO BANK TR 14371 SW WINDSONG CT 4875 BELFORT RD TIGARD OR 97223 STE 130 JACKSONVILLE FL 32256 2S104131302700 2S104BB01100 STREGE, MELVIN J& NELDA J WILKSON,JAMES W& 14116 SW NORTHVIEW DR KAREN G TIGARD OR 97223 14309 SW WINDSONG CT TIGARD OR 97223 2S104BC04400 2S104BCO2900 SWYERS, TED J WOLF,TIMOTHY L&GINA R PO BOX 99 12733 SW ASCENSION DR BEAVERTON OR 97075 TIGARD OR 97223 2S104BC07300 2S104BC01600 TANG, LI& WOZNIAK, JOHN G AND DARLENE M LIN, DOCAS 14200.SW FERN ST 12655.SW BAILEY TER TIGARD OR 97223 TIGARD OR 97223 2S104BB08200 TIGARD, CITY OF ATTN:. CITY ADMINISTRATOR 13125 SW HALL BLVD TIGARD OR 97223 25104BB02300 IRAN, THANH T LUU, THANH NGA THI 14196 SW WINDSONG CT TIGARD OR 97223 2S104BC03900 PGE—ATTN PROPERTY DEPT UMIGER, MARKUS K&LAURA M 121 SW SALMON 14333 SW WALNUT LN TIGARD OR 97223 PORTLAND OR 97204 2S104BB00500 UPADHYAY, SATISH&SAROJ 14170 SW NORTHVIEW DR TIGARD OR 97224 2S104BC03200 VALEV, VALERI N & JAMUS, REINA 0 13958 SW HILLSHIRE DR TIGARD OR 97223 Etiquettes faciles a paler A Repliez a la hachure afin de www.avery.com rAuGlor to rohnrrl DnrannTM 9_0fl11_17.A-AVFRV A2l3AV-OD-008-L Wldn-dod piogai al Jalanai f luawa6Jey,ap sues ®L915®Ab3At'l!Jegeb al zas!l!ln LOD A.1ane•MAAM ap uge ainipey el a za!lda8 salad salpel.sallanb!1 DON & DOROTHY ERDT The following labels list interested persons wtic requested notice 13760 SW 12151 AVENUE re:ANY development ANYWHERE in Tigard. See Memo for File re. TIGARD OR 97223 Interested Parties Update,August 2012. BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE 13085 SW HOWARD DR TIGARD OR.97224 TIGARD OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114TH PLACE 9600 SW FREWING STREET TIGARD OR 97223 TIGARD, OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97224 TIGARD OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE TIGARD OR 97223 TIGARD OR 97223 GRETCHEN BUEHNER CPO 4B MAILING ADDRESS 13249 SW 136TH PLACE 16200 SW PACIFIC HWY, STE H, BOX 242 TIGARD OR 97224 TIGARD OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 143357 SW 133RD AVENUE TIGARD OR 97223 TIGARD OR 97224 LORA GARLAND,CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 PATRICIA KEERINS NOTE:t Don't mail the City of Tigard label 12195 SW 12151 AVE if there is already a label for City of Tigard TIGARD OR 97223 printed from the GIS labels list. /CURPLN/SetUp/Labels/CIT Citywide Last Update:04 09 2013 wla6P3 dn-dod asodxa -^' Jaded Pasj ®1915 ®tian as (L4FCn11,laAlW AJ3AV-O9-008-L W,dn-dod piogaJ al JalanaJ F luawa6Jey,ap sues ®I-9L5®1.113AV 11Jege6 al zasllllfl woDi.Janewtmm ap 1.14e aJny)ey el g zalldaa I 3alad a salve; sallanbll3 ALEXANDER CRAGHEAD JULIE RUSSELL, CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD OR 97223-6210 TIGARD OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST,STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING & BLAKE HERING JR. WILLIAM S. FARGHER NORRIS BEGGS&SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON, SUITE 200 10300 SW 92ND AVENUE PORTLAND OR 97204 HAPPY VALLEY OR 97086 SHANNEN WILLIAMS RAPPOLD MARKETING/BUSINESS DEV MGR DAVID WALSH PERLO CONSTRUCTION 10236 SW STUART COURT 7190 SW SANDBURG ST TIGARD OR 97223 PORTLAND OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD OR 97223 TIGARD OR 97224 LISA HAMILTON, CPO 4B VICE CHAIR CAROL RENAUD—WACO CPO NEWSLETTER COORDINATOR 13565 SW BEEF BEND ROAD OR STATE UNIV EXTENSION SVC-CITIZEN INVOLVEMENT FACULTY TIGARD OR 97224 155 NORTH 1ST AVENUE SUITE 200 MS48 HILLSBORO OR 97124 No persons currently want to be notified about SOUTH or CENTRAL development ONLY: /CURPLN/SetUp/Labels/CIT Citywide Last Update:04 09 2013 r .....OCC,:. 1.r�ww 1( /l w,e6P3 dn-dod asodxa , ,�„r Jaded Peal n19L5 aleldwaj®AJeAV asn A83AV-OO-008-1 wli..-dod piogai al JalaA7J f 3uawa6�. ,ap suss ®19 LS®AH3AV 1pege6 al zaslll4n wortiane•nnnion ap uge wining el g zalldav ♦ Jalad @ salhet sallanbp4 Persons listed below want to be notified about EAST side development ONLY: Jim Long,Chair, CPO 4M 10730 SW 72nd Ave Portland,OR 97223 DAYLE D.& EVELYN O.BEACH 11530 5W 72ND AVENUE TIGARD OR 97223 /CURPLN/Setup/Labels/CIT Citywide Last Update:04 09 2013 W LgRcA, �I�wM1��7/1 .86p3 do-dod asodxa , Jaded paad ®l9ls aleldwai®tiaAy asn "FOR COUNCIL NEWSLETTER" (Sent on 5/30/2013) LAND USE PROPOSAL DESCRIPTION TIGARD 120 DAYS = 9/17/2013 FILE NOS.: SUBDIVISION (SUB) 2013-00001 VARIANCE (VAR) 2013-00002 VARIANCE (VAR) 2013-00006 FILE TITLE: LUKAR RIDGE SUBDIVISION APPLICANT: Kurt Dalbey APPLICANT'S Lee Leighton Spectrum Development REP.: Westlake Consultants P.O. Box 1689 15115 SW Sequoia Parkway, Lake Oswego,OR 97035 Suite 150 Tigard, OR 97224 OWNER: Marvin S Bowman 13875 SW 158th Terrace Tigard, OR 97224 REQUEST: The applicant is requesting Subdivision Review approval for a six lot subdivision of a 1.25-acre property located north of SW Fern Street, east of SW Windsong Court, and extending SW Lukar Court. The applicant has also requested approval for adjustments to the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet). LOCATION: 14235 SW Fern Street;Washington County Tax Map 2S104BC,Tax Lot 06200. ZONE/ COMP PLAN DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: MAY 30,2013 COMMENTS ARE DUE: JUNE 13,2013 ❑HEARINGS OFFICER (MON.) DA 11, OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DA 1'L OF HEARING: TIME: 7:00 PM ❑CITY COUNCIL (TUES.) DA l'E OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: JULY 15,2013 COMPONENTS RELATED TO i rIE PROJECT AVAILABLE FOR VIES_ .G IN THE PLANNING DIVISION ® VICINITY MAP ® DRAINAGE PLAN ® IMPACT STUDY E SITE PLAN ® STORM WATER ANALYSIS ❑ TRAFFIC STUDY ® NARRATIVE ® TREE PLAN ® OTHER: MISCELLANEOUS STAFF CONTACT: Gary Pagenstecher,Associate Planner (503) 718-2434 VICINITY MAP R-12 IPU) Sue2013-00001 VAR2013-00002 VAR2013-00006 Lukar Ridge Subdivision I F_ w'A I N.i T L N LL Subject Site MP V. Z 3 �J v: I+I R-7 0 R-7 I P D) _1.1 (�_ - 4 � ','`irk/ `` r YL r 1"h: ,(•kiliir p - __--- - `rsr�ra--ryriar r.rn i .a:,.e......: Y --__ I �e.tia.drirn r pp:ear•zma-ir•rr■ w r�u RIM w en s•aYca Al. z rrri iso —3 igAti,00 ti , • • TIGARD City of Tigard March 22, 2013 Lee Leighton Westlake Consultants 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 RE: Completeness Review- Lukar Ridge Subdivision, Case File Nos. SUB2013- 00001/VAR2013-00002 Dear Mr. Leighton: The City received your application for subdivision review and an adjustment to the minimum residential density requirements (SUB2013-00001/VAR2013-00002) on February 28, 2013 for a six-lot subdivision located off of SW Fern in Tigard. Staff has completed a preliminary review of the submittal materials and has determined that additional information is required before the application can be deemed substantively complete. Please submit the following additional information: Narrative: The narrative you submitted requires revision to address the applicable standards as identified in the Pre-Application Notes, in particular Chapter 18.810 (Street and Utility Improvement Standards. Chapters which do not apply do not need to be addressed. Public Facility Plan Checklist: Please address the access and street standards identified in the enclosed Public Facilities Completeness Checklist and revise your application accordingly. Any questions regarding these issues should be directed to Greg Berry,Development Review Engineer (503-718-2468). Once this additional information is submitted, staff will review the additional materials to determine if the application is substantively complete. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, 7-� ,4j1(1.--- Gary Pagenstecher Associate Planner Ends: Public Facilities Checklist C: SDR2013-00001 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov . Y Completeness Review 3-20-13 Lukar Ridge Subdivision The narrative should verify compliance with all applicable CDC provisions. Examples follow. 18.705.0301 1. Compliance with TABLES 18.705.1. (Tract A must comply with private street standards) 3,4 Private street and turnaround compliance with Fire Code, 5%maximum cross slope 18.810.030 Streets A, B, C. D. Explain why the street terminates in a cul-de-sac and cannot be extended through the site. E. Note that sidewalks against the curb are six feet wide. L. Cul-de-sac maximum length of 200 feet N. Maximum Street slope of 12% T. Assurance of continuing maintenance of the private street 18.810.040 Blocks B.1,2. Block length 18.810.060 Lots A. Do all lots conform to size and shape standards? 18.810.090 Sewers. Explain why sewers need not be extended to adjacent lots. 18.810.100 Storm Drainage. Explain why drainage need not be extended to adjacent lots. Describe the intended type of water quality treatment facility and confirm that the water quality tract is of sufficient size. 18.810.110 Bicycles 18.810.120 Utilities. Undergrounding of Fern Street utilities LAND USE APPLICM�'ION D teect: -L-Z r/t/�,r S0/ 22/ ,,,;s,I i COMPLETENESS REVIEW COMPLETE INCOMPLETE STANDARD INFORMATION: .s Deed/Title/Proof of Ownership a Neighborhood Mtg.Affidavits, Minutes, List of Attendees 2/ Impact Study(18.390) . USA Service Provider Letter fl !1 Construction Cost Estimate ❑ Envelopes with Postage(Verify Count) El #Sets Of Application Materials/Plans-"Paper Copies" 4f" Pre-Application Conference Notes ❑ #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: ❑ Building Footprint Size ❑ %of Landscaping On Site ❑ Lot Square Footage 111 /o of Building Impervious Surface On Site PLANS DIMENSIONED: El Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking)❑ Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach and Aisle El Visual Clearance Triangle Shown ADDITIONAL PLANS: ❑ Vicinity Map ❑ Architectural Plan ❑ Existing Conditions Plan CI Landscape Plan Tree Inventory ❑ Site Plan El Lighting Plan TREE PLAN I MITIGATION PLAN: _ 2' fiv&fizesi Ae-- i27r w/jp,7iyA7G,z c44 El El El ADDITIONAL REPORTS: (list any special reports)' -0 c•ire 0 i c7tDtic Ce72 t/F'Q(7?O?✓ El ❑ 5✓is Pt*r iv4f/�If/�S Jw'/fr7- , CI El RESPONSE TO APPLICABLE CODE SECTIONS: El 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) El 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) Z 18.705(Access/Egress/Circulation) B 18.780(Signs) ❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) e 18.715(Density Computations) 2 18.790(Tree Removal) RI 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards) 12 18.795(Visual Clearance Areas) ❑ 18.380(Zoning Map/Text Amendments) 18.725(Environmental Performance Standards) 77 18.798(Wireless Communication Facilities) 2' 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) .ar18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) 4 18.430(Subdivisions) a' 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) El 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) a 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 1,,, - v . . TIGARD City of Tigard May 13, 2013 Lee Leighton Westlake Consultants 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 RE: Completeness Review- Lukar Ridge Subdivision, Case File Nos. SUB2013- 00001/VAR2013-00002/VAR2013-00006 Dear Mr. Leighton: The City received your supplemental application materials for a six-lot subdivision, an adjustment to the minimum residential density requirements, and a street improvement adjustment (SUB2013-00001/VAR2013-00002/VAR2013-00006) on April 17, 2013. The project is located off of SW Fern in Tigard. Staff has completed a preliminary review of the submittal materials and has determined that the application can be deemed substantively complete. To complete the application, please submit the following additional items: 1. Envelopes: Please supply two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes. Addresses of property owners located within 500 feet must have been obtained from the City of Tigard within the previous three months from the date of application completeness. (Contact Chris Wiley at 503-718-2714) 2. Application Copies: Please Submit 10 copies of your revised and new materials (including all elements of the submittal, collated and bound). Plan sets may be printed at 11" x 17" size as long as you include 3 copies of large set plans.Also, submit 6 additional copies of your reduced plan sets only,plus one copy at 8 1/2" x 11" for our records, and a compact disc including all elements of your proposal. Once this additional information is submitted, your application will be deemed complete. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, i '"") "1- 7 Gary Pagenstecher Associate Planner C: SDR2013-00001 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov PUBLIC FACILITY PLAN Project: Lukar Ridqe Subdivision COMPLETENESS CHECKLIST Date: 5/7/2013 GRADING ® Existing and proposed contours shown. N/A ❑ Are there grading impacts on adjacent parcels? No ❑ Adjacent parcel grades shown. N/A ❑ Geotech study submitted? N/A • STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. Will be required on final plans ❑ Future Street Plan: Must show street profiles, topo N/A on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report ® Street grades compliant? • Street/ROW widths dimensioned and appropriate? ® Private Streets? Less than 6 lots and width appropriate? ❑ Other: SANITARY SEWER ISSUES Existing/proposed lines shown. More detail will be required on final plans I1 Stubs to adjacent parcels required/shown? N/A WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Will be required on final plans l Existing/proposed fire hydrants shown? Will be required on final plans ▪ Proposed meter location and size shown? ❑ Proposed fire protection system shown? Will be required on final plans STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? Will be required on final plans ® Preliminary sizing calcs for water quality/detention More detail will be required on final plans provided? ® Water quality/detention facility shown on .fans? More detail will be re.uired on final •lans Z Area for facility match requirements from calcs? More deatil will be required on final plans ❑ Facility shown outside any wetland buffer? N/A ❑ Storm stubs to adjacent parcels required/shown? N/A The submittal is hereby deemed ® COMPLETE ❑ INCOMPLETE By: � B " ., : � Date: 5/7/13 f1%fe Mctarfky REVISED: 05/07/13 'IN IN TIGARD City of Tigard May 29, 2013 Lee Leighton Westlake Consultants 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 RE: Completeness Review-Lukar Ridge Subdivision, Case File Nos. SUB2013- 00001/VAR2013-00002/VAR2013-00006 Dear Mr. Leighton: The City received your supplemental application materials on May 20, 2013 for a six-lot subdivision, an adjustment to the minimum residential density requirements, and a street improvement adjustment (SUB2013-00001/VAR2013-00002/VAR2013-00006). The project is located off of SW Fern in Tigard. Staff has completed a preliminary review of the submittal materials and has determined that the application can be deemed complete. Notice and request for comments will be sent out with a decision made within six weeks. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, 6-)e ; --- -4'. ' -4------' Gary Pagenstecher Associate Planner C: SDR2013-00001 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov APPLICANT MATERIALS RECVL3 MAY 20 2013 CITY or TI :;ARD \/Vestlake PLANNING/ NGINEERING I c onsultants,inc TRANSMITTAL ENGINEER/NG ♦ SURVEYING ♦ PLANNING Phone:503 684-0652 Fax 503 624-0157 Date: May 16, 2013 Project No.: 2312-004 To: Gary Pagenstecher Project Name: Lukar Ridge City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 From: Lee D. Leighton,AICP CC: Kurt Dalbey/Spectrum Development Re: Subdivision Submittal No. of Copies Dated Description 10 05/16/13 Bound Application Narrative and Supporting Exhibits 3 05/16/13 Full-Size Plan Drawing Set 6 05/16/13 11'x 17" Plan Drawing Set 1 05/16/13 8.5"x 11" Plan Drawing Set 1 05/16/13 Digital Files on Compact Disc [CD-ROM) 2 sets Not dated Pre-addressed, stamped envelopes for notice mailings Comments: Thank you for your comments to help us complete our land use application package. The attached items incorporate revisions responding to the issues you identified in your letter of March 26, 2013, Lee Idl Fax ❑ No. of Pages [including cover) Fax No. Mail ❑ Messenger❑ Overnight 0 Hand Delivery ■ Pacific Corporate Center, 15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 111 RECEIVED APR 1 7 2013 CITY OF TIGARD \/Ve stl a PLANNING/ENGLr�,' '-pIn r TRANSMITTALconsultants, ENGINEERING ♦ SURVEYING ♦ PLANNING Phone:503 684-0652 Fax:503 624-0157 Date: April 17, 2013 Project No.: 2312-004 To: Gary Pagenstecher Project Name: Lukar Ridge City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 From: Lee D. Leighton,AICP CC: Kurt Dalbey/Spectrum Devel. Re: Subdivision Submittal No. of Copies Dated Description 3 04/15/13 Bound Application Narrative and Supporting Exhibits 3 04/08/13 Full-Size Plan Drawing Set 2 sets Not dated Pre-addressed envelopes with postage for notice mailings Comments: Thank you for your comments to help us complete our land use application package. The attached items incorporate revisions responding to the issues you identified in your letter of March 26, 2013. Lee Idl Fax ❑ No. of Pages(including cover) Fax No. Mail 0 Messenger 0 Overnight 0 Hand Delivery ■ Pacific Corporate Center, 15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 1111 SEC EIVEL. FEB 2 8 2013 111 vva stl a ke CITY OF'fIGARD PLANNING/ENGINEERING consultants,inc TRANSMITTAL ENGINEERING ♦ SURVEYING ♦ PLANNING Phone:503 684-0652 Fax. 503 624-0157 Date: February 28, 2113 Project No.: 2312-004 To: Gary Pagenstecher Project Name: Lukar Ridge City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 From: Lee D. Leighton,AICP CC: Kurt Dalbey/ Spectrum Devel. Re: Subdivision Submittal No. of Copies Dated Description 3 02/28/13 Bound Application Narrative and Supporting Exhibits 3 02/28/13 Full-Size Plan Drawing Set 1 02/13 Signed original application form 1 02/27/13 Application Fee Check($6,471.00,Spectrum Development#4417) Comments: We look forward to your comments to help us complete our land use application package. Lee Idl Fax ❑ No. of Pages(including cover) Fax No. Mail 0 Messenger 0 Overnight 0 Hand Delivery • Pacific Corporate Center. 15115 S.W.Sequoia Parkway. Suite 150.Tigard.Oregon 97224 RECEIVED � �►z- o�y III I City of Tigard and FEB 2 8 2013 tk Ma TIGARD Land Use PerwAZIONation APPLICATIONS WILL NOT BE ACCEPTED IN PARTIAL SUBMITTALS. ALL ITEMS MUST BE SUBMITTED AT ONE TIME. > This form is required to complete your submittal. The applicant must check the box next to the item verifying that the information is present. Staff will check off the items at intake. ➢ Three (3) copies of all materials are required for the initial review process. The balance of the copies will be requested once your submittal is deemed substantially complete. ➢ Each packet must be collated. > Plans are required to be a minimum of 24"x 36"or 22"x 34". > Plans must be FOLDED,rolled plans are not accepted. Applicant Staff Documents, Copies and Fees Required NCompleted Master"Land Use Permit"Application with property owner's signature or name �. `7 of agent and letter of authorization 64, Title transfer instrument or grant deed ✓ Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Documentary evidence of Neighborhood Meeting: Neighborhood Meeting Affidavits of Posting&Mailing Notice,Minutes,Sign-in Sheets VC Service Provider Letter Impact Study per Section 18.390.040.B.2(e) ` C_- Copy of the Pre-Application Conference notes ✓ Filing Fee (see fee schedule) Preliminary Sight Distance Certification C. Preliminary Storm Calculations L, Arborist Report Traffic Report(if Required) Maps or Plans (Plans must be at least 24"x 36") Architectural Drawings (elevations & floor plans) Q Existing Conditions Map I/4 Landscape Plan Q Preliminary Grading/Erosion Control Plan Preliminary Partition/Lot Line Adjustment Plan Preliminary Storm Drainage Plan Preliminary Utilities Plan Public Improvements/Streets Plan (, Site Development Plan Subdivision Preliminary Plat Map J Topography Map / Tree Preservation/Mitigation Plan Vicinity Map ➢ Once your application has been deemed substantially complete you will be notified by the Planning Division in the form of a completeness letter indicating that you will need to provide the following: Two (2) sets of stamped, addressed#10 envelopes for all owners of property within 500 feet of the subject property (the 2 sets must remain separated for the purpose of 2 mailings). Mailing envelopes shall be standard legal-size (#10), addressed with 1"X 4"labels (please see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (please see request for 500'property owner mailing list form). I:\CURPLN\Masters\Submittal Requirements Check List.doc (updated:21-January-10) 0 RECJVED FEB 28 2013 CITY OF TIGARD PLANNING/7NGI rifILAPPAILD BY: - . CITY.OF TIGARD PLANNING DIVISION U LAND USE PERMIT APPLICATION Cil)qfTisvinlPovii ofCoder 13125 SII'Nn/I Bird,Tigard, OR 97223 . TIGARD Phone: 503.639.#/71•:Pax:503.598.1960 ray hi,U S).O I5-0300 I Other Case ti::. \pQ,2 0 l 3_00002_ I Date 2-122g I IS By M1)1 LW _ Receipt 11 Fee Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR 'Adjusimcnl/Vnriance(1 or II) ❑Minor Land Partition(II) ❑Zone Change(III) ❑Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑Zonc Change Annexation(IV) 0 Conditional Use(III) ❑Sensitive Lands Review(l, II or III) ❑Development Code Amendment(IV) ❑Ilistoric Overlay(II or 111) ❑Site Development Review(II) ❑home Occupation(II) WrSubdivision(II or 111) l.vr.:rrtox 1+'Hl+nit rnnrO,;r•,n ArrvlTY Wilt OCCUR(Adeate tf.euTihle) — — I `'l-2 3 S Su-) FFJtK) S -1,1.e hLAPS I AX I - NOS. ---. 2 S 1 0tfaC 062,)0 Tnrni.SIl L•si : A worm LLASSIFICATION I , 2 " 'c9 7- ArrI.IC\Nr' • 3 e< Vru - Je.W / rA52;''- l,LU1J A RF './STAT''LIP °. D 6 ox __ Lek w s� oNie 1 \ 5�0_ ) --i '3k - \� \ FAX�5o ) D'\ *— -2._..1 IIItARYCONTACtrPUnsroN (ip \ _). - \-1 ' ''''. \\()Q1 \\() 07..)._ 143\ " \9\ Li I JiOI L?Itl Y UO NL'it/LIIRO 1-101.131M(Anuli Irt itmom dun one) htAILUNGAuniuu 'C11Y/tit-A'Ili/ZIP ijg.,5 .jtc) /sg few %�� 6R /7 ,;a Y P ONItNO. -- I � 1�,1.\hK1. 463 - , ``k2 -to,p9l icy-_.s - 9'476 `When the owner and the applicant are different people,the applicant must he the purchaser of record or a lessee in possession with written audiorin,tion from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written auth,orriization with this application. [Iwo(.74 &AIAIAII1"(rlca,e lie grza f¢) ImIN 1)13b1 1S/NS IA)V Lo13 rag_ brii C4if1i. SiA;6te, 21L; .CS/bt)i'7 C (IL APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OP TIIE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. is\curpin\wasters\land use applications\other land use applications.doc THE APPLICANT SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. e All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,arc true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. e The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Mc,r) ,2 12 Li] \_3 Applicant/Agent/Re esentative's Signature Date 5"-IA C r(vv Applicant/Agent/Representative's Signature Date \/\/estlake1 ,consultants,inc RECEVED MAY '' O2013 CITY OF T IGARD PLANNING/'ENGINEERING Lukar Ridge Subdivision Subdivision Application Prepared for: Kurt Dalbey Spectrum Development, LLC PO Box 1689 Lake Oswego, Or 97035 Phone: (503) 781-1814 Prepared by: Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, Oregon 97224 Pacific Corporate Center 1 15115 sw sequoia parkway, suite 150, tigard, oregon 97224 www.westlakeconsultants.com I PH 503.684.0652 I FX 503.624.0157 Lukar Ridge Subdivision Subdivision Application April 15, 2013 Table of Contents Project Description 1 Land Use Permit Request: Subdivision (without Planned Development) 1 Type II Procedure 2 Subdivisions (Chapter 18.430) 3 Residential Zoning Districts 7 Access, Egress and Circulation 10 Parking (provisions applicable to detached single=family residential use) 24 Signs 24 Tree Removal 25 Visual Clearance Areas 26 Summary and Request 45 i 04/15/13 List of Exhibits A Application Form B Preliminary Subdivision Plan Drawing Set C Pre-Application Conference Notes, December 11, 2012 D Neighborhood Meeting Documentation E Recipients List/Labels for Notices (per TDC 18.390.040.0.1) F Impact Study(per TDC 18.390.040.B.2.e.) G Storm Drainage Report and Calculations H Plat Name Reservation (Washington County Surveyor's Office) I Residential Density Calculation J Remainder (Lot 6) Hypothetical Illustration K Clean Water Services (CWS) Preliminary Screening Site Assessment L Arborist's Report M Pride Disposal Correspondence N Vicinity Map & Functional Street Designations O Title Deed P Preliminary Sight Distance Certification Q Conceptual Infill Development Illustration/Future Streets Plan ii 04/15/13 Project Description The proposed development is a six-lot redevelopment of a 1.25-acre property located on the north side of Fern Street, east of SW Ascension Drive in the City of Tigard (14235 SW Fern Street; Tax Map 2S1 4BC, Tax Lot 6200). The single existing residence and accessory buildings will be demolished, and will be replaced with one irregular lot fronting on SW Fern Street at the south, plus five generally rectangular new lots and a storm water treatment facility immediately east of the existing stub terminus of SW Lukar Court in the northern part of the site. (See application form in Exhibit A and proposed plan drawings in Exhibit B.) The Applicant proposes to terminate SW Lukar Court in a new cul-de-sac bulb consistent with the City's standard for a"street sweeper turnaround" design. The storm water quality facility and two of the five northerly lots will have driveways on the public cul-de-sac street, and the remaining three lots will have access by way of a short private street extending farther to the east. The configuration is designed to be functionally comparable to a Tualatin Valley Fire & Rescue (TVF&R) hammerhead turnaround. City utility services capable of providing water, sewer and storm drainage are available in the existing streets. The proposed development will include extending facilities as needed to serve all of the proposed new lots. The Applicant conducted a Neighborhood Meeting on February 7, 2013. Documentation is provided in Exhibit D. Land Use Permit Request: Subdivision (without Planned Development) In Table 18.390.1 of the Tigard Development Code (Summary of Permits by Type of Decision-Making Procedure), "Subdivision Without Planned Development" is listed as a Type II Procedure pursuant to Section 18.390.040[Type II Procedure], with a cross- reference to Section 18.430.070[Approval Criteria: Final Plat]. Footnote 1 adds that "[subdivisions] may be processed as either Type II or III procedures, pursuant to Section 18.775.020.D and E." Separately, TDC Section 18.430.030(A)provides that "[r]eview of a preliminary plat for subdivision shall be processed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.040. " The Applicant has been advised by City of Tigard staff that the proposed Subdivision request will be subject to Administrative Staff Review (See Exhibit C, Pre-Application Conference Notes, at Page 8 of 9), i.e., a Type II procedure. This application presents evidence and recommended findings for approval of the Subdivision request,pursuant to applicable requirements of the Tigard Development Code. (This application does not attempt to show compliance with the Final Plat approval criteria in Section 18.430.070 because it is not timely: that process is only possible when a preliminary subdivision plat has been approved.) 1 04/15/13 Type II Procedure 18.390.040 Type II Procedure A. Preapplication conference. A preapplication conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in Section 18.390.080.C. Response: A pre-application conference took place on December 11, 2012. Notes and associated documents provided by City staff are attached in Exhibit C. B. Application requirements. 1. Application forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080.E.1, 2. Submittal information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040.C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Response: This application and supporting materials have been prepared using the forms and instructions provided by City staff. A copy of the application form is provided in Exhibit A. This narrative document cites and quotes applicable Tigard Development Code provisions and provides Responses from the Applicant, with evidence and explanation of how all applicable approval criteria have been met. The application fee has been remitted with the application. The Applicant has provided stamped, addressed envelopes for notice mailings based on the recipient list produced by City of Tigard staff; a copy of the recipient list/mailing label set is provided in Exhibit E. The Applicant has also provided an Impact Study, in Exhibit F. These requirements have been met. 2 04/15/13 Subdivisions (Chapter 18.430) 18.430.020 General Provisions A. Approval through two-step process. An application for a subdivision shall be processed through a two-step process: the preliminary plat and the final plat. 1. The preliminary plat shall be approved by the Approval Authority before the final plat can be submitted for approval consideration; and 2. The final plat shall reflect all conditions of approval of the preliminary plat. Response: This is a request for preliminary plat approval. B. Compliance with ORS Chapter 92. All subdivision proposals shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions. Response: The materials submitted by the Applicant demonstrate compliance with ORS Chapter 92, as well as City of Tigard approval standards. C. Future re-division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. Response: This provision is not applicable because no lots large enough to allow re-division are proposed. D. Lot averaging, Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80%of the minimum lot size allowed in the underlying zoning district. Response: This provision is not applicable because all six of the proposed lots exceed the applicable minimum lot size, which is 5,000 square feet in the R-7 Zone. The proposed storm water facility tract is not subject to the minimum area requirement for buildable lots. E. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. Response: This provision is not applicable because a temporary sales office request is not included as part of this proposal. F. Minimize flood damage. All subdivision proposals shall be consistent with the need to minimize flood damage. Response: The Applicant has examined flood hazard mapping and has determined that no part of the Subject Property is located within a designated flood hazard area. The Applicant has also 3 04/15/13 provided storm system capacity calculations to demonstrate that the proposed storm water treatment and detention facility will satisfy City of Tigard design requirements to protect the downstream capacity of the public storm drain system. (See Exhibit G.) G. Floodplain dedications. Where land filling and/or development is allowed within and adjacent to the 100 year floodplain outside the zero foot rise floodway, 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 at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian bicycle pathway plan. Response: This provision is not applicable. The Applicant has examined flood hazard mapping and has determined that no part of the Subject Property is located within a designated flood hazard area. H. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Response: The proposed development includes installation of public utilities and facilities to serve all of the proposed lots. Special flood-damage resistance construction techniques are not necessary because no part of the Subject Property is located within a designated flood hazard area. I. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and Response: The Applicant has provided storm system capacity calculations to demonstrate that the proposed storm water treatment and detention facility will satisfy City of Tigard design requirements to protect the downstream capacity of the public storm drain system. (See Exhibit G.) J. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). Response: This provision is not applicable. The Applicant has examined City of Tigard flood hazard mapping and has determined that no part of the Subject Property is located within a designated flood hazard area. 18.430.030 Approval Process A. Review of preliminary plat. Review of a preliminary plat for subdivision shall be processed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.040. An application for subdivision 4 04/15/13 may also be reviewed concurrently with an application for a planned development, as governed by Chapter 18.350. Response: This is a request for Type II review of a preliminary plat for a subdivision. B. Review of final plat. Review of a final plat for subdivision shall be processed by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.070. Response: The Applicant will submit a request for final plat approval following approval of the current request. C. Approval period. Preliminary plat approval by the Approval Authority shall be effective for a period of 1-1/2 years from the date of approval. The preliminary plat shall lapse if 1. A final plat has not been submitted within a 1-1/2 year period; or 2. The final plat does not conform to the preliminary plat as approved or approved with conditions. D. Extension. [detailed provisions omitted for brevity] E. Phased development. [detailed provisions omitted for brevity] Response: These provisions provide procedural guidance and require no evidence or other responses from the Applicant. This proposal does not include a request for extension or phased development approval. 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; Response: Applicable sections of the Tigard Development Code (and related other regulations where appropriate) are quoted and addressed in numerical order below. Based on the evidence and findings provided by the Applicant, this criterion is satisfied. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; Response: The Applicant has obtained approval of the proposed plat name, "Lukar Ridge," from the Washington County Surveyor's Office. (See Exhibit H.) 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] 5 04/15/13 Response: The proposed development will include widening and improving SW Fern Street along the frontage of the subject property to meet the applicable Public Works design standard. The Applicant evaluated whether SW Lukar Court could be extended all the way to the eastern property line and stubbed to accommodate further development; however, a significant grade break occurs at that property boundary, and the parcel sizes and configurations to the east of the subject property do not provide infill redevelopment opportunity that depends on access from the west. For these reasons, it is appropriate to terminate SW Lukar Court in a cul-de-sac at this location. 4. An explanation has been provided for all common improvements. Response: In addition to street improvements, the proposed project will extend City services (water and sanitary sewer) to the proposed lots; will provide franchise utility services such as electrical, natural gas, telephone and cable television to all the lots; and will include construction of a storm water quality treatment and detention facility, which will accept runoff from roofs and paved surfaces, including driveways, the private street (Tract A), and the cul-de-sac bulb terminus of the public street. Maintenance of Tract A will be the responsibility of those property owners whose driveways are located on it rather than the public street. The project does not include any commonly-held tracts for open space or other purposes. This criterion is met. B. Conditions of approval. The Approval Authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties. Response: The Applicant acknowledges the City's authority to impose approval conditions where appropriate to assure compliance with applicable standards in the final plat and construction phases of the development process. 18.430.050 Submission Requirements:Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. B. Additional information. In addition to the general information described in Subsection A above, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. Response: As noted above, the application has been prepared using forms and guidance information provided by City of Tigard staff. 18.430.060 Adjustments Authorized A. Granting of adjustments. Adjustments to the subdivision regulations prescribed by this title may be authorized by the Director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020.C.1. 6 04/15/13 Response: This request does not include any Adjustment requests. Residential Zoning Districts 18.510.020 List of Zoning Districts E. R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 squarefeet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. 18.510.030 Uses [detailed provisions omitted for brevity] Response: The proposed lots are specifically designed for Household Living in Detached Single Units, both of which are permitted uses according to Table 18.510.1, Use Table. 18.510.040 Minimum and Maximum Densities A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80%of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is governed by the formulas in Chapter 18.715, Density Computations. 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s)from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100 year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant habitat areas, as designated on the City of Tigard "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 7 04/15/13 dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80%(0.8). (Ord. 09-13) 18.715.030 Residential Density Transfer [not applicable because no transfer of density is proposed] Response: The Applicant has provided detailed residential density calculations in Exhibit I. Because of the site's irregular shape, slope characteristics and configuration of streets, this application includes a request for an-adjustment to allow the minimum number of units to be reduced from 7.6 to 6 dwelling units, based on the facts and findings immediately below. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715.020.0 and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020.C.2. 18.370.020.C.2. Adjustment to minimum residential density requirements (Chapter 18.510). The Director is authorized to grant an adjustment to the minimum residential density requirements in Section 18.510.040, by means of a Type I procedure, as governed by Section 18.390.030 as follows: a. [not applicable in the R-7 Zone] b. For development on sites larger than those contained in 1 above, if the applicant can demonstrate by means of detailed site plan that the site is so constrained that the proportional share of the required minimum density cannot be provided and still meet all of the development standards in the underlying zone. c. To be granted an adjustment in either Subsections a or b above, the applicant must demonstrate that the maximum number of residential units are being provided while complying with all applicable development standards in the underlying zone. There is nothing in this section which precludes an applicant for applying to a variance to these standards, as governed by Section 18.370.010. Response: The Applicant requests an adjustment to reduce the minimum required residential density from 7.6 units (the result of the basic density calculation) to 6 units in the configuration proposed, for the following specific reasons: 1. The site's southern frontage is along a curved, sloping segment of SW Fern Street, but the property also abuts the stub terminus of SW Lukar Court on its western boundary. The proposed lot layout is efficient because it wraps lots around a short cul-de-sac bulb added to the existing stub terminus of SW Lukar Court. This configuration, together with the driveway for servicing the storm water management facility in Tract B, provides a 8 04/15/13 hammerhead turnaround sufficient for maneuvering fire trucks at the end of the street if necessary. 2. The Applicant explored the feasibility of making a through street connection with Lukar Court. However, the vertical alignment for such an extension would be complicated by a substantial grade difference with the neighboring property to the east. Moreover, the size and configuration of that neighboring property make its potential redevelopment more feasible with lots fronting on Fern Street anyway. 3. Alternatively, looping Lukar Court to intersect Fern Street would either result in highly irregular areas on both sides of a curving street, with inefficient and awkward lot shapes and sizes, or a"knuckle curve" or two-legged intersection alignment. Either of these alignments would dramatically enlarge the size of the public right-of-way dedication, and have the effect of reducing the number of lots that can be created within the subject property. (The fact that the existing stub street is a"Court" suggests that its termination as a cul-de-sac has been anticipated in prior development approvals.) 4. The required water quality facility (Tract B) must be located in the northwestern corner of the property to achieve gravity flows from developed areas. Its proposed size is based on the required water volume and treatment capacity characteristics it must have to meet City standards. (See Storm Drainage Report and Capacity Calculations in Exhibit G.) When the required width for Tract B (just under 34 feet) is subtracted from the width of the property (about 170 feet), there is a total of about 136 feet of width available to accommodate proposed lots. Therefore, on the north side of Lukar Court, the site cannot accommodate more than two lots meeting the minimum 50-foot width requirement for detached-unit lots in the R-7 zone (see Table 18.510.2, excerpted below). On the south side of Lukar Court, the site can fit three lots meeting the minimum width requirement. 5. The efficient rectangle thus formed by Lots 1 through 5 results in a generally triangular remnant piece of the property at the south. This remainder area has a more than ten percent downhill slope from the Fern Street frontage. It includes the existing house's front yard, circular driveway and carport building,but not the house itself. 6. The proposed lot layout allows the remnant's western boundary to exceed 110 feet, but the effective lot depth and buildable area diminish quickly as one proceeds to the east. 7. Exhibit J contains a hypothetical illustration, assuming the remnant Lot 6 were split into a generally rectangular western lot 50 feet wide (Lot 6A) and an irregular eastern lot (Lot 6B). Lot 6B would then be about 90 feet deep along its western boundary, but only 55 feet deep 50 feet farther to the east. When front, side and rear setback requirements are applied, Lot 6B's resulting buildable area is impractically shallow, and completely out of character with homes in the surrounding area. 8. Because of the way all the reasons discussed above constrain infill development of the Subject Property, it is appropriate to adjust the required minimum density so that it can be redeveloped with 6 lots in the proposed configuration for detached single-family residential development. 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. 9 04/15/13 B. Development standards. Development standards in residential zoning districts are contained in Table 18.510.2. TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES (R-7 Zone Excerpt) STANDARD R-7 Minimum Lot Size -Detached unit 5,000 sq.ft. -Duplexes 10,000 sgft. -Attached unit[1] 5,000 sq ft. Average Minimum Lot Width -Detached unit lots 50 ft. -Duplex lots 50 ft. -Attached unit lots 40.ft. Maximum Lot Coverage 80%[2] Minimum Setbacks -Front yard 15 ft. -Side facing street on corner& through lots 10 ft. -Side yard 5 ft. -Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20_ft. Maximum Height 35 ft. Minimum Landscape Requirement 20% [IJ Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. Response: The submitted preliminary site plan drawing (See Exhibit B, Sheet P300) provides dimensions for all lot boundaries as well as lot square footage area calculations. All of the proposed lots exceed the minimum required lot area in the R-7 zone, as well as the minimum lot width requirements. The generally rectangular configuration of Lots 1 through 6 ensures that contemporary homes can be sited within them, in compliance with all required minimum setbacks. Similarly, the generally triangular proposed Lot 6 (10,439 square feet), and its depth dimension (over 112 feet along its western boundary), provide sufficient room to site a new residence within that irregularly-shaped lot. The proposed development therefore meets these standards. Access, Egress and Circulation 18.705.020 Applicability of Provisions 10 04/15/13 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. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Response: This application requests approval for access by way of a private street, Tract A, to be shared by Lots 2, 3 and 4. Maintenance and repair responsibilities for Tract A will be the subject of a maintenance agreement among the owners of those Lots, to be recorded in conjunction with the subdivision final plat. Such configurations and agreements are not unusual within the City of Tigard. Compliance can be assured through a condition of approval requiring the Applicant to submit proposed forms of agreement(s) for review with the Final Plat. D. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.1 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. 11 04/15/13 Response: Proposed Lots 1, 5 and 6 will have direct access to public streets. Lots 2, 3 and 4 will access to SW Lukar Court by way of a short private street in Tract A. Maintenance and repair responsibilities for Tract A will be the subject of a maintenance agreement among the owners of those Lots, to be recorded in conjunction with the subdivision final plat, which can specify the standards to be used in performing such activitieis. Such configurations and agreements are not unusual within the City of Tigard. Compliance can be assured through a condition of approval requiring the Applicant to submit proposed forms of agreement(s) for review with the Final Plat. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N 18.810.030 Streets 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. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. Response: From the context, this cross-reference appears to contain a scrivener's error: Section 18.810.030.N refers to "Grades and curves,"but Section 18.810.030.0 refers to "Curbs, curb cuts, ramps, and driveway approaches." In either case, the slope of the cul-de-sac bulb extension is less than ten percent, and all sidewalks and driveway aprons will be constructed to meet applicable public works standards, including structural capacity to accommodate emergency and service vehicles where appropriate. A curb-tight sidewalk is planned all the way around the public street cul-de-sac bulb, but it will not extend into Tract A because only three lots share that access and there is no corridor for a pedestrian connection to be made to the east. These standards are met. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi- building commercial, institutional, and industrial complexes. Unless impractical, 12 04/15/13 walkways shall be constructed between new and existing developments and neighboring developments; 2. Within all attached housing (except two family dwellings) and multi family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft- surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Response: Pedestrian access will be provided by a curb-tight sidewalk that matches the existing condition at the stub terminus of SW Lukar Court, wrapping the sidewalk all the way around the cul-de-sac bulb. Other than at driveway crossings, the sidewalk will be separated by standard 6" curbing per City public works standards. This section does not require walkway access to Lots 2, 3 or 4 because single-family homes are not subject to these provisions. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 13 04/15/13 • 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. Response: All access to the proposed development is from designated local streets: a driveway on SW Fern Street for Lot 6, and a combination of driveways and a private street accessing SW Lukar Court for Lots 1 through 5 and service access to Tract B, where the storm water management facility will be located. The configuration is designed to accommodate turn-around movements by TVF&R fire trucks. There is no evidence to suggest that the proposed development will lead to inadequate or hazardous access or vehicle movement patterns. These provisions are satisfied. 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.) 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. 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. Response: The property currently has a circular driveway with two access points on SW Fern Street. Proposed Lot 6 will continue to have its driveway on SW Fern Street (but probably without the loop configuration). Lots 1 through 5 will all have access by way of SW Lukar Court, which extends east of SW Ascension Drive a short distance to its present stub terminus. Fern Street is a Neighborhood Route and all of the other roadways are local service streets, far from the influence area of any collector or arterial streets. 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: 14 04/15/13 RESIDENTIAL USE (SIX OR FEWER UNITS) Number Minimum Minimum Minimum Dwelling Number of Access Pavement Unit/Lots Driveways Width Width Required 1 or 2 1 15' 10' 3-6 1 20' 20' TABLE 18.705.2 VEHICULAR ACCESS/EGRESS REQUIREMENTS: MULTIFAMILY RESIDENTIAL USE [not applicable—no multifamily development is proposed] Response: Every proposed lot has its own driveway access onto a local street or a private street serving only three residences. The standard in Table 18.705.1 is met. Table 18.705.2 is not applicable because no multifamily development is proposed. 2. Vehicular access to multifamily structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; Response: Not applicable because no multifamily structures are proposed. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; Response: Tract A provides access to Lots 2, 3 and 4. The Tract is 32 feet wide by roughly 70 feet deep, providing sufficient area to accommodate two-way circulation. Its final construction design and maintenance requirements can be assured through appropriate conditions of approval. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is five percent. Response: The configuration of Tract A and the driveway access for the storm water management facility (Tract B), together with the street-sweeper cul-de-sac bulb, is dimensionally equivalent to a hammerhead configuration pursuant to subparagraph b. The cul-de-sac bulb and driveways are nearly flat, sloped enough to achieve positive drainage toward the storm water management facility(with a cross slope much less than five percent). These requirements are satisfied. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular 15 04/15/13 backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Response: These provisions are not applicable because no driveway or private street tract exceeds 200 feet in length, and no driveway accesses an arterial or collector street. 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. B. Evidence of compliance. Prior to issuance of a building permit, the director may require submission of evidence demonstrating compliance with state,federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP). C. Continuing obligation. Compliance with state,federal and local environmental regulations is the continuing obligation of the property owner and operator. Response: The Applicant recognizes that compliance with all applicable permitting and performance requirements of federal, state and local jurisdictions is required. No exemption from such requirements is being sought in connection with this land use request. Compliance can be assured through appropriate conditions of approval. 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 6.02.410 through 6.02.470 of the Tigard Municipal Code shall apply. B. Visible emissions. Within the commercial zoning districts and the industrial park(IP) zoning district, there shall be no use, operation or activity which results in a stack or other point-source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. 16 04/15/13 E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted; and 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source, and 2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. (Ord. 12-02§3) Response: The proposed development consists of six lots for single-family detached residential construction, which use is consistent with City of Tigard zoning and characteristic of the surrounding neighborhood area. There is no evidence to suggest that the proposed development will cause a violation of any applicable environmental performance requirements, and this application does not seek exemption from any of them. Home construction activities, as well as future residents' activities, will be required to comply with the applicable standards. This requirement is met. 18.730.020 Exceptions to Building Height Limitations A. Protections not used for human habitation. Projections such as chimneys, spires, domes, elevator shaft housings, towers excluding TV dish receivers, aerials,flag poles, and other similar objects not used for human occupancy, are not subject to the building height limitations of this title. B. Building height exceptions. Any building located in a non-residential zone may be built to a maximum height of 75 feet;provided: [detailed provisions omitted for brevity] C. Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially- zoned land. [further provisions omitted for brevity] Response: Future construction will be subject to the building height limitation exceptions in Subsection A. Subsection B is not applicable because the subject property is in a residential zone. Subsection C is not applicable because none of the proposed lots meets the definition of a flag-lot subject to that subsection (in subparagraph C.l.a through c). 18.730.030 Zero Lot Line Setback Standards [detailed provisions omitted for brevity] 17 04/15/13 Response: These provisions are not applicable because this request does not include any zero- lot-line development. 18.730.040 Additional Setback Requirements A. Additional setback from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the City's transportation plan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. Response: This provision is not applicable because both SW Fern Street and SW Lukar Court rights-of-way have sufficient width (or will be dedicated to sufficient minimum widths by the final plat). B. Distance between multifamily residential structure and other structures on site. [detailed provisions omitted for brevity] Response: These provisions are not applicable because no multifamily residential structure is proposed. C. When no yard setback is required. In zoning districts where a side yard or a rear yard setback is not required, a structure which is not to be built on the property line shall be set back from the property line by a distance in accordance with the State Building Code requirements. (Ord. 02-33) Response: These provisions are not applicable because side and rear yard setbacks are required in the applicable R-7 zoning district. 18.730.050 Miscellaneous Requirements and Exceptions A. When abutting properties have non-conforming front setbacks. If there are dwellings on both abutting lots with front yard depths less than the required depth for the zone, the depth of the front yard for the intervening lot need not exceed the average depth of the front yards of the abutting lots. B. When one abutting property has a nonconforming front setback. If there is a dwelling on one abutting lot with a front yard of less depth than the required depth for the zone, the front yard for the lot need not exceed a depth one-half way between the depth of the abutting lot and the required front yard depth. Response: These provisions are not applicable because homes on neighboring sites do not have nonconforming front setbacks. C. Storage in front yard. Boats, trailers, campers, camper bodies, house trailers, recreation vehicles or commercial vehicles in excess of 3/4 ton capacity may be stored in a required front yard in a residential zone subject to the following: 18 04/15/13 1. No such unit shall be parked in a visual clearance area of a corner lot or in the visual clearance area of a driveway which would obstruct vision from an adjacent driveway or street; 2. No such unit shall be used for dwelling purposes except that one camper, house trailer or recreational vehicle may be used for sleeping purposes only by friends, relatives or visitors on land entirely owned by or leased to the host person for a period not to exceed 14 days in one calendar year,provided that such unit shall not be connected to any utility, other than temporary electricity hookups and provided that the host person shall receive no compensation for such occupancy or use; 3. Any such unit parked in the front yard shall have current state license plates or . registration and must be kept in mobile condition. Response: These applicant acknowledges these legal limitations on storage in the front yards of the proposed lots,but does not waive the right to establish private Conditions, Covenants and Restrictions (CC&Rs) containing more restrictive provisions by agreement among the owners of the proposed subdivision lots. D. Projections into required yards. • 1. Cornices, eaves, belt courses, sills, canopies or similar architectural features may extend or project into a required yard not more than 36 inches provided the width of such yard is not reduced to less than three feet. 2. Fireplace chimneys may project into a required front, side or rear yard not more than three feet provided the width of such yard is not reduced to less than three feet. 3. Open porches, decks or balconies not more than 36 inches in height and not covered by a roof or canopy, may extend or project into a required rear or side yard provided such natural yard area is not reduced to less than three feet and the deck is screened from abutting properties. Porches may extend into a required front yard not more than 36 inches. 4. Unroofed landings and stairs may project into required front or rear yards only. Response: These applicant acknowledges and accepts these standards allowing projections into required yards. E. Lot area for flag lots. 1. The lot area for a flag lot shall comply with the lot area requirements of the applicable zoning district. 19 04/15/13 2. The lot area shall be provided entirely within the building site area exclusive of any accessway (see figure following). F. Front yard determination. The owner or developer of a flag lot may determine the AREA NOT INCLUDED IN LOT AREA \\ \1 LO ARE \ \\ location of the front yard,provided no side yard setback area is less than 10 feet and provided the requirements of Section 18.730.010.C, Building Heights and Flag Lots, are satisfied. Response: These provisions are not applicable because no flag lots are proposed. 18.745 Landscaping and Screening 18.745.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. B. When site development review does not apply. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030, using the applicable standards in this chapter. C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. 20 04/15/13 B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below. 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk),fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand,paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Response: Street tree plantings will be included as part of the construction of street improvements along the SW Fern Street frontage and the cul-de-sac bulb terminus of SW Lukar Court. The spacing of driveways provides numerous opportunities to plant street trees adjacent to both rights-of-way. Compliance with these provisions can be assured through a condition of approval. 21 04/15/13 D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. Response: The applicant/developer will comply with this maintenance requirement until responsibility transfers to the purchaser of each of the abutting lots. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-lineof the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. Response: These provisions are not applicable because no existing trees are located where they can be retained as street trees, and there are no existing street trees along either of the subject property's street frontages. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.6.b. Response: This provision is not applicable because this request does not seek an adjustment to the street tree requirements. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized,provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. (Ord. 09-13) Response: This provision is not applicable because the subject property is not in the vicinity of any signalized intersection. 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 22 04/15/13 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. [further provisions omitted for brevity] Response: All of the properties surrounding the subject property are in use as detached single- family residence sites. According to Table 18.745.1, no buffering/screening is required where both the abutting existing and proposed uses are the same (in this instance, "Detached Single Units"). Therefore, these provisions are not applicable. 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. C. Methods of re-vegetation. 1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. Response: Site grading, construction of utilities and streets, and house building will involve removal, storage, and redistribution of organic topsoils to provide suitable planting areas within the proposed lots. The applicant will comply with re-vegetation requirements in areas pending active construction. Landscaping of yards surrounding finished homes is likely to exceed these re-vegetation provisions. Compliance can be assured through imposition of approval conditions. 23 04/15/13 Parking (provisions applicable to detached single=family residential use) 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). TABLE 18.765.2 (excerpt) MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS (NA: Not Addressed DU:Dwelling Unit (M): Metro Requirement) MAX111101111. MINIMUM " ZONE A 'ZO1NE B;' BICYCLE RESIDENTIAL Household Living Single Units, 1.0/DU none (M) none (M) none Detached Response: All of the proposed lots exceed the required 50-foot minimum width requirement in the R-7 zone and are wide enough to accommodate homes with two-car garages. Future home construction will be required to provide at least a one-car garage plus one off-street parking space in front of the garage entrance, in compliance with these provisions. For reasons related to market demand, it is more likely that homes will include a two-car garage plus off-street parking for two vehicles in front of the garage, exceeding the minimum requirement. There is no minimum bicycle parking requirement for detached single family homes. These requirements are satisfied. Signs 18.780.130 Zoning District Regulations A. In the R-7, R-4.5, R-3.5, R-2 and R-1 zones. No sign of any character shall be permitted in an R-7, R-4.5, R-3.5, R-2 or R-1 zone except the following: 3. Every platted subdivision shall be allowed one permanent,freestanding sign at each entry point to the subdivision from the public right-of-way, with the site properly landscaped and not exceeding 32 square feet per face in area. Illumination may be approved as long as it does not create a public or private nuisance, as determined by the Director considering the purpose of the zone; 24 04/15/13 Response: No sign to identify this subdivision is proposed. Tree Removal 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot,parcel or combination of lots or parcels for which a development application for a subdivision,partition, site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25%of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50%of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75%of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. Response: The applicant has retained a professional consulting arborist to evaluate existing trees on the property and make recommendations for tree retention and replanting. (See Exhibit L.) The Existing Conditions plan drawing (Sheet P200 of Exhibit B) includes the locations and generalized types and trunk sizes for on-site existing trees. The Grading Plan (Sheet P400 of Exhibit B) identifies trees to be retained during construction and the locations for placement of protective fencing. The proposed Tree Planting Plan (Sheet P600) is based on the arborist's recommendations for planting of trees within the property following mass grading and construction of utilities and roads. 25 04/15/13 Two large, existing Douglas fir trees will be protected during construction so they can be retained on the site: • #10506, at 42" Diameter at Breast Height(DBH) near the east property boundary and SW Fern Street right-of-way, will be protected by a retaining wall so it can become a key feature of the rear yard landscaping of Lot 3, and • #10189, 18" DBH, near the western property boundary about 100 feet north of SW Fern Street, which will be in the rear of Lot 6. Based on the arborist's calculations (See Exhibit L), the proposed Tree Plan is consistent with Subsection B.2.b, and mitigation equivalent to 109 DBH inches is required. Mitigation will be achieved by a combination of up to 55 street trees and other tree plantings within the site, plus a fee in lieu of mitigation of$125.00 per caliper inch to make up any deficit. The Arborist's Report includes a recommended planting plan as well as measures (e.g., tree protection fencing) and practices to implement during construction to protect the trees to be retained. 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: [detailed provisions omitted for brevity] Response: This Section is not applicable because this application does not include a request to utilize any of the incentive provisions of this section. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: [detailed provisions omitted for brevity] Response: This Section is not applicable because no part of the subject property is located in a sensitive land area. Visual Clearance Areas 18.795.020 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 and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. 26 04/15/13 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. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,plantings,fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: ahrede i=i,ivaAv.. 4 IK 2''' —1,a, . 6+ree W 0,1 } FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS 27 04/15/13 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall he a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. Response: The street plan for the proposed development is an extension of an existing street (SW Lukar Court) that terminates in a cul-de-sac turnaround. There are no intersections that would require a vision clearance with an intersecting street. New home construction and driveways on each of the proposed lots will be required to meet the applicable visual clearance triangle requirement. 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. 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. 5. If the city could and would otherwise require the applicant to provide street improvements, the city engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself,provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the city engineer pursuant to Section 18.810.020.B. 28 04/15/13 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030.E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. Response: The proposed subdivision will create both public right-of-way and private access. SW Lukar Court will be extended into the property and terminated in a cul-de-sac that satisfies city standards. In addition a private street (Tract A) will be extended from the cul-de-sac to provide road access and utilities to 3 lots. Tract A will also function as one leg of a turnaround that will meet TVF & R standards, the other short leg being the access drive to the water quality facility. The Applicant is proposing a modified cul-de-sac radius (32') while ensuring that the turnaround criteria are met (a "street-sweeper"turnaround curb radius plus mountable curb and sidewalk to accommodate larger vehicles). The configuration of the private street and driveway to the water quality facility provide adequate area to satisfy emergency vehicle turnaround requirements. SW Fern Street will provide access for Lot 6. A half street improvement to provide curb and sidewalk will be constructed as part of the development. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. 29 04/15/13 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as grantee. Response: All proposed public rights-of-way will be dedicated as part of the final plat process. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code, Section 10.207. 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.030.1 Response: A private street (Tract A) will be created to provide access to three lots. The accessway will be constructed to public street standards that in addition will meet TVF & R requirements. An agreement for ownership and maintenance will be established for the three lots that will have access to the private street. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the city engineer in accordance with subsection N below; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. 30 04/15/13 Response: The proposed street (SW Lukar Ct.) is a minimal extension of an existing street that stubs to the subject site's western boundary, terminating in a cul-de-sac bulb. The width of the street extension will coincide with the existing street and the grades will meet city standards. The proposed cul-de-sac termination is proposed due to existing conditions to the east of the project site. A large home exists on the adjacent lot to the east (Tax Lot 6300) and this lot has shallow depth (100' more or less) from SW Fern Street. The lot does not have redevelopment opportunities that would warrant a new street, because its redevelopment would be more efficient with new parcels fronting on SW Fern Street. See also the discussion of local circulation and infill potential below under F, Future street plan and extension of streets. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and 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. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the comprehensive plan transportation chapter -functional street classification. b. Anticipated traffic generation. c. On-street parking needs. d. Sidewalk and bikeway requirements. e. Requirements for placement of utilities. f Street lighting. g. Drainage and slope impacts. h. Street tree location. i. Planting and landscape areas. j. Safety and comfort for motorists, bicyclists, and pedestrians. k. Access needs for emergency vehicles. 31 04/15/13 Figure 18.810.3 Neighborhood Routes Sample Cross Sections ( r #'J� :.(4,,,L.,,,..,17, -4'E i5,,',5' 5-.5'„, m --2 --- . 5,5 -5'.._;5 5 5 : 5.5_±Q 32' ®;5,5' 5' 5i F- RN"`50' " RNV 54--- __________I No Parking on One Side With Parking on Both Sides �1 - cam- 5; 5' 5.51,6'Bike. 12` 12' .6'Bk?. 5.5' 1 5' S{ - VJ 58' With Bike Lanes I No Parking Figure 18.810.5 Local Residential Streets < 500 vpd A. Standard(sample) . B. Skinny Street Option (criteria) ' - ,,,,, iliki , 4=7 Fy �5 5k�y'"+�W ... CCC 5 5 -5.5' 28 5 5', 5' ,5 a t , z ti 3e RM/50ti ' — —. j.' i 55' nWeiuq-. 5,..d lana 55' ' Residential Local Street/Cul-de-sac ' 5'"5:n"° �` s 3 ' One Side On-street Parking i w �5PPyy��J� . ':04.:,7; Thjhynfwp' 1 Criteria: Traffic flow plan must be submitted and approved. Not appropriate for streets serving more than 500 vpd. No parking permitted within 30 feet of an intersection. Appropriate adjacent to single-family detached development only. Must provide a minimum of one off-street parking space for every 20 feet of restricted street frontage. 32 04/15/13 Figure 18.810.6 Local Residential Street < 200 vpd A. Standard(sample) B. Skinny Street Option (criteria) ir,v )f _ 15' 2R YMvmt SA' `- 5' 5' . 5.5' 24 5.5' 5' .5' S .P `Pynuq f i Sw.walx a p su;pu.IIu RAN 46' ! .r Cul-de-sac/Residential Local Street F. ,,.a•.°y <200 vpd Criteria: (No parking) Must provide a minimum of one off-street parking space for every 20 feet of restricted street frontage. No parking permitted within 30 feet of an intersection. Response: SW Fern Street is classified as a Neighborhood Route. This designation will require a 54' right of way and 32' wide improvement. Current half street right of way is 25' and thus 2' will be dedicated to widen to 27'. A half-street improvement with curb at 16' from centerline will be constructed along with a planter strip and sidewalk per city of Tigard street standards. SW Lukar Court is a local residential street under 200 ADT and will require at a minimum 42' of right of way and 24' wide improvement. The proposed improvements will meet or exceed those standrards. 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 satisfactory 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 culs-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. 33 04/15/13 c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Response: The extension of SW Lukar Court is proposed to end in a cul-de-sac rather than be extended to the easterly property line, because such an extension would not promote orderly and efficient development consistent with zoning. Please refer to the Conceptual Infill Development Illustration/Future Streets Plan provided in Exhibit Q, which supports the following findings: 1. The parcel to the east of the project site (tax lot 6300), with frontage on SW Fern Street, has lot depth averaging approximately 100 feet (varied along its width) as well as a large existing home. 2. Tax lot 6300 is large enough to divide pursuant to its zoning, which would allow infill development with three or possibly four lots fronting on SW Fern Street. 3. Eastern extension of SW Lukar Court would necessitate an alignment (illustrated in red) through the heart of tax lot 6300 that would eliminate the existing residence to provide a street, but would produce neither a significant transportation benefit nor an efficient infill configuration for tax lot 6300 and the potential infill area to the east of it. 4. Because of the curving horizontal alignment of SW Fern Street, eastward extension of SW Lukar Court would eliminate all of tax lot 6300's infill redevelopment potential because the resulting distance between the two streets would be too small. 5. Also because of the bend in SW Fern Street, on the east side of tax lot 6300 there is only about 230 feet between the Fern Street right-of-way and a future linear extension of SW Walnut Street between its existing stubs (illustrated in blue). To achieve efficient development, a preferred layout would orient lots back-to-back between parallel streets; however, such a configuration would require approximately 450 feet between the outer streets, (assuming typical lot dimensions of 50 feet wide by 100 feet deep, with a 50-foot right-of-way through the middle). The distance between SW Fern Street and an assumed future linear extension of SW Walnut Street remains less than 450 feet for a distance of over 770 feet to the east of tax lot 6300. Moreover, at the far east of this potential infill area (about 850 feet east of tax lot 6300) there is no street stub on the west side of SW 138th Avenue to which to make a connection. 6. The short distance between Fern and (future) Walnut, plus the roughly 40-foot elevation difference between the two streets, makes,a back-to-back lot configuration for infill (with some lots fronting on Fern and others facing Walnut) efficient. 7. Also due to the approximately 40-foot elevation difference between SW Fern Street and (future) Walnut Street, it may be difficult to achieve a satisfactory vertical profile for a north-south roadway through the illustrated future infill area. In the illustration, the orange dashed line represents a possible corridor for a pedestrian path as an alternative method of achieving compliance with maximum block length and perimeter distance standards. G. Street spacing and access management. Refer to Section 18.705.030.H. Response: See findings above under Section heading 18.705.030.H. H. Street alignment and connections. 34 04/15/13 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. Response: See Exhibit Q and the detailed discussion above under heading F, Future street plan and extension of streets. Because extending SW Lukar Court east of the subject property would conflict with existing development as well as compromise, rather than enhance, efficient urban infilling of the area to the east, the Applicant has proposed a cul-de-sac termination within the site. L Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75° unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Response: This provision is not applicable because no new intersection will be created by the proposed development. J. Existing rights-of-way. 35 04/15/13 Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Response: The right of way of SW Fern Street will be widened by 2 feet to meet the Neighborhood Route design standard. The proposed right of way width will be 27 feet from centerline. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Response: No partial street improvements are proposed. 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. Response: A cul-de-sac is proposed for this development because a street connection and future extension of SW Lukar Court would not benefit redevelopment of the property to the east (tax lot 6300) or the larger potential infill area to the east of it. See Conceptual Infill Development Illustration/Future Streets Plan in Exhibit Q and discussion above under heading F, Future street plan and extension of streets. The proposed cul-de-sac will terminate in a"street-sweeper"turnaround with a private street (Tract A) and storm water treatment facility driveway that together form a hammerhead turnaround meeting TVF&R requirements. A total of 10 lots will have access to the cul-de-sac, including the adjoining development to the west. The overall length of the cul-de-sac once completed will be approximately 210 feet from the center line of SW Ascension Drive, which is 5% over the standard. This configuration can be approved with a "Special Adjustment" as provided in Section 16.370.020.C.11: 16.370.020.C.11. Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040, the Director 36 04/15/13 shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes or existing mature trees. In approving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of strict application of the standards. Please see the attached Conceptual Infill Development Illustration/Future Streets Plan in Exhibit Q and the findings for subsection F above. For the reasons discussed in that subsection, the adverse impacts of extending SW Lukar Court east of the Subject Property far outweigh potential public benefits. Such an extension would not only eliminate the existing residence on tax lot 6300 as well as all of that parcel's infill redevelopment potential, it would also compromise efficient potential future infill development in the multi-acre under-developed area farther to the east, while achieving no significant public transportation system benefits. A special adjustment to allow the proposed cul-de-sac terminus of SW Lukar Court is warranted. 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. Response: SW Lukar Court is an approved street name through a prior subdivision plat. The proposed stub terminus will retain the same 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. Response: The grade of the proposed street will meet city design standards. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. 37 04/15/13 Response: Concrete curbs and sidewalks will be constructed as part of the street construction for the project along SW Fern Street and SW Lukar Court, per city standards. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of- way,provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. Response: This provision is not applicable because the proposed development is not adjacent to a railroad. 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; If a lot has access to two streets with different classifications,primary access should be from the lower classification street. Response: This provision is not applicable because the proposed development is not adjacent to an arterial or collector street. R. Alleys,public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. Response: This provision is not applicable because no alleys are proposed for the development. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer's registered professional land surveyor to 38 04/15/13 provide certification to the city that all boundary and interior monuments shall be reestablished and protected. Response: Survey monuments will set per city and county standards as part of the subdivision process. 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. Response: Tract A will be a private street that will provide access and utilities to three lots. The structural section of the travelled paved surface will be similar to public street standards and also meet TVF&R standards. A maintenance agreement will be filed along with the final subdivision plat, to define ownership and maintenance responsibilities for the tract. 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 subsection B.1 of this section. 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. (Ord. 06-20; Ord. 02-33) Response: Please see the attached Conceptual Infill Development Illustration/Future Streets Plan in Exhibit Q and the findings for subsection F above. For the reasons discussed in that subsection, the adverse impacts of extending SW Lukar Court east of the Subject Property far outweigh potential public benefits,because it would compromise the infill redevelopment potential of the area to the east while providing no significant transportation benefit. The maximum block length requirement can be met by creation of one or more north-south 39 04/15/13 connections, for vehicles if feasible in light of an approximately 40-foot vertical elevation difference between SW Fern Street and future extension of SW Walnut Street, or for pedestrians. Neighboring properties to the north and east have developed without creating any corridor that would enable SW Lukar Court, or even a pedestrian path, to be extended to satisfy these standards, but the Conceptual Infill Development Illustration/Future Streets Plan in Exhibit Q shows how compliance can be achieved in conjunction with future infill redevelopment to the east of the subject property. 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. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case subsection 18.162.050.C 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. 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. 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. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. Response: Each of the proposed lots will have frontage on a public or private street, meeting the criteria of the code. This proposal includes an Adjustment request to allow a reduction in the minimum density requirement, because the irregular shape and topography of Lot 6 make division and home construction impractical within the narrow eastern part of that lot (See Exhibit J, Remainder (Lot 6) Hypothetical Illustration). For those reasons, Lot 6 is not a "Large Lot" suitable for future land division as contemplated by subsection E. 18.810.070 Sidewalks 40 04/15/13 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. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance)pedestrian routes within 1/2 mile of their site to all transit facilities and neighborhood activity centers (schools,parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 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 neighborhood activity center). C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less). Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. Response: Sidewalks are proposed, pursuant to the City's design sections for the two types of roadways. Sidewalks on SW Lukar Court are proposed to be adjacent to the curb to match the location of the sidewalks in the adjacent development to the west. In addition, by not incorporating a planter strip, additional lot depths will be achieved for lots 1 and 3 for building purposes. The sidewalk on SW Fern Street will be placed behind a planter strip per city street standards for a Neighborhood Route. 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. 41 04/15/13 D. Permits denied. Development permits may be restricted by the commission or hearings officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. Response: An existing sanitary sewer line on the west line of the property and within SW Lukar Court will be extended easterly into the project site, and service laterals will be provided to each lot. There is adequate depth of service for each lot for gravity service. 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. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right- of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. 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). Response: Storm water runoff from the lots and paved surfaces will be collected through catch basins and pipes and extended to a water quality tract in the northwest corner of the project. Following treatment, the water will be collected and piped to the existing storm drain system in SW Lukar Court. A section of the existing pipe in SW Lukar Court will be replaced to increase the depth of the line such that it will provide a gravity line to the new development at a sufficient depth to meet grades in the water quality facility. A storm water report will be prepared and 42 04/15/13 submitted that addresses projected runoff volumes from the project and any impacts to downstream facilities. Analysis will be completed in accordance with CWS standards. 18.810.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the Downtown Urban Renewal District shall be determined by the city engineer. 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way,provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. The minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet. The width may be reduced to eight feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan, is three feet. 4. Design standards for bike and pedestrian-ways shall be determined by the city engineer. (Ord. 11-04§2; Ord. 09-09§3; Ord. 02-33; Ord. 99-22) Response: Not applicable to this development. 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, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 43 04/15/13 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. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. 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. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The city engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this code. 2. The city engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The city engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large. The city engineer shall prepare and maintain a list of 44 04/15/13 proposed undergrounding projects which may be funded with the fees collected by the city. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the City Council for their review and approval annually. Response: All new service utilities will be placed underground per city standards. Undergrounding of existing utilities will be determined at time of final construction documents. The developer will coordinate efforts with the city regarding undergrounding locations and costs. Summary and Request The Applicant has presented substantial evidence to demonstrate that the proposed Lukar Ridge subdivision complies with all applicable standards and approval criteria, and requests approval of the consolidated land use permit requests. 45 04/15/13 Exhibit A Application Form FRIIAPP.RmD BY: f 1-..,;-I•7--,1-)..-,2.,17-ztt ;^fir' 'Y.CF TIGAIrD ,PLANNING DIVISION © .- LANDUSE ' ,E_ '.IT. a PSP. I. I��1 HT1 ;1L..f A. .i iia .. �::. �l V V Cit.of Tigan1 Penni!Oilier 13125 SIP/Hid 13/,J,Tigard, OR 97223 ' µ. t • Phalle: 503.6394171 Fax:503 598:/960 Ric I Maier Case{# Date I 1 -By Receipt iI I I Feel Date Complete I , • TYPE OP PERMIT YOU ARE APPLYING FOR Adjusiment/Vnrinncc(I or II) 0 Minor Land Partition(II) 0 Zone Change(III) Comprehensive Flan Amendment(IV) 0 Planned Development(III) 0 Zone Change Annexation(IV) ❑Conditional Use(Ili) 0 Sensitive Lands Review(I,II or III) 0 Dt velopmentCodc Amendment(IV) 0 Historic Overlay(II or III) 0 Site Development Review(Ii) ❑Home Occupation(fly YEAubdivision(II or III) mm111 ON AHIU raOFt1liti0 ACrtvl'tle till:ME[iu aaaK:s lr,Y, EI __— I II.Z3 StJ RFS A ..__. TsXAAFS7AXLO NtxS. 2SI o4/3C, O ,2i3O 'TOTAL$1'1'kSIZVZONINGA.S IFtC11ION t. U APITICA v 5Aec. c(uw\ ` J>?..1/4)a rm.7c \ 1 c NAMING MIDR/CfYISIAI i/LIP -^ ® . 0. 6 cy)(. 1 to s2cA Lcc,,._\s (.i:, hie- 0 Ovt�'1 .1.-v--\ ,III IONIt.NO, -—.. d t'�\.•. ,X 'V ( 013 zS 1 -\5' 1 5'o'3 ) 2--1 --- -2_..1 1' i MARYt 0NTAC1i'Htt$ON rI FI Wt'_Nil. \4)e- r . 0c.\\0� LL"3.- — 153\ \g‘ - •_ ,,,, .._, a �., �.n,�. x PUOPratr Ow r r, s I(Arab t6i iuinmr a oat) kill afcS, 5yr.%-6#I--7HJZIP Z211Yr14 . MAi13NG ADDItt:SS/COT/SGI ill . 4s$'"_'` 6" 1 Ads' 6R 11-7 7g Y X IL FAX FR/ c5(63 -„1.1e) -47911.E‘_39 9v26 'Wen the owner and the applicant arc different people,the applicant must he the purchaser of record or.a lessee in possession with written nuthoriaation From the owner or an agent of the owner. The owners must sign this application in the space provided on the back car this form or submit a written autltoriratton'with this.as tion J SUMMA a-,sra er= �-a v. sun .-�.x,� .ate:m.'�tx �'�t�r.ems: r :, ,rx ;-q::aecr•.•,•--- -�cf.- —a, PhOPDSdL StIMAIhaY(Pkme Fx:.ryucificy SWIblvi 4ANS iikirti_:4 L07-5 #aI2._. b0-6Ci _ si ' te- J t±' `' sl. et'37i-i 1,?2, �`_`.`. APPI.ICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF TME REQUIRED SUBMITTAL ELEMENTS AS L SCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS”INFORMATION SHEET. c\curpin\masters\land use'Applications\other land use applications.doc THE APPLICANT SHALL CERTIFY THAT: If the application is granted,the applicant shall exercise the:rights granted in accordance-with the.terrns;and subject to ail the conditions anti limitations of the approval. 4. All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. # The applicant has read the entire contents of the.application,including the policies and criteria,and understands the requirements for:approving or denying the application(s). SIGNATURES 01?EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. ( 5i, 041. .3L/i 000/3 Owner's Signa ure Date / Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Ire esentative's Signature Date 3"fie carr 0� \� Applicant/Agent/Representative's Signature Date Exhibit B Preliminary Subdivision Plan Drawing Set 0 Nn 3 m PRELIMINARY PLANS FOR • w • b LUKAR RIDGE W 1GARD OoREGOoN . gz P U gUn - NI .=U! - W i=F W SHEET INDEX / (� NAME: NO. 1 1, LOT 1 1 LOT 2 I. sW DNaaO COVER SHEET P100 i �, 1Q 111600S. W MRCIA DR. i 1 i r ~''` SITE EXISTING CONDITIONS P200r N S WALNUT LN. --•= J .q?'" SITE SITE PLAN P300 ��r�—i� ry W Bib sµ�N GRADING PLAN P400 LOT 5 LOT 4 LOT 3 /� '0 _^ NST i V/ _/ UTILJTY PLAN P500 _g —s 4e �� Ct u£ f .G LT6 /.'y�is Q J ___------;%-s-- ,_-:....-„, g • VICINITY MAPLOCATION MAP Not TO SC. ITOrt scWE r.1ar - J PROPERTY DESCRIPTION APPLICANT TAX MAP+LOT SPECTRUM DEVELOPMENT, LLC TAX MAP 251 48C, TAX LOT 600 PO BOX 1689 11121ECRA s ME MKvtuTY CF PH , OR 97035 TUTU.EGxsuTANrs Mc(K1 RO SITE Bit PHONE: ((503)503)781-1814 AFL NOT 10 a ADWam M ART 1.66 ACRES FAX: (503)570-8828 MNNTR DODO WM DE INTI PD9E59M Cf AO ZONSIO DESI:JATION CONTACT: KURT DALBEY f3 R-7,MINIMUM LOT SIZE= 5,000 SO. FT. ism ENGINEER/SURVEYOR6 PROPOS SIDENTIAL SUBDIVISION WESTLAKE CONSULTANTS,INC. gi, (SINGLE6-LOT FAMILY DETACHED) PACIFIC CORPORATE CENTER oar 15115 S.W. SEQUOIA PARKWAY, - SUITE 150 110460, OREGON 97224 J 1 PHONE: (503)684-0652 r LEE ADDRESS CONTACT: E 624-0157 LEIGHTON, AICP - 14235 TIG RDSW FERN OR 97223 BENCHMARK BENCHMARK F CO ELEVATIONS BASED ON CITY OF PORTLAND ¢ p, BENCHMARK A 1654 N U) ELEVATION: 522.745 DATUM: COP L1..1 ATTENTION: OREGON LAW REQUIRES YOU To F010W Runs ADOPTED BY THE OREGON UTILITY NOTIFICATION CENTER. THOSE Rt/LES ARE SET 105111 IN OAR 952-001-0010 1600001 0712 902-001-0090. YOU MAY WAIN(CRIES OF THESE RULES BY CALLING THE CENTER. (NOM DIETELEPHONE NUMBER FOR THE OREGON UTILITY NORFICATOH CI centn is( Z UTILITY STATEMENT: THE UNDERGROUND FSHOWN ARE PEyWI R FIELD MARKINGS AND RECORD DRAWINGS MOWED 5 BY THE VI F Q RESPECTIN:UNITY AGOUTI. ON01-OBSERVABLE AND/CR p <J GR UNDEROUND unarms ARE 5110291 FOR INFORMATION MILT AND ARE N NOT GUARANTEED TO BE COMPLETE OR ACCURATE. 5 M w UTILITY C ALL UNDERGROUND CONTRACTOR SHALL 0099(0OINCLE RI wary CONSTRUCTION Q<All UN TALL PRO UlW0(T PRIOR TO COMNFNONc C2-101.1RS NO No F ALL PROVIDE LLWE1A>a CONSVL'EARIB.DEC. SHEET Tz-HOURS NOTICE OF ANY POTENTIAL caEFucTs. P100 JOB NO. 2312-04 : �O 231206P 100 nn c\ I i I rY // I \ \'8i.'. I':= 3 84,0 I- 2 2 0a. Bo / 10348 \ \ +c"LS2.J [r2•t�Y 1;211.8 • n /T t6 \ r . 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P400 1: PRELIMINARY GRADING PLAN > 1SHEET "=20' JOB NO. 2312-04 § ° 2312041,100 4 ___ _ _ 4N ......_ T 1 p GRAPHIC SCALE i il I I (IN FEET) 1 N 1Y I1 IN= 20 FT L� • 51 I CI),t, <o I I ;74 g le pC r- I WQ w I I I U 84 I TRACT I CONSTRUCTION KEYNOTES: z 2E0 ig LOT 1 I LOT 2 I9 I O INSTALL 48"STANDARD SANITARY MANHOLE. I O INSTALL 48"STANDARD STORM MANHOLE. 1 II I O INSTALL 4"SANITARY LATERAL. I - I '� I ®INSTALL 4"SANITARY INSERTA-TEE ON EXISTING 8" LINE. W \ 1-:-7, I /� \ I .: OS INSTALL 4"STORM LATERAL. / �� N. -\ ©INSTALL 4"STORM LATERAL TO CURB WEEP. '(�/1�1 •, , - 07 INSTALL 60"WATER QUALITY MANHOLE. ‘\ ��ii 8 ® 5 © �— INSTALL CG-2 INLET. _ II ,,-T' I r, _ _ ®INSTALL DITCH INLET. _---------G_ - ---I - I \i.— II a 10 PLACE 5'X5'PLUNGE POOL _.. -C nom_ _- � — { - " 2 ' / . —, II A I , 17 REMOVE EXISTING CLEANOUT AND PLACE NEW MANHOLE AT �I ----- ------i:' `i Q : �� �� I� 'l o � � I II I I � EXISTING LINE. 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' /i./`/ �e.�- ''',7\j,/':.... 7 .7,..i, .,CVC:• ....„,,, ,;,,,,_ ,,„/ ....... c,_ D `-' Ul w v'C 6f.\��''-.- �, ,- Vii" o J % \ SHEET PRELIMINARY UT1LffY PLAN \ o I"=20' JOB NO. 2312-04 231206p500 Exhibit C Pre-Application Conference Notes, December 11, 2012 9 V( C e.) —' 23 ( - :It 4517441- City of Tigard fiti 3i 4 Pre-Application Conference Request GENERAL INFORMATION FOR STAFF USE ONLY Applicant: Mission Homes - Kurt Dalbey Case No.: Address: PO Box 1689 Phone: 503-781-1814 ReceiptNo.: City: Lake Oswego, OR Zip: 97035 Application Accepted By: Date: Contact Person: Lee Leighton Phone:503-684-0652 Westlake Consultants DATE Or PRE-APP.: Property Owner/Deed Holder(s): TIME OF PRE APP.: Carl Bowman PRE-APP.FIELD WITH: Rev.7/i/t2 Address: 13875 SW Terrace Phone: is\cu pin\masters\land use applications\Pre-App Request App.doc . City: Tigard, OR zip: 97223 Property Address/Location(s): 14235 SW Fern St. REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted Tigard, OR without the required submittal elements) Tax Map&Tax Lot#(s): 6200, 2S1, 4BC 0 Pre-Application Conf Request Form R-7 - Residential 6 COPIES EACH OF THE FOLLOWING; ZOO' ❑ Brief Description of the Proposal and any Site Size: 1.25 acres site-specific questions/issues that you would like to have staff research prior to the meeting. PRE-APPLICATION CONFERENCE INFORMATION ❑ Site Plan. The site plan must show the All of the information identified on this form are required to be submitted by proposed lots and/or building layouts drawn to scale. Also, show the location of the the applicant and received by the Planning Division a minimum of one (1) subject property in relation to the nearest week prior to officially scheduling a pre-application conference date/time to streets;and the locations of driveways on the allow staff ample time to prepare for the meeting. subject property and across the street. pre-application conference can usually be scheduled within 1-2 weeks of the 0 Vicinity Map. Planning Division's receipt of the request for either Tuesday or Thursday ❑ The Proposed Uses. mornings, Pre-application conferences are one (1) hour long and are typically held between the hours of 9:00-11:00 AM. ❑ Topographic Information. Include Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN PERSON AT THE COMMUNITY DEVELOPMENT COUNTER El Filing Fee$427.00 FROM 8:00-4:00/MONDAY-FRIDAY. IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. City of Tigard I 13125 SW I-fall Blvd.,Tigard, OR 97223 1 503-718-2421 1 www.tigard-or.i ov i Pale 1 of 1 2.3 12-- 0061, CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES � 44 „ie r (Pre-Application Meeting Notes are Valid for Six (6) Months). i It,r, PRE-APP.MTG.DATE: December 11,2012 -STA[ FFATPREAPP.: GP/MW/GB RESIDENTIAL IAL APPLICANT: Mission Homes (Kurt Dalbey) AGENT: Lee Leighton, Westlake Consultants_ Phone: 503-781-1814 Phone:503-684-0652 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 14235 SW Fern Street NECESSARY APPLICATIONS: Subdivision (SUB); PROPOSAL DESCRIPTION: 6-lot subdivision COMPREHENSIVE PLAN MAP DESIGNATION: Medium density residential ZONING MAP DESIGNATION: R-7 ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 115101 MINIMUM LOT SIZE: 5,000 sq. ft. Average lot width: 50 Max. Building height: 30 ft. Setback& Front 15 ft. Side 5 ft. Rear 15 ft. Corner 10 ft. from street. MAXIMUM SITE COVERAGE: 80% Minimum landscaped or natural vegetation area: 20%. GARAGES:20 ft. ® NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. " NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section 4 NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ® IMPACT STUDY [Refer to Code SecDons 11390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ® ACCESS (Refer to Chapters 11705 and 18.7651 Minimum number of accesses: 1 Minimum access width:15. Minimum pavement width:10 ❑ VIALIMAY RE NIKE E TS (Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. ® RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 117151-SEE EXAMPLE mum The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: > Land within the 100-year floodplain; • Slopes exceeding 25%; ➢ Drainageways; and • Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or w If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE 1N THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-FamilyISM-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050(minimum lot area) + 3,15_0(minimum lot area) 11A Units Per Acre = 12.1 Units Per Acre O The Development Code requires thatlhe net alto area eldstfor the next whole dwelling unit KO BOUNDING DP IS PE IMITTEO. O Minimum Mint ORM Is 00%of the maximum allowed denim TO DETERMINE THIS STANDARD,MULTIPLY THE MAMMA NUMBER OF UNITS BY.0. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential AppticationlPlanning Division Section ❑ SPECIAL SETBACKS (Refer to CI section 18.730) P STREETS: feet from the centerline of FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. > ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. Y MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning distinct for the primary structures'setback reuuirententsi ❑ FLAG LOT BUILDING RIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: • 1ANOSCAPING (Refer to Code Chapters 18.745,19.765 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division: A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLING [Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section E PARKING (Refer to Code Chapw.a 18.165 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. • Single-family Requires: One (1) off-street parking space per dwelling unit; and One 1space per unit less than 500 square feet. ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: • Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. > Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS [Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIVE LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES (Refer to Code Section 18.715.010.01 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES MINS) BUFFER STANDARDS [Refer to CWS Sao 07-20/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the.sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section AE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION s ORDER 07-20 SENSITIVE AREA'DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA . •CORRIDOR PER:SIDE2 • Streams with intermittent flow draining: <25% I 10 to <50acres 15 feet I >50 to <100 acres 25 feet • Existing or created wetlands<0.5 acre 25 feet • Existing or created wetlands>0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% I 10 to<50 acres 30 feet >50 to<100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine3 'Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service°Provider;Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ® SIGNS [Refer to Code Chapter 11780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. ® TREE REMOVAL/LAN REQUIREMENTS [Refer to Code Section 10.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section or conditional use is filed. . .otection is preferred over removal w.. .. possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: o Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; o Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; ® Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. 11IIIMGATKIN (Refer to Code Section 18.790.060.E.i REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: o The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LiEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. ® CLEAR VISION AREA (defer to Code Chapter 18.395) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section the site plan, and identify a ,bstructions in these areas. ® FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 111.810.030.E1 A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ® AMMON LOT DIMENSIONAL REQUIREMENTS Dieter to Code Section 18. 0.060)- MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/z times the minimum lot size of the applicable zoning district. ❑ ROCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS II 18.330(Conditional use) II 18.620(Tigard Triangle Design Standards) II 18.760(Nonconforming Situations) II 18.340(Director's Interpretation) II 18.630(Washington Square Regional Center) El 18.765(Off-Street Parking/Loading Requirements) II 18.350(Planned Development) II 18.640(Durham Quarry Design Standards) 0 18.775(Sensitive Lands Review) 0 18.360(Site Development Review) ;l 18.705(Access/Egress/Circulation) E. 18.780(Signs) II 18.370(Variances/Adjustments) II 18.710(Accessory Residential Units) 0 18.785(Temporary Use Permits) • II 18.380(Zoning Map/TextAmendments) II 18.715(Density Computations) El 18.790(Tree Removal) I0tIII 18.385(Miscellaneous Permits) II 18.720(Design Compatibility Standards) El 18.795(Visual Clearance Areas) El 18.390(Decision Making Procedures/Impact Study) E. 18.725(Environmental Performance Standards) El 18.798(Wireless Communication Facilities) II 18.410(Lot Line Adjustments) II 18.730(Exceptions To Development Standards) ;l 18.810(Street&Utility Improvement Standards) II 18.420(Land Partitions) II 18.740(Historic Overlay) El 18.430(Subdivisions) II 18.742(Home Occupation Permits) El 18.510(Residential Zoning Districts) El18.745(Landscaping&Screening Standards) II 18.520(Commercial Zoning Districts) II 18.750(Manufactured/Mobil Home Regulations) II 18.530(Industrial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENlu: Tree mitigation issue: New Urban Forestry Code Revisions become effective in March. Currently, mitigation at 125 dollars/caliper inch as replacement trees and/or as a fee in-lieu would be required. New code requires minimum canopy coverage with new development which can often be met by required street trees or by retained trees worth double canopy. Waiting to submit after UFCR code changes would mean no mitigation. Minimum Lot width: Proposed Lot 5 shows a 45.37 lot width. TDC 18.510.2, Development Standards for Residential Zones, requires an average minimum lot width of 50 feet. Administrative Staff Review. [] Public hearing before the Land Use Hearings Officer. L1 Public hearing before the Planning Commission. II Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBM AL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted bymail or dropped off at the counter without Planning Division acceptance may be returned. Te Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One 8 ' x 11" map of a proposed protect shall also be submitted for attachment to the staff '/2 report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Hearings Officer . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyors Office: 503-648-8884] PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyors Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential ApptcationlPlanning Division Section development approval. ase pre-application notes do nt nclude comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: -The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: Gary Pagenstecher CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING DIRECT: 503-718-2434 FAX: 503-718-2748 EMAIL pap@tigard-or.gov tigard-or.gov TITLE18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: .tigard-or.gov H:Ipattylmasters\Pre-App Notes Residential,doc Updated: 12-Feb-07 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTESNti,v„; ➢ DEVELOPMENT Communityviefopment SliapiwAgetterammunity PUBLIC FACILITIES Tax 2S1INEC X2t MGM Homes i1lsisien Iseltee:1-7 The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a prosection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Fern Street to 27 feet from centerline of right-of-way or to Neighborhood Route standards. SW Luker must terminate with a circular cul-de-sac. ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: (Subject to rough proportionality) ❑ Half street improvements plus transition to existing will be necessary along SW Fern St to include: ►1 17 feet of pavement from centerline to face of curb ( -foot travel lanes, -foot parking and bike lanes) plus transition to existing pavement 11.3 concrete curb ►1 5. foot planter exclusive of curb L storm sewers and other underground utilities 5-foot concrete sidewalk 1 street trees TV OFTIGARD Pre4J9ncatiso Conference Motes Fagot 815 tlnoleunrtt��tradrr Z street signs, traffi ntrol devices, streetlights and a twc ar streetlight fee. ►/ Other: Pavement tapers and transitions as needed 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s)to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) N.,4 (2.) . Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. Pay fee-in-lieu of undergrounding for approximately lineal feet of power line frontage along . Estimated total: $35 x 198 feet= $ Sanitary Sewers: Available from Luker Ct Water Supply: The City of Tigard provides public water service in this area. Fire Protection: Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-1504] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. CITY INTI AN Pre- pilus Comm=WU Pam 2 of revs ®e lierkeaeri®e Provide a plan that show )w the storm drainage system for site connects to the public system. Storm drainage plan and calculations shall be submitted with the application for it to be considered complete. Prepare a downstream analysis as required by CWS rules. Storm Water Quality: Surface Water Management (SWM) regulations of Clean Water Services (Resolution and Order No. 07-20) requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Water quality treatment is required. Calculations for sizing of water quality treatment facilities must be submitted to the Development Engineer for review and approval. Water quality facilities also must be reviewed and approved by the city. Review and comply with provisions of Clean Water Services Design and Construction.Standards(Runoff Treatment and Control). Other Comments: Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. The facility shall be in a dedicated parcel and be maintained by the applicant for three years. TRANSPORTATION DEVELOPMENT TAN The TDT program collects fees from new development based on the development's projected impact upon he City's transportation system. The applicant shall be required to pay a fee based upon the number of trips vhich are projected to result from the proposed development. The calculation of the TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of )uilding permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until he issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single-family home. Pay TDT as required. PERMITS Public Facility Improvement(PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit MY OF TIGARD Pro,Opplicaden Conference Notes rage i i6 D Center at City Hall. For mor xtensive work such as street widei , improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: H an PR Permit is required,the applicant must oin that Permit priorr to release of any permits from the Building®isision. A PF!permit is required for this project. This permit must be obtained before any work begins on site. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. PREPARED BY: ilev.,j • r , DRIELOPINEFT ENGINEER DATE Phone: 15031M-2468 Fax (503i718-2748 Revised: Mardi 2012 1:\ENG\GREG\Development\2012\Pre pp 181Gnwee 7-12-12.docs CM OF TIGARRD ire ;I le Co x nee Netes I' 2,3 IL- 007 City of Tigard TDT—COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX Rate Calculation Worksheet APPLICANT 4511/011,r 'w AID/1 LS 1412.7-Thoi..gtfir DATE /Z. 1 MAILING ADDRESS-para /his., PREPARED BY CITY/ZIP/PHONE Ya(95/4/16e, E62 a 76 3}r PLANS cFrEc544212iwzrvoti.33 TAX MAP# 2.5 /0-1-073C-e,62.00 PROJECT TITLE SITUS#ADDRESS I.e./2 3 c 1.1/ Ag-e-/Z 57 USE ITE # X RATE • = TDT DESCRIPTION/NOTES CODE UNITS AMOUNT �l o 1 x G tel.S = '4 GG• x = x = x = TOTAL TDT,FORMER USE(S) 1PROPOSED,lUSE(S) i-?--``,, USE ITE # TDT RATE DESCRIPTION/NOTES # CODE. UNITS X = AMOUNT x = x _ x - TOTAL TDT,PROPOSED UE(S) 15q, 4M AP 666,5" LESS TOTAL TDT,FORMER USE(S) J 32 TDT INCREASE/(DECREASE) 3/ (INCREASE=TDT DUE) PAYMENT)MET OD CASH/CHECK _ P049 fa C`J X 5P i if"4, 4415'11. ' #29i a 3l.7e, CREDIT 4t4 / p arc - I )44;5-,/.1 s 1-.4/5 AGRE (P OMISSORY OTE)ENT *--Pare ICS Y'D - �0.G' DEFER TO OCCUPANCY I/OFS/CD/FORMS/TDT Rate Calculation Worksheetindd(Rev.4/22109) Exhibit D Neighborhood Meeting Documentation AFFIDAVIT OF MAILING/PDS LING NEIGHBORHOOD MEETING INT,OTICT4' impoRTA.NT, Ni:mc,F.: THE LPPLICANT IS :REQUIRED, TO evf.2k-TI, THE CITY OF TIGARD A 0:"..}PY OF TII.14 I.,„ 1.N.7e,s14314110KHOOD AMETING NOTICE TILAT PERTAINS TO T A1:31.11AT.IT AT THE 8:1.,ME TIME FROPE;TZTV'' I OWNERS ARE MAILED NOTICE,TO VIE ADDRESS BELOW: ; Chy cf.:rig:ant Pluming Divisiim 131.1,:SW y.4,611a.,,ulevard Tigard,OR 97".3 -3189 V ADDITION;T.ITE APPLICANT SHALL SUBMIT THIS'AFFIDAVIT&COPIES OF ALL NOTICEiii,A.T THE TIME OF !..41:1:1PLIC-1,11 ON. --- -- -- 1, L-e Lt cjii-i--av) f 7 .,lating titiy SW:r.Lar,dtpost:And 6f:4-that 1m;:It tVIA)ar Z)..4.5„....„1f....:gmni t 7.,irttu!,:vilib.-;:d to tmc-...1-,ai tIrz pttmaaf:ca Sus:attuhet.1 ER!. ti.130ilzu ei"ri;;;,-,,t-..air,;,,,1:4?ez,,,,,,,.:.„pmin1-4-e.doplrit-rp:::47,-,11,-If S 1x/_Se-Velar-el 31-.1-ay 1t1p7 4/4e5 7.1.5' A/i.v" let 4540 ,z evpy cif whicil riotinc.Fir, rmillati, is atzuzbeal ile.r;1414:14 medc ll p1.5.,...,:4,3i brawl-. atiltVija 151•4:liket Went e*.g.:1011:4,ill triValA:vn pgainly;:iihkep.24,1t) zaliti p.-,-,,Iscgr:2,tari-cr-..x.:341-,gri„,.-,:ta c4,4 .12ja,,,,2,&le::LIdir,,,,,icd abvp..;irs TIrt tfray.-2 St mr:TN-4-1 Dfiir-1.',1,a7.-avi.at /.57/5 /-1-i Sepaia P.2-4-ie-kk,22'2 iLii,....1Z9.1, ______, --Trifit-poza pnapaid thttectr..L. • ------ --, ' ---„,................,. 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Simatutt (iii tot pivam.,.-tt via Nowt),'Public) — ----a— - (TI-DS SF:CrION FOR A STATE OF OREGO,N„NOTARY PUBLIC TO COMPLETEINOT.ARIZE) STATE OF ) i'' CsAtrAy=-2 tx,,,Lie_rry\ i \ il C4i..3 SubscraNd;rad wird btm zfare -:cc,tilt: ex .7) day of ,J,241k,iA .iir-T-PA- -------'- '„/' 6- I)) IC.. O atttip--4,-aoN , - — No-metra3r his 016'm-high=Expixew /1--Pifit-01. 4; 4 " „,,,..„,-„,1-,,...-,,,,*,:b,-s,,,,,d nggtitt,gAvii4aNit cf mullawariav!It:at:Wm-04M MItnictriic= 4..., OFFICIAL.SEAL LYNN A DUNN %kr.to” NOTARY PUEUC-OREGON COMMISSION NO.460546 MY COMMISSION EXPIRES AUGUST 16,2015 Westlake s : , - . : 10 consultants,inc f �tet,. t Uk - - January 14, 2013 4, RE: NOTICE OF NEIGHBORHOOD REVIEW MEETING ` SUBDIVISION OF PROPERTY AT 14235 SW FERN STREET :'-i-,:'..-:,-q,,,,:-7,- 5 fi Dear Property Owner: Mission Homes Northwest, LLC (Mission Homes) is preparing a proposal to the City of Tigard to develop the 1.25-acre property at 14235 SW Fern Street(Tax Map 2S1 4BC, Tax Lot 6200) ,;' with six lots for construction of detached single-family residences. The property is located in -� �- the R-7 Zone, in which minimum lot size is 5 000 " - rsquare feet. The meeting will be held: P , Date: Thursday, February 7, 2013 Location: Thomas R. Fowler Middle School Time: 6:00 p.m. Address: 10865 SW Walnut Street The purpose of this meeting is to provide a forum for surrounding property R perty owners/ residents . to review the proposal and to identify issues so they can be considered before the formal application is submitted. This meeting gives you the opportunity to share with us any special P,'0 information you know about the property involved. We will try to answer questions related to how the project would meet relevant development standards consistent with City of Tigard land use regulations. -4a Please note that this will be an informational meeting on preliminary development plans. These plans may change slightly before the application is submitted to the City. Depending upon the type of application, you may receive an official notice from the City of Tigard of your opportunity to participate either by submitting written comments, and / or by attending a `_ public hearing. I look forward to discussing this proposal with you. If you have questions but will be unable to ,l , " ,; ,� attend, please feel free to call me at (503) 684-0652, email me at Ileighton@westlakeconsultants.com, or send a fax to (503) 624-0157. Sincerely, :f Westlake Consultants, Inc. 4 4 „e4s .5-5:). -- 'Yy. _, Lee D. Leighton, AICP Director of Planning/ Associate .k\231paa4.72\A6n\A JtborhoOd M \LT 011413lwmattecWvc Pacific Corporate Center e ;uDiL o&r v :,uit. i' ca rerV; ` J `tEn. . ww.vq._ ",r £' econ.uits.nt:..ur_-., PH - _L 3 '.P.: jt FX - Cv ...a.,`, 6121: ' „ Google , '= 2 5 5VV Fem St,Tigard,OR 4' j �, gym ..._.,.# •� _ { f ,p k�� "� 3 f .' ��•�' ,,7� - � ht.!: - z i.'� <i ti ksia:s� ^`� � "� ,- 7 a� 7 d z, Ir• :5>tI7,77a_flu}sn rtaoi n 7 . • a r} E t- .h., , .. ' � 's�3 > f �F i ,3 , '.--;t4 ?s :Sr:Na1w' ,,S,T { $,6�Rh,Kt't37'i.i'i' "'r-^fes'r anft e -- 'f .. -.- e Yr rnr mtQ _ rF.';'lxi:ii� ,<•.y.::� s tf*• �1kry�si.. Y ,' t ' ,� - d. 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'JGOtRlek.1 y1 • 0,1451`"7"--,7 nti ',, _ s5 , - ot. 4 v �- . -''t t tryt Y .l�' M. .14441, .» 4 FBfi .. , :4 rY yv -11!' € { $ s. t-1 :-: • ". i $1 t ^- S'..'4;•V i,iy i qi,4 L rs r ; k slay ra ,. r • M ry ''".'I yi. - - P4$91' �N ROM{ y. $�l CRA.,.!.`.•. ' ' r5iii ,b < , • N • C�"E • � Nt ' • 1 4 ' ti , _ �'• C"e i, is ^,;:'-i;--,:".!:::..,'„-..",',a r �'.s • ^ ? 3 s s W § ti .. r - r'It3 C' j ., mgr' � �-. � t � a � b s ^ ��r r e. .4,' ".'4,..,4 . .' : '., .. .•;-_,7-.Y..., ''',:..4 ,�;�rLr.�� -� .�i-' :j ......�... _ x ^n. ,vl=i�+r Lc�S;��,t. �'tr y! _ v R Subject Property: Meeting Location: 14235 SW Fern Street• Thomas R. Fowler Middle School 1.25 acres 10865 SW Walnut Street,Tigard Meeting Date/Time: . Thursday, February 7, 2013, 6:00 p.m. L Neighborhood ood .eet o ation The City of Tigard requires developers to hold a neighborhood meeting to notify affected property owners about their proposed development This is done as part of the development review process for most land use applications. Below are some frequently asked questions about the neighborhood meeting process. • WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting,the prospective developer finali,es their submittal package(often taking into account citizen concerns) and submits an application to the city. Sometimes it takes awhile before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the city,staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMITTED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different,a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with Title 18 of the Tigard Municipal Code (also known as the Community Development Code). Review the dty's development code to familiarkeyourse,with what is permitted and what may not be permitted A copy of the development code is available for viewing at the Tigard Public Library, on the city's web site at www.tigard-or.gov,or a copy may be purchased by contacting our records department www.tigard-or.govicity_hall/serviees/public_reicords/. You may also contact city planning staff by calling 503.718.2421 and ask what the standards are for a specific issue. Be prepared,however,that you may not LIKE all the standards,but at least you know what they are. If a development meets the code standards,it can proceed. For your assistance, attached is a list of questions that may assist you in determining your position on a particular proposal. H 1 TypicalQuestions o Help Ensure .Common 471 .1 @S� Te r . o Concerns are Cos .e ed 2#e..e,- r '�W.= � �s�rsu The following is a list of questions intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests PROCESS I What applications are you (the developer) applying for? When do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? F Willthe decision on the application be made by city staff,Tigard Hearings Officer,Planning Commission or City Council? How long is the process? (timing) At what point in the process are citizens given notice and the opportunity to provide input? ► Has a pre-application conference been held with City of Tigard staff? Have any preliminary requirements been addressed or have any critical issues been identified? What city planner did you speak with regarding this project? ('This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS ► Will there be a traffic study done? What is the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? # What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? I Are streets proposed to be public or private? What are the proposed street and sidewalk widths? I What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY ► What is the current zoning? What uses are allowed under this zoning? Will there be a re-zone requested by the developer? If yes,to what zone? ► How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY ? What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? I Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING • y What are the tree removal plans and what is proposed to mitigate for trees removed? E What are the landscaping plans? What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION V How do I request more information or a follow-up meeting from/with the applicant? Bend dii):3g r .! 4n 1C7he t.F re,t<.f,.l:,14!: Cl. Tiler ®s; Lx¢}S{,"J ^kr1:. :7rle if t �! .9�'{.,;r;?3{➢7TR DON & DOROTHY ERDT 1376D SW 121ST AVENUE n T x rC . TIGARD CA 9 223 GIJy.g4- 201: BARRY ALBERTSON VANESSA FOSTER 15445 SW 1..(.T`'`AVE 13085:7171 HO'vVARD DR TIGARD OR 97224 TIGARD OR 97223 SUSAN BEILKE MONA t{NAPP 11:55 SW 1141"PLACE 9600SvrIstV tNu STREET TIGARD OR 97223 TIGARD, OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14690 SW 139T"AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97724 • TaGaRs= 'OR 97224 H !DI BRENNEMAN NAOMIALLUCCi 11680 SW TIGARD DRIVE 11285 SW 74TK'AVENUE TIGARD OR 97223 TIGARD OR 97223 Gftr?Ct EN BUEHNER I:PO 4B MAILING ADDRESS 3:.3249 SW 1301 PLACE 1E200 SW PACIFIC HWY,STE H•_BOX 242 TIGARD OR 97 224 TIGARD OR 97224 REX C. FFALL 1r.EVIN HOGAN 13205 SW VILLAGE GLENN 143337 SW 133`13 AVENUE TIGARD OR 9f223 TIGARD OR 97224 LORANGA3eAND, CITY RECORDS HAROLD AND RUTH HOW:AND CITY O ;TIGARD 1.3245 SW BENISH 131_$x.+S)v..,HAL.L BLVD TIGARD OR 97223 TIC;AI D OL?97223 PATRICIA K ERINS NOTE:: * Don's mail the Cite of Tigard label 12195 SW 121sTAVE it there is already a label f,-Jr City of Tigard TIGARD OR 97223 printed from the GIS labeIs list. SRP-IA/Sett Ip/Liibei5,1cii_it wide Last Update:08 212012 'itittipates tables a peter 1 lIlez a b h th a Miry de WIRAZJAWEIV.02M Jtih ez Ie qabarit AVERY°5161(6 Sens de thargemerTt riveter le rt ^-d Pop-4204 1-800-GoVlrtly 1.19§kt"tn..4-tif/f5-1 rsiauKriitnr,1 r 6,0!,;",-;of,43.-211V Wetrfi '7145i 1 ILUZV,419Arria4AM ep uw2 a 24 eiç zalistee • sapel sTurgarIca/r.: AL:DANDER CRAHEAD JULIE RUSSELL;CPO 4E cHAI Fi :1.2205 SW HALL BOULEVARD 12662 SW.TERRAVIEW DRIVE TIGARD OR Y7213-6210 TIGARD Oft 97224 GENE MILDR EN BRAD SPRING MJLDREN DESIGN GROUP 755S SW SPRUCE STREF.-T 7650 SW BEVELAND ST,SJ t:120 TIGARDOR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LAR I E STALZER 7415 W SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS.SLINDBERG 12180 SW NIERE.STONE COURT 1E382'SW 104 * AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING&BLAKE HERING.JR. JOSH"THOMAS NORRIS SEGGS$=.SIMPSON 10372 SW BONANZA WAY 121 SW MORRISON,SUITE 200 TIGARD OR 97224 PORTLAND OR 97204 SHANNEN WILLIAMS RAPPOLD-MARKETING/BUS/NESS WV-VIER DAVID WALSH PERLO CONSTRUCTION 1O23 SW STUART COURT 7190 SW SANDBURG.ST TIGARD OR 97223 PORTLAND O =2=7223 SUE RORMAN BRIAN WEGENER 11250 SW Bf4D AVE 9830 5W KIMBERLY DRIVE TIGARD OR 97223 TIGARD OR W/224 LISA HAMILTON,GPO 4B VICE CHAI( Person(s) listed below wani. t be 135E5 SW BEEF BEND ROAD notified about WEST side TIGARD OR 97224 development ONLY.. HOLD'SPIAIWAY,CPO 413 1435 SW WoopHoz,Si TIGARD OR 97224 tiCURPLN)SetUp/i.ab-?.1s/CIT CityziWe Last Update:08 21 2012 Ks,a8p3 dn-dod aro:444 mdza 13.104 et9ts azeiduialeftiany asn but•96-511A,USAVO atill&Low pua€ = 1;r• WWI opa ri lisra • }s flit'%M nab i"i"t ,.; zrat4z iB{n(i)ii?.: llla(:'abl'c'_.; u 5 of,..-1 C�.kip A,. 1!.1eq,lb o tti i. i uolY;t:aaCC mew, up 1.4p i.unt eL!pi n 2,-apV!i-q; • F• Arad f:nripe';.a7 j:`o C7 r 2S104BC06700 2S1098007000 AHMED,SYED T&SARAHR BONNEWLLEPOWER 14237 SW WALNUT LN ADMINISTRATION 77GARD,OR 97223 1002 NE HOL►ADAY PORTLAND,OR 97232 2S104BCO2700 25104BC06200 AMIRKANI,JNTESAR& BOWMAN,MARVINS SAFADI,TARES 13875SW15877f TER 12765 SW ASCENSION DR 77GARD,OR 97224 TIGARD,OR 97223 2510117C07100 251048C06500 ANBE SCOTT BRAX,4.EYER,FI mPR 12610 SW BAILEY TER 14277 SW WALNUT LN TIGARD,OR 97223 77GARD,OR 97223 2S1048C04100 251048301600 ANDERSON;MAR77NBBONNIE BRIDGMAN,HAROLD 14300 SW WALNUT LN 14339 SW WINASONG CT 77GARD,OR 97223 77GARD,OR 97223 4'2S104BC07 .' ,,,,,"" 2S104BC01300 BAn;E3'WOOD&OWNERS OF BRIGHT,WILLIAM ALBERT LOTI7-10<„,.....,........4. 14444 SFERN ST 00000PI TIGARD,OR 97223 2S1048C03700 251048007400 RARRERA ADE,JNAT CALDERON,RONALD R&MARIA M 14363 SW WIN SONG CT 14210 SW WALNUT IN 77GARD,OR 97223 77GARD,OR 97223 231048C05100 2510411C01000 BERGER,TORSTEN CARESS,ROBERT X&LOURDESid ANDERSON,JAMIE 14150 SW FERNST 12840 SW ASCENSIONDR 77GARD,OR 97223 TIGARD,OR 97223 2S104BB01000 25104BB01300 BOESEN,MARTHA K CAI.LSON,SCOTT PO BOX 25705 14323 SW WINDSONG CT PORTLAND,OR 97105 77GARD,OR 97223 281048C00600 251048802400 BOHANFAMILYREVOCABLE 7R1.57' CHO,JOSEPHAND•SOOK 14115 SWFERN ST 14174 SW RINDSONG DR TIGARD,OR 97223 7TGAF.D,OR 97223 2S10411C047G 2S104BB00900 BONEBRAKE,PETER., CHRIS7MTSEN,LARRY&CINDY AI 14296 SW LUKAR CT 14293 SW WINDSONG CT 77GARD,OR 97223 77GARD,OR 97223 f , abp3 dn.�jad asndxa f laded paa. eL91 azeldwai, ,/J3AA asn 1t9ESOAE ti ! laiell eulp Guo;c pun ,,1-,,,,, ,+ V stagti"t e1aad Ast43 tint�r n a1r3i Cl J21i3Jtc7.! �,a.awiSLSiia Z '.1a3f. ; a 1EP112? fa 7:-45"1 7 :1x..::Whi trane41 Vc%Y,; ii Ca in r!f: ?:1 Ci l zaji eL r Joik d 7.5-4.11p 28104R802500 251048801900 COLLINS,LANNYL&BARBARA G FARR,KEVIN 14158 SW NOR7TIVIEWDR 5931 SW COVENTRY PL TIGARD,OR 97223 BE.4VER7ON,OR 97007 2S104BC01900 25104BC07600 COOPER,RONALD W FAULKNER,ANNEMARIE/HARRY ELAINE E 14250 SW WALNUT LN 14120 SW FERN ST 77GARD,OR 97223 TIGARD,OR 97223 2S1048C09500 281048C07200 CORONA,GUSTAVO P JR&S FL E N FAZAI,ZVBA R 14293 SWLUXAR Cr 12650 SW BAILEY TER 77GARD,OR 97223 77GARD,OR 97223 251048802000 251048802100 COUh4ES,PAUL A&SANDEEK GABEI,JESSEM 14268 SW W7NDSONG CT 14232 SWWINDSONG CT 77GARD,OR 97223 77GARD,OR 97223 2S104BB01500 - . 251048007000 COWAN,JEREMY GAUGER,TROY 14341 SW WINDSONG CT 14179 SW WALNUT LN 77GARD,OR 97223 77GARD,OR 97223 2S104BC04000 251048C04200 DAWUD,JENNIFER A&WAIL A GRAHAM,CYNTHIA A 14297 SW WALNUT LN 14621 SW 126771 AVE TIGARD,OR 97223 TIGARD,OR 97224 2S1045C05200 281048800400 DEBOLS,DREW S&PATRICIA A HARRINGTON,CLAY7'ONL& 12378 SW ASCENSION DR T ERESA M TIGARD,OR 97223 10006 SW 72ND AVE 77GARD,OR 97223 25109807550 281048 C07900 DOOLITTLE,77MO77IYJ FHNDMAN,GAVIND 12974 SW ASCENSION DR 14125 SW MITCHELL CT TIGARD,OR 97223 TIGARD,OR 97223 281048003400 2S10411C01700 ESPEY,JULIE& HOHNBAUM,MICHAEL LEE&KARI ROC UM,BRIAN 14160 SWFERNST 14393 SW WLVDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S104B8017C7 252048CD1S00 FARQUIMR,TERFSSA GAIL TRUST HOHNBAUM,MIG ;EL LEE&KARI ROC 14328SWWTNDSONG CT 141:2?SFFRNST TTGARD,OR 97223 -77GARD,OR 97223 r wua P9 dr),..ciod as+ad8a laded paai 069-45 aieidwaigivanror.asf WA=95Sa,: 'Q s b uq.bu� t pub ;I V Sfauiel eaadfes 1 Easy Peel0 Labels d ! 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SARATICA,GREGORY A 14134 SW NORTH VIEW DR 12764 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 25104B.802800 2sIcatike600 NHEM,PHANNJ AND ALISHA M SALCEDO,MANUEL M&ANA NORMA 14107 SW NORTHVIEW DR 14215 SW WINDSONG CT 77GARD.OR 97223 77GARD,OR 97223 2S104BC0590 2S104BC07700 OLVP-RA,FROYLAN GARCIA&FILAGON SANDERSJOSHUA M 12610 SW ASCENSION DR SANDERS,NANCY D 77GARD,OR 97223 14272 WALNUT IN TIGARD,OR 97223 2S104111107500 25104BC0E000 PEDDICORD,DENNIS&ELTZABE771 SHZELEY,PAULA L 13696 SW WriLTE CEDAR PL 32857 NW IUDGE RD 77GARD,OR 97223 SCAPPOOSE,OR 97056 21104R1102900 2S10913.800S00 PELINZA,DAVID L AND FRANCES E SHUREIR,TARIQM 14119 ST7'NORTIMEW DR 13515 SW SANDRIDGE DR 7TGARD,OR 97223 77GARD,OR 97223 2S1048C01000 2S104111101500 PORTLAND GENERAL ELECTRIC SINGH,BALWINDER& COMPANY KAUR,HARCHARAN ATTN:PROPERTY'DEPARTMENT 14306 SW WINDSONG CT 121 SWSALMON 77GARD,OR 97723 PORTLAND,OR 97204 ein-dod asadx3 Patti ot s'aviciutal 0&OW asn FILMS 4/AkfaCiNfg al awl&tap pun ,ammoV WPM Wad 16113 .;C�f:.4 . :it . ti:. a:# i I 711.4 7 .;'�... Iz;tit:7Y✓�flJ:- :i. 'a�:': C t v:Y) [ 2510413403700 2S104BC03000 SMITH,SCOTT A&THERESA M WAGNER,DANIEL.,&MELISSA J 14066 SW NOR77IVIEW DR 12707 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97224 2S104BC03600 2S104BCO2200 SPEHAR,GREGORY&CARLA WELISFARGO BANK 7R 14371 SW WINDSONG CT 4875 BELFORT RD 77GARD,OR 97223 STE 130 JACKSONVILLE,FL 322% 2S104BB02700 251043201100 STREGE,MELVIN j&NELDAJ WILKSON,JAMES W 6,- 14116 14116 SW NORTHVIEW DR KAREN G TIGARD,OR 97223 14309 SW WINDSONG CT 77GARD,OR 97223 2S104BC04,' ; 2S104BCO2900 SWYERS,TED J WOLF,TIMOTHY L&GINA R PO BOX 99 12733 SW ASCENSION DR BEAVERTON,OR 97075 77GARD,OR 97223 2510413007300 2S104BC01600 TANG,LI& WOZNIAK,JOHN G AND DARLENE M LIN,DOCCIS 14200 SW FERN ST 12655 SW BAILEY TER 77GARD,OR 97223 77GARD,OR 97223 25104BB08200 77GARD,CITY OF ATTN: CITY ADMINISTRATOR 13125 SW HALL BLVD TIGARD,OR 97223 . 2S104BB02300 TRAM,THANH T LUU,TIL4NH NGA THI 141%SW WINDSONG CT 77GARD,OR.97223 2S104BC039e. UMIGER,MARKUS K&LAURA M 14333 SW WALNUT IN 77GARD,OR 97223 2510433005C`) UPADHYAY,SATISH&SAROJ 14170 SW NORTHVIEW DR TIGARD,OR 97224 25104BC032C" VALEV,VALERI N& .,AMUS,REINA 0 13958 SW HILLSFHRE DR 77GARD,OR 97223 '�' rstv,•;.a; C}i.. �•� �'i�Jt'1Bs� a�w,,1e .adEd Iiia':_ :4 j*"1»E3lCDi:lct,li.t2At' .�.3 9c1:- >•, � �',, ` fly Buil Buojr PueB MOW sia ,Oaad Asr i L L_ _ 1_, ....„.,.... i•. 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Irn :i1J1 • 111111ii .. -7-----E_______.._ PI ,� Ng Map Printed:07-Jan.13 L • f I .. . .. Meanest on on ms ono,/n for general IooAon ! �� aNY end should Ee`eri5ed'..i�Ma De..bprnenl P j`Y ee Co m ♦'. •P11111 mii T DATA IS OERI"ED FROM MULTIPLE:,DUr.CE I THE CITY OF TIG/1.17D . M KE3 NOT Y/ARRAN TY REPRESENTATION.OR GUAR:NTEE.£TO TME CONTENT,ACCURACY,TIMELINESS OR CO4PLETENE SS OF ANY OF THE M I =ty ♦11111111111 DATA PROVIDED HER THE CITY OFTIGARO::HALL oCSUiIE I0 . LIRARIU TY FOR...NY ERRORS.OMISSIONS.OR INAC W RACIET,I:!THE CT lir 0= INFORMATION PRO1.10E0 REGARDLESS OF MOW CAULEO 1 •.10 Kra: a� W COMMUNITY DEVELOPMENT DEPARTMENT 10 I�� III�H i ; cc � A Place to Call Home ill �� \ City of Tigard 1FAe1 Q 131255WHaIlBlvd li i 41 o t� 710 O r 1•� tl�A�j�APs Tigard,OR 97223 t ( 503 639-4171 LAUREN IN ww .tigadorgon tL,,InI Lukar Ridge Proposed 6-Lot Subdivision Neighborhood Meeting, February 7, 2013, 6:00 PM Thomas R. 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' -- I )�i�I !r . �^3..nae Gamins.z t.® 0 1 ; 0________}_______, --- \ 1 , 1; p Ai \ I ; _ --'Z 1,/3nn.m3Yd OW.1.11041V310 na3nrWp l X00.YJ1fW SS 3Vb® 0 0 U --3-x.oran-rm.D AIN Z-00 Trf 1.544 0 0 1101141.10 amen airs.Ge noies© ems.sum of arum was..noises Q \ 01�-rin nous..norm® �+ • \ } Sri.9 aNLL503 rl 33l-YLYEei 1.1,011905.4 WWII O -main 1 91ias.r Tn.,. i --` �., ' J .nce.nN MOM 0400501.5.94 TVA.p I '310wnn amens unarms A.Tw15r© I =l 4 - S31ONADN NOLLOf1ILLSNOO `i Z tOl i l 101 I 13Vtl1 ! � I I OM �pg� 44 lsy 1 tx+1i. I I I 31VOS JIHdVelO 9 We stl a ke MEMORANDUM consultants,inc ENGINEERING ♦ SURVEYING ♦ PLANNING Phone:503 684-0652 Date: February 11, 2013 To: File From: Lee D. Leighton, AICP Re: Lukar Ridge 6-Lot Subdivision - Neighborhood Meeting Notes [14235 NW Fern Street - WCI#2312-004) CC: Kurt Dalbey, Mission Homes NW Project developer Kurt Dalbey, arborist Morgan Holen and planner Lee Leighton arrived at Thomas R. Fowler Middle School (10865 SW Walnut Street) about 10 minutes prior to the scheduled 6:00 p.m. start time, setting up tables and displays before welcoming attendees. A total of fourteen attendees signed in (see attached sign-in sheet). At a few minutes after 6:00, Lee Leighton began the presentation by introducing himself and Kurt Dalbey, and asking if a representative of a recognized neighborhood association was present; none was. He proceeded to present to the attendees the work performed to date by Westlake Consultants, including a site topographic survey, preliminary lot layout for a 6-lot subdivision plan, preliminary grading plan, and preliminary utilities plan. Kurt Dalbey then introduced himself as the developer. He indicated that three of the proposed development's home sites were intended for his sons and daughter and their respective families, and that the homes planned for the remaining three lots would likely be priced in the range between about$425,000 to $495,000, with high-quality materials and construction. He directed people to visit www.missionhomesnw.com online to view examples of new neighborhoods and homes that he and members of his family have built recently in the vicinity. A conversational discussion around the following general themes ensued: Access/Traffic: One lot[Lot 6) will face SW Fern Street and have its access there. The other five lots will have access from a small cul-de-sac bulb at the terminus of Lukar Court and a short private street extending to the east of it. Driveways for the westerly lots [1 and 5) will be on the cul-de-sac bulb, and Lots 2, 3 and 4 will have their driveways on the private street. The cul-de-sac bulb will be based on a 64-foot diameter curb-to-curb dimension that the City of Tigard calls a "street sweeper turnaround" size, rather than a large cul-de-sac designed for fire trucks to maneuver. The design team explored whether a through street design would be feasible, extending SW Lukar Court east to stub to the neighboring property to the east; however, a severe grade change at that boundary and the size/shape of the neighboring property to the east makes that scenario infeasible for redevelopment. Notes:Lukar Ridge A ;borhood Meeting 02/07/13 Page 2of3 Street Improvements: The SW Fern Street frontage will be improved with widened pavement, a curbline matching the existing curb at the southwest corner of the subject property, and a planter strip and sidewalk meeting City of Tigard standards. The paving will include a taper to match the existing paved width at the east. At the west,the sidewalk will transition to match the existing curbside sidewalk on the north side of SW Fern Street, and at the east, an asphalt path will link between the end of the new sidewalk and the paved roadway. The cul-de-sac bulb in SW Lukar Court will have a curbside sidewalk around it, matching the existing sidewalks on both sides of the existing stub street. No on-street parking will be allowed within the SW Lukar Court cul-de-sac bulb. Water and Sewer Utility Services: Both water and sewer services for Lot 6 are available in Fern Street, and the exiting water and sewer lines in Lukar Court will be extended east within the cul-de-sac bulb to serve Lots 1 through 5. The existing water well within the property will be decommissioned and sealed, and the septic drain tank and lines will be removed during the site construction/grading phase. Stormwater Management: Several attendees expressed concerns about how surface drainage affects their properties, fearing that additional development could worsen the existing conditions. Kurt Dalbey observed that the existing developments are located at the bottom of a local drainage area, so runoff from nearby hillsides converges on or near their properties, through a combination of surface and sub-surface flows. Lee Leighton explained that storm water drainage will be collected and conveyed to a water quality/detention facility, located in a tract in the northwest corner of the subject property. Site grading and drainage will be designed to collect and route runoff from the proposed new paved areas (streets, sidewalks, driveways) and roof drains to the storm water quality/detention pond,which will release storm water into the public storm drain system at flow rates mimicking pre-development flow rates. As a result, the proposed development is expected to result in a net decrease in surface runoff flows from the subject property onto neighboring properties. However, due to the configuration of the surrounding drainage basin, which is much larger than the subject property, neighbors may not notice any significant change in seasonal soil saturation characteristics following the development. Site Grading: The site grading plan is designed to make slope transitions at key side and rear lot boundaries in order to provide gently sloping "pad" sites for homes and yards. As discussed above, site grading will not increase runoff onto neighboring properties because runoff from roofs and paved areas will be collected and conveyed to the public storm drainage system (by way of the proposed water quality/detention facility). Tree Removal and Replanting: Two existing large, mature Douglas fir trees have been identified for protection and retention. One is a 42-inch tree close to SW Fern Street near the eastern site boundary, and the other is an 18-inch tree near the middle of the western site boundary line. The other trees within the site cannot be retained due to conflicts with site grading, utilities installation, and construction of homes. Some neighbors expressed fear that isolated trees would pose an increased hazard risk, saying they would prefer that tall fir trees be removed. Arborist Morgan Holen explained that several technical factors are used in assessing the viability of trees in the context of development. She added that both of the trees to be retained would not be adversely impacted by the removal of adjacent trees, and that trees suitable for retention are evaluated in terms of safety and suitability for preservation as long-term site amenities. Lee Leighton pointed out that the grading and development plans incorporate measures to protect the two retained trees' root zones, including using a retaining wall to minimize grading changes Westlake Consultants, Inc. Notes.•Lukar Ridge Neighborhood Meeting 02/07/13 Page 3 of 3 near the base of the western tree. Kurt Dalbey added that site work affecting root zone areas will be subject to observation and recommendations by Ms. Holen as the project arborist. The plan will also include planting of new trees, including street trees and possibly some additional trees in front and rear yards of the proposed new lots/homes. Fencing: Kurt Dalbey explained that his buyers expect high-quality fencing around their yards, as well as complete front and rear landscaping with sprinkler systems. Where an existing fence is in good condition, he is happy to work with a neighbor who wants to retain it, but generally his practice is to install a new, cedar"good neighbor" style fence between lots and around the perimeter of the site, without cost participation by neighboring owners. Project Schedule: The team plans to submit proposed plans for land use review before the end of February, and achieve a complete application by the end of March. At that time, the City of Tigard will mail out a notice of land use application to owners within 500 feet of the subject site, and interested parties will have a specific period of time [typically about two weeks)to submit written testimony for staff to consider in making a decision. The developer is hoping to obtain a decision (approval with conditions) by July, and to then complete site grading and utilities construction over the summer of 2013. Home building would begin as soon as fall/winter of 2013. Construction/Hours of Operation: Construction activity hours are generally from 7:00 a.m. to 6:00 p.m. Monday through Friday, and from 7:00 to 5:00 Saturdays, with no work on Sundays. Kurt said his crews generally try to limit Saturday work to 1/2 days. At about 7:00, Kurt and Lee thanked everyone for coming and adjourned the meeting. Following a few face-to-face conversations with participants, they put away folding tables, restored the meeting space to its condition before the meeting, and left the premises at about 7:30. J:12312-004.121Plan\Neighborhood MtglMemo 02-07-13 Nbhd Mtg Notes LDL.doc Westlake Consultants, Inc. Westlake Consultants, Inc. PORTLAND OR 15115 SW Sequoia Parkway,Suite 150 Tigard,OR 97224 2 '3 00 9 * pLi; zo91-i to) it_ 48" 3 8 2 3 liGARD.(De 9 7 2 2 2S104BC06800 NAMIKI,JAMES J 14203 SW WALNUT LN TIGARD,OR 97223 _ MTXT:F. 7 0 9 F RTURN To SENDER NOT DE L VE P.A3 E A ADORE SSF;7:D iJNABL _ 10. Fr OR W 3C: 9722471892. 5 • PORT LA Westlake Consultants, Inc. 15115 SW Sequoia Parkway,Suite 150 2 2 out? 71.5 .11Arq-k.D.K3z nrr.Ft,N=Isieem„,„„' Tigard,OR 97224 1 D 8 t, V, olt-P 9 3 0 5 s 00 A T4 15 13 33O TA)-;'3 9 7 2 2 4 2S104BC05900 OL VERA,FROYLAN GARCIA&FILAGON 12610 SW ASCENSION DR TIGARD,OR 97223 NI XIE7 0 5 E 11)0 0 1./ 1. / 1 R T T 0 bi 0 T E 'V:1;'• AB t_ E S ADDRE s,% i T 9 7 2.2 4 7 S 9 5 1. 9 0 1'4 2 9 i 224(a/I 89 Exhibit E Recipients list/Labels for Notices (per TDC 18.390.040.C.1) 1 ,64 City off' igard • G„ko Request for 500' Property Owner Mailing Labels PROPERTY OWNER INFORMATION IS VALID FOR 3 MONTHS FROM THE DATE OF YOUR REQUEST PHONE 503-718-2714/FAX:503-718-2748/E-MAII:abelkyigtigsai-or.gov PLEASE INDICATE ALL MAP&TAX LOT NUM (Le. 1S134AB,Tax Lot 00100)THAT ARE INCLUDED IN YOUR PROJECT OR THE=Mau FOR ALL PROJECT PARCRT S BELOW: (If mote than one(1) tax lot or if the parcel has no addreee,you must separately identify each tax lot associated with the project) Ate. "1lif 2.. 8 I aLj 3.- let,c Lon C) 6 ii2.3c &0 5103 ,cr) X J:i..S WILL}3E_F:TIOVJDED AT vers"Dm FOR R.i O .r «T� _x. haila-L139B-9-.CLORMZETING. After submitting your lend use application to the City,and the project platens.;•hat reviewed.vcw.application for completeness,you will be notified by means of sn incoaaple mess letter to obtaFitt your 2 final r4t5 of labels. 1F'You tJ HAVE B E •z1NOTT?l ED BZELSZ NTNG TO C'ATA11'.' YouitLABE pl EeBE "TIUst-I.0, 1 'rA:L t'OU N1 ED 2 SvTS_oP l,Ak1 T� [,, Camplet i ess Letter Received Irscliciairsg 2 Sets of Envelopes w/Affind Address.Labels Acquired The 2 final sets of labels need to be placed on envelopes (no self•adltt:.tive envelopes please)with first class letter-rate postage on the envelopes in the fon of postage stampss envelopes (no wetand no returnaddress) and=submitted to the City for the purpose of notice to property owners of the proposed land use a and the decision. The 2 sets of envelopes Man be: t separate. The person listed below will be to peck up end pay for the labels when theyare r+esdy. Lt../(4-03,0 NAME OF CONTACT PERSON: /4-�. Lt../(4- PHONE: (JZ)3 )-`By - NAME OF COMPANY: L)EZT CAtXX.1 Z3,tea. FAX (CD.T )-42A - 0/f1 --.._._ EMAIL 6{{Tik 1C 4.3457M+aCaldi i 1,444 This request can be sent by e-mail,US tail,faxed or hand delivered to the City of Tigard. Please allow a minimum for ceasing requests. U•. . .....,. ....., of your roque the contact person hated will be called pick their sthat well be laced in "ill . i ' up pp by the company name(or by the contact person's}net name if no company) at the Planning/Fogineo ing Counter in the Permit Center. The cost of processing your request must be paid at the time of pick up,as erect cost cannot be pre-determined Hjusimra POR .SONS OFACL URACY, ONLYORIGI�►LL M IILtNGLABELS PROVIDED BY rim an-VS. h E-7"z RED ha-t7lNG LABELS RILL BB ACCEPTED. Cott. -- $11 to galenite the Ensiling list,phis f2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested L - ExA'dT'LE- -COST FM.HIS REQUEST- sheets of labeh s 8'L/s:eet=SA.g2:2 ups= t16.03 S 6100)of libels $2/abeet= ,� seta= 2D 1.sheets of labels$2/sheet fru Interested parties z 2 set $ 4.00 abeet(s)of labels x$2/she t for interested pia-ties= nen= TOTAL = - TS LIST =511.00 $31.00 TOTAL =$31 L•\cuktp N\Sbidey\Pre-App Packing\507 Property Owner Mailing L heti Request.doc (Updated 2012 Jan) notific_41380_c33c35537e7c4b2d8236210ea88bd370.jpg(JPEG Image,3300 x 2550 pixels)... http:!/tiggissvr/arcgisoutput/HiResMaps/notific_41380_c33c35537e7c4b2d8236210ea88bd3... 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NAMIKI, JAMES J RUSSELLE, SHELLY SUDANNE 14203 SW WALNUT LN RUSSELLE, RICHARD JOSEPH TIGARD OR 97223 12962 SW ASCENSION DR TIGARD OR 97223 2S104BB02600 2S104BC04900 NGUYEN, LAN THI SABATKA, GREGORY A 14134 SW NORTH VIEW DR 12764 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97223 2S104BB02800 2S104BB00600 NHEM, PHANN J AND ALISHA M SALCEDO, MANUEL M&ANA NORMA 14107 SW NORTHVIEW DR 14215 SW WINDSONG CT TIGARD OR 97223 TIGARD OR 97223 2S104BC05900 2S104BC07700 OLVERA, FROYLAN GARCIA& FILAGON SANDERS, JOSHUA M 12610 SW ASCENSION DR SANDERS, NANCY D TIGARD OR 97223 14272 WALNUT LN TIGARD OR 97223 2S104BB07500 2S104BC06000 PEDDICORD, DENNIS&ELIZABETH SHEELEY, PAULA L 13696 SW WHITE CEDAR PL 32857 NW RIDGE RD TIGARD OR 97223 SCAPPOOSE OR 97056 2S104BB02900 2S10481300800 PELINKA, DAVID L AND FRANCES E SHUREIH,TARIQ M 14119 SW NORTHVIEW DR 13515 SW SANDRIDGE DR TIGARD OR 97223 TIGARD OR 97223 2S1046001000 2S104BB01800 PORTLAND GENERAL ELECTR1C `,�6 SINGH, BALWINDER& COMPANY / '�1 p KAUR, HARCHARAN ATTN. PROPERTY DEPARTMENT 1 14306 SW WINDSONG CT 121 SW SALMON TIGARD OR 97223 PORTLAND OR 97204 Etiquettes faciles a peter A Repliez a la hachure afin de www.avery.com Utllisez le gabarit AVERY®5161® Sens de chargement reveler le rebord Pop-upTM 1-800-GO-AVERY j Easy Peel Labels A cif ' Bend along to AVERY05961TM Use Avery®Template 516112) Feed Paper "••""� expose Pop-up Edge 2S104BA03700 2S104BC03000 SMITH, SCOTT A &THERESA M WAGNER, DANIEL J &MELISSA J 14066 SW NORTHVIEW DR 12707 SW ASCENSION DR TIGARD OR 97223 TIGARD OR 97224 2S104BC03600 2S104BCO2200 SPEHAR, GREGORY& CARLA WELLS FARGO BANK TR 14371 SW WINDSONG CT 4875 BELFORT RD TIGARD OR 97223 STE 130 JACKSONVILLE FL 32256 2S104BB02700 2S104BB01100 STREGE, MELVIN J& NELDA J WILKSON, JAMES W& 14116 SW NORTHVIEW DR KAREN G TIGARD OR 97223 14309 SW WINDSONG CT TIGARD OR 97223 2S104BC04400 2S104BCO2900 SWYERS, TED J WOLF, TIMOTHY L&GINA R PO BOX 99 12733 SW ASCENSION DR BEAVERTON OR 97075 TIGARD OR 97223 2S104BC07300 2S1048C01600 TANG, LI & WOZNIAK, JOHN G AND DARLENE M LIN, DOCAS 14200 SW FERN ST 12655 SW BAILEY TER TIGARD OR 97223 TIGARD OR 97223 2S104BB08200 TIGARD, CITY OF ATTN: CITY ADMINISTRATOR 13125 SW HALL BLVD TIGARD OR 97223 2S104BB02300 TRAN, THANH T LUU, THANH NGA THI 14196 SW WINDSONG CT TIGARD OR 97223 2S104BC03900 PGE—ATTN PROPERTY DEPT UMIGER, MARKUS K& LAURA M 121 SW SALMON 14333 SW WALNUT LN TIGARD OR 97223 PORTLAND OR 97204 25104BB00500 UPADHYAY, SATISH& SAROJ 14170 SW NORTHVIEW DR TIGARD OR 97224 2S104BC03200 VALEV, VALERI N & JAMUS, REINA 0 13958 SW HILLSHIRE DR TIGARD OR 97223 Etiquettes faciles a paler A Repllez a la hachure afin de www.avery.com Utilisez le gabarit AVERY®5161® Sens de chargement j reveler le rebord Pop•upTM 1-800-GO-AVERY j iffetknej ititik.-(0 PAW 41402, 4PatiwetwiERV4Ifielogb- Atioithiki,N4Pstmis ea§itcdskiartfisry=1 DON&DOROTHY ERDT he tollc';ring labels list interested persons who requested notice5T 13760 SW 121 AVENUE re:ANY development ANYWHERE in Tigard See Memo for File re: TIGARD OR 97223 Interested Parties Update,August 2012. BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE 13085 SW HOWARD DR TIGARD OR 97224 TIGARD OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114TH PLACE 9600 SW FREWING STREET TIGARD OR 97223 TIGARD,OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97224 TIGARD OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE TIGARD OR 97223 TIGARD OR 97223 GRETCHEN BUEHNER CPO 4B MAILING ADDRESS 13249 SW 136TH PLACE 16200 SW PACIFIC HWY,STE H, BOX 242 TIGARD OR 97224 TIGARD OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 143357 SW 133RD AVENUE TIGARD OR 97223 TIGARD OR 97224 LORA GARLAND,CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 PATRICIA KEERINS NOTE:t Don't mall the City of Tigard label 12195 SW 121ST AVE if there is already a label for City of Tigard TIGARD OR 97223 printed from the GIS labels list. I/CURPLN/Setup/Labels/CIT Citywide Last Update:04 09 2013 r r xaa6fS4� e f r a�aEinpop �{ "te aulr6uole.{wag � *A; 3 oulinN—t1 wogs"al MOWN Aymitelak. o'foirl§ egosoksviki=to Wea'tiowMVww +P uU!r +1 q 7104410Ii ALEXANDER CRAGHEAD JULIE RUSSELL, CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD OR 97223-6210 TIGARD OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST, STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 147815W JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING& BLAKE HERING JR. WILLIAM S. FARGHER NORRIS BEGGS&SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON,SUITE 200 10300 SW 92ND AVENUE PORTLAND OR 97204 HAPPY VALLEY OR 97086 SHANNEN WILLIAMS RAPPOLD MARKETING/BUSINESS DEV MGR DAVID WALSH PERLO CONSTRUCTION 10236 SW STUART COURT 7190 SW SANDBURG ST TIGARD OR 97223 PORTLAND OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD OR 97223 TIGARD OR 97224 LISA HAMILTON, CPO 4B VICE CHAIR CAROL RENAUD—WACO CPO NEWSLETTER COORDINATOR 13565 SW BEEF BEND ROAD OR STATE UNIV EXTENSION SVC-CITIZEN INVOLVEMENT FACULTY TIGARD OR 97224 155 NORTH 15T AVENUE SUITE 200 MS48 HILLSBORO OR 97124 No persons currently want to be notified about SOUTH or CENTRAL development ONLY; 1/CURPLN/Setup/Labels/CIT Citywide Last Update:04 09 2013 II fib a' W +BO9 °uo ga r yv � m03}SitBk$y�gstsrt I ..rib86S o;aulp6uole puaa —y' plaad•+e3 AVIA I' r W0RMAISMAAVA wld►►--d Po'el ill04,8 •P uy 'AIM q F MOM �iiawigiutlii1P " jotstosiovilse=III Persons listed below want to be notified about EAST side development ONLY: Jim Long,Chair, 0 10730 SW 72nd A Portland,OR/97223\ DAYLE D.&EVELYNACH 11530 SW 72"2„'A E E TIGARD ORA7223 I/CURPLN/Setup/Labels/CIT Citywide Last Update:04 09 2013 r r �"P0 9d3i ncli a r ...�a4i6 w ol.euir6uole-puae ;1= ' �,j ® iy 8l� a 4 `�fs'�¢n �h'�1 t�ld3 Exhibit F Impact Study (per TDC 18.390.040.B.2.e.) Impact Study Tigard Development Code Section 18.390.040.B.2.e requires an impact study as part of a Type II land use application, meeting the following standards: 18.390.040.B.e. Include an impact study. The impact study shall quantdy the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Transportation System, including Bikeways The proposed development is not located near any arterial-or collector-level streets. The proposal will replace the existing residence with access on SW Fern Street with one new residence, for no net change in the number of homes with direct access on SW Fern Street. The proposal will add five new lots and homes with access on SW Lukar Court, east of SW Ascension Drive. There are now four lots with access on SW Lukar Court, so this proposal will bring that total up to nine. A density adjustment request is part of the application, to allow a development yield lower than the density range otherwise required by the R-7 Zoning District, which would be between 7.6 and 9.5 dwelling units. Because the proposed number of units is likely to be lower than the Transportation System plan's assumption for the immediate area, the proposal will not exceed the capacity of the street network in the vicinity. • Improvements to Meet City Standards: The developer will construct improvements along the entire frontage of SW Fern Street to bring the street up to the City's local public street design standards. The developer will also construct a cul-de-sac bulb terminus just east of the existing stub terminus of SW Lukar Court, including a curb-tight sidewalk surrounding a street-sweeper turnaround radius. • Impact Minimization Strategies:No impact mitigation is required because the proposed development effectively implements,but does not change, the planning policies adopted for the immediate vicinity by the City of Tigard. Drainage System Runoff from roofs and paved areas, including driveways and the paving in the new SW Lukar Court cul-de-sac, will be conveyed to a storm water quality and detention facility in the northwest corner of the site. That facility will help to reduce pollutants in the storm water and delay the flow of runoff to downstream areas following storm events. The Applicant's engineer has provided calculations to demonstrate that the proposed facility will have sufficient capacity for these storm water management functions. 1 • Improvements to Meet City Standards: The storm water quality/detention facility and all drainage pipes, catch basins, manholes, vaults and other facilities will be constructed to meet all applicable City of Tigard requirements. • Impact Minimization Strategies: Compliance with the City's water quality and detention requirements for new development is a satisfactory approach for providing on-site mitigation of potential drainage impacts. Parks System The proposal will result in a net addition of five single-family residences at the subject property(one of the six will in effect replace the existing house). A density adjustment request is part of the application,to allow a development yield lower than the density range otherwise required by the R-7 Zoning District, which would be between 7.6 and 9.5 dwelling units. While utilization of parks and recreation facilities generally rises with population growth, the proposed number of dwellings at this location will likely be lower than its share of growth in planning projections, and there is no reason to believe this proposed development will generate a higher or lower demand for such activities than other comparable residential development in the City. • Improvements to Meet City Standards: No specific parks system improvements are warranted by the proposed development. • Impact Minimization Strategies: The City of Tigard collects a Parks System Development Charge fee in conjunction with issuance of residential building permits. Payment of this fee is satisfactory mitigation for the burden place on the City's parks system attributable to new residences in the community. Water System The City of Tigard operates a municipal water service, including interties with other metropolitan jurisdictions. Because the proposed development density does not exceed the planned density for the subject property,the proposed development will not result in an unplanned level of water system demand. • Improvements to Meet City Standards: City water system lines will be extended in SW Lukar Court as needed to serve the proposed development. • Impact Minimization Strategies: The proposed development causes no water system impacts that warrant mitigation measures. Sewer System The City of Tigard operates a municipal sewer service. Because the proposed development density does not exceed the planned density for the subject property, the proposed development will not result in an unplanned level of sewer system service demand. • Improvements to Meet City Standards: City sewer system lines will be extended in SW Lukar Court as needed to serve the proposed development. • Impact Minimization Strategies: The proposed development causes no sewer system impacts that warrant mitigation measures. 2 Noise Impacts of the Development The proposed development consists of six lots for detached single-family residential development, replacing the one single-family residence currently on the property. These lots and homes will be comparable in size and quality to existing homes surrounding the subject property. There is no reason to believe families moving into the new homes will be significantly noisier than other residents in the vicinity. • Improvements to Meet City Standards: The City does not have a standard requiring protective structures for noise impacts between single-family residences. (Note that, at the neighborhood meeting,the Applicant indicated the intention to build"good neighbor" cedar fences at the rear and side yard boundaries of each of the proposed lots at the time homes are built.) • Impact Minimization Strategies: There are no noise impacts attributable to the proposed development that would warrant mitigation actions. 3 Exhibit G Storm Drainage Report and Calculations Preliminary Stormwater Report for Lukar Ridge Subdivision Tigard, OR April 3, 2013 Prepared by: Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Ste. 150 Tigard, OR 97224 Phone: (503) 684-0652 Fax: (503) 624-0157 PRELIMNARY STORM REPORT LUKAR RIDGE April 3, 2013 TABLE OF CONTENTS: 1.0 PROJECT OVERVIEW 1.1 Introduction 1.2 Analysis Purpose 1.3 Water Quality Calculations 1.4 Detention Calculations 2.0 WATER QUALITY CALCULATIONS 2.1 Total Impervious Area 2.2 Water Quality Volume 3.0 DETENTION CALCULATIONS 3.1 Pre-developed Conditions 3.2 Pre-developed Runoff Rates 3.3 Developed Conditions 3.4 Developed Runoff Rates 3.5 Pond Outlet Design APPENDICES: Appendix A: Soil Map and Hydrologic Group Appendix B: Hydrocad Stormwater Modeling Analysis Appendix C: Basin Map WESTLAKE CONSULTANTS,INC. WCI #: 2312-04 PRELIMNARY STORM REPORT LUKAR RIDGE April 3, 2013 1.0 PROJECT OVERVIEW 1.1 Introduction This redevelopment project is located at 14235 SW Fern Street with a total site area of 1.23 acres. The site contains an existing residential home, sheds and a concrete and gravel driveway. The remainder of the site consists of grassed and treed areas. Existing drainage patterns flows from the south to north. This development will provide six new residential lots with a new cul-de-sac and private street. The water quality and detention facility will be designed according to the requirements set forth in Clean Water Services"Design and Construction Standards for Sanitary Sewer and Surface Water Management", R&O 07-20. The outfall from this facility will be into an existing public storm system in SW Lukar Court on the west side of the project. 1.2 Analysis Purpose The purpose of this preliminary analysis is to determine the following: 1. Water quality treatment design 2. Detention pond sizing 1.3 Water Quality Calculations For water quality,the system shall treat the total precipitation of 0.36 inches falling in 4 hours with a storm return period of 96 hours. For water quality treatment,the treatment will be completed by the extended dry basin. The water quality volume was calculated to be 684 cubic feet. These water quality treatment facilities will be designed according to Clean Water Services and City requirements. Prior to the water quality facility, a water quality manhole will be constructed. The water quality manhole will be sized accordingly to the 25-year peak runoff rate. 1.4 Detention Calculations The detention requirement states that the developed peak runoff rates for the 2-year, 10-year and 25-year shall not exceed their respective pre-developed peak runoff rates. The Santa Barbara Urban Hydrograph modeled with a Type 1A storm was used to determine the peak basin runoff during these storm events. The existing soils within the property are classified as SCS Group C and were obtained from USDA maps which are attached. An inlet structure with an orifice plate will be constructed to achieve allowable discharge rates. Orifices will be set above the water quality storm peak elevation. The total detention volume was found to be 1,320 cubic feet. WESTLAKE CONSULTANTS, INC. WCI #: 2312-04 PRELIMNARY STORM REPORT LUKAR RIDGE April 3, 2013 2.0 WATER QUALITY CALCULATIONS 2.1 Total impervious area Extended Dry Basin 6 lots x 2,640 sq. ft. impervious area per lot= 15,840 sq. ft. Public street&sidewalk impervious area=5,322 sq. ft. Private drive impervious area = 1,647 sq. ft. Total site impervious area = 22,809 sq. ft. 2.2 Water Quality Volume Extended Dry Basin WQV (cf)= 0.36(in)x Impervious area (sf) 12 (in/ft) = 0.36 (in)x 22,809 (sf) 12 (in/ft) = 684 cubic feet 2.3 Extended Dry Basin Orifice Sizing D = 24 * [(Q/(C[2gH]°5)/ pi]° Where: D (in)= diameter of orifice Q(cfs)= WQV(cf)/(48'60'60) C=0.62 H(ft)= 2/3 x temporary detention height to centerline of orifice D=24 * [(0.0040/(0.62[2(32.2)(2.1)]°5)/pi]°.5 D = 0.32" WESTLAKE CONSULTANTS,INC. WCI #: 2312-04 PRELIMNARY STORM REPORT LUKAR RIDGE April 3, 2013 3.0 DETENTION CALCULATIONS 3.1 Pre-developed Conditions Site drainage basin area = 53,788 sq.ft. Roof&concrete areas= 5,178 sq. ft. (CN=98) Gravel areas=466 sq. ft. (CN=89, Group C soils) Woods/grass areas =20,286 sq. ft. (CN=76, Group C Soils) Grassed areas=27,858 sq.ft. (CN=79, Group C soils) 3.2 Pre-developed Runoff Rates 2-year(2.5")=0.19 cfs 10-year(3.3")= 0.39 cfs 25-year(4.5")= 0.50 cfs 3.3 Developed Conditions 6 lots x 2,640 sq. ft. impervious area per lot= 15,840 sq. ft. (CN=98) Public street&sidewalk impervious area = 5,322 sq. ft. (CN=98) Private drive impervious area = 1,647 sq.ft. (CN=98( Landscaped area= 30,076 sq.ft. (CN=79, Group C soils) 3.4 Developed Runoff Rates 2-year(2.5")= 0.38 cfs 10-year(3.3")=0.65 cfs 25-year(4.5") = 0.79 cfs 3.5 Pond Outlet Design Storm Peak Peak Allowable Orifice Invert Peak Storage Event Inflow (CFS) Outflow(CFS) Outflow (CFS) Size Elevation Stage (cu.ft.) 2-year 0.38 0.19 0.19 3.3" 284.65' 285.18' 687 10-year 0.65 0.39 0.39 3.9" 285.18' 285.47' 1,116 25-year 0.79 0.48 0.50 — — 285.61' 1,320 J'\2312.004 1 2\Engin\REPORTS\Stormwater\4-0313 Storm Report docx WESTLAKE CONSULTANTS,INC. WCI#: 2312-04 PRELIMNARY STORM REPORT LUKAR RIDGE April 3, 2013 Appendix A: Soil Map and Hydrologic Group WESTLAKE CONSULTANTS, INC WCI #: 1724-35 Soil Map—Washington County,Oregon (Lukar Ridge) a N N 513640 513710 513780 513850 513920 513990 11 *Vial* i - ). - Op . 45 2551 AVdlIll'ill:4Y . » 14 0 4410 1 01%) ' It 0 w il ,° �101: _________111 ` '' i A o ce .* 0 11.1:41 4iilloljiohtoika I I$• n A t. 1 r w - ,� i Horizon Blvd t ` _ '� �, FP* ell 4044 1B ,i F , .j ,. Lrkar CI i 0 o rnT i ‘116 die* o0 a r 0 0 0 0 Y Aili O' 00 N N. • f i, f Q 0 0 0 0 a a 0 0 n al o c, c9i <h OO M N .. Mitchell Ct $ 4l . a dlit 7, O m m N M * s M ait !. 1 45°25'31.• Creehshye� ` 1. i H rr 45°25 31.' 513640 513710 513780 513850 513920 513990 m mMap Scale:1.3000 if printed on Asize(8.5"x 11")sheet. m a N Meters a ^ 0 25 50 100 150 N N Feet 0 100 200 400 600 UNatural Resources Web Soil Survey 1/4/2013 Conservation Service National Cooperative Soil Survey Page 1 of 3 Soil Map—Washington County,Oregon (Lukar Ridge) MAP LEGEND MAP INFORMATION Area of Interest(A01) 0) Very Stony Spot Map Scale: 1:3,000 if printed on A size(8.5"x 11")sheet. Area of Interest(AOI) Wet Spot The soil surveys that comprise your AOI were mapped at 1:20,000. Soils • Other Soil Map Units Warning:Soil Map may not be valid at this scale. Special Line Features Special Point Features Gully Enlargement of maps beyond the scale of mapping can cause k!) Blowout misunderstanding of the detail of mapping and accuracy of soil line Short Steep Slope placement.The maps do not show the small areas of contrasting ® Borrow Pit soils that could have been shown at a more detailed scale. ". Other X Clay Spot Political Features Please rely on the bar scale on each map sheet for accurate map • Closed Depression Cities measurements. •X Gravel Pit Water Features Source of Map: Natural Resources Conservation Service Gravelly Spot Streams and Canals Web Soil Survey URL: http://websoilsurvey.nrcs.usda.gov Coordinate System: UTM Zone 10N NAD83 Landfill Transportation This product is generated from the USDA-NRCS certified data as of A Lava Flow +++ Rails the version date(s)listed below. , . Marsh or swamp �/ Interstate Highways Soil Survey Area: Washington County,Oregon St Mine or Quarry US Routes Survey Area Data: Version 10,Aug 20,2012 CI Miscellaneous Water Major Roads Date(s)aerial images were photographed: 8/4/2005 CI Perennial Water iv Local Roads The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background v Rock Outcrop imagery displayed on these maps.As a result,some minor shifting + Saline Spot of map unit boundaries may be evident. Sandy Spot Severely Eroded Spot G Sinkhole Slide or Slip • Sodic Spot = Spoil Area Stony Spot USDA Natural Resources Web Soil Survey 1/4/2013 Conservation Service National Cooperative Soil Survey Page 2 of 3 Soil Map—Washington County,Oregon Lukar Ridge Map Unit Legend Washington County,Oregon(OR067) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOi 7C Cascade silt loam,7 to 12 percent slopes 0.7 64.8% 11B Cornelius and Kinton silt barns,2 to 7 0.3 27.3% percent slopes 11C Cornelius and Kinton silt barns,7 to 12 0.1 7.8% percent slopes Totals for Area of Interest 1.1 100.0% l'SDA Natural Resources Web Soil Survey 1/4/2013 MOM Conservation Service National Cooperative Soil Survey Page 3 of 3 Water Features Washington County,Oregon Water table Ponding Flooding Map symbol Hydrologic Surface runoff Month and soil name group Upper limit Lower limit Surface depth Duration Frequency Duration Frequency Ft Ft Ft 7C: Cascade C --- January 1.5'2.5 1.7-2o — --- None --- None February 1.5'2.5 1J'2o --- --- None — None March 1.5-2.5 1.7-2.5 --- --- None --- None April 1.5'2.5 1.7'2.5 --- --- None --- None December 1.5-2.5 1.7-2.5 --- — None --- None 118: Cornelius C --- January 2.2-3.1 2.5-3.3 --- --- None --- None February 2.2'3.1 2.5-3.3 --- — None --- None March 2.2'31 2.5-3.3 — --- None --- None April 2.2'3.1 2o'3.3 --- --- None --- None December 2.2'31 2.5-3.3 --- — None --- None Kinton C --- January 2.2'3.1 2.5-3.3 --- --- None '– None February e.2'3.1 2.5-3.3 --- — None --- None March 2.2'3.1 2.5-3.3 --- --- None — None December 2.2'3.1 2.5-3.3 — --- None --- None 11C: Cornelius C --- January 2.2-3./ 2.5-3.3 --- --- None --- None February 2.2-3.1 2�3.3 — --- None --- None March 2.2'3.1 2.5-3.3 — --- None --- None April 2.2'3.1 2.5-3.3 --- --- None — None December 2.2'3.1 2.5-3.3 --- --- None --- None Kinton C — January 2.2'3.1 2.5-3.3 --- — None --- None February 2.2'3.1 2.5-3.3 — --- None --- None March 2.2'3.1 2.5-3.3 --- --- None --- None December 2.2'3.1 2.5-3.3 --- --- None — None This����"��=���m=� unit.�� exist. US DA !Natural Resources mapmay Tabular Data Version:8 Conservation Service Tabular Data Version Date:08/20/2012 Page 1 of 1 PRELIMNARY STORM REPORT LUKAR RIDGE April 3, 2013 Appendix B: HydroCAD Stormwater Modeling Analysis WESTLAKE CONSULTANTS, INC. WCI #: 1724-35 Luker Ridge Type /A 24-hr 2-year Rainfall=2.50" Prepared by Westlake Consultants, Inc HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Stage-Area-Storage for Pond 3P: Dry Detention Basin Elevation Surface Storage Elevation Surface Storage (feet) (sq-ft) (cubic-feet) (feet) (sq-ft) (cubic-feet) 284.00 832 0 285.04 1,305 1,120 284.02 841 21 285.06 1,312 1,149 284.04 850 42 285.08 1,319 1,179 284.06 860 64 285.10 1,326 1,208 284.08 869 85 285.12 1,332 1,237 284.10 878 106 285.14 1,339 1,266 284.12 887 127 285.16 1,346 1,296 284.14 896 149 285.18 1,353 1,325 284.16 905 170 285.20 1,360 1,354 284.18 915 191 285.22 1,367 1,383 284.20 924 212 285.24 1,374 1,413 284.22 933 234 285.26 1,381 1,442 284.24 942 255 285.28 1,388 1,471 284.26 951 276 285.30 1,395 1,501 284.28 961 297 285.32 1,401 1,530 284.30 970 318 285.34 1,408 1,559 284.32 979 340 285.36 1,415 1,588 284.34 988 361 285.38 1,422 1,618 284.36 997 382 285.40 1,429 1,647 284.38 1,006 403 285.42 1,436 1,676 284.40 1,016 425 285.44 1,443 1,705 284.42 1,025 446 285.46 1,450 1,735 284.44 1,034 467 285.48 1,457 1,764 284.46 1.043 488 285.50 1,464 1,793 284.48 1,052 510 285.52 1,470 1,823 284.50 1,062 531 285.54 1,477 1,852 284.52 1,071 552 285.56 1,484 1,881 284.54 1,080 573 285.58 1,491 1,910 284.56 1,089 594 285.60 1,498 1,940 284.58 1,098 616 285.62 1,505 1,969 284.60 1,107 637 285.64 1,512 1,998 284.62 1,117 658 285.66 1,519 2,027 )Q eL 284.64 1,126 679 285.68 1,526 2,057 ` 2 43y. 65 284.66 1,135 701 285.70 1,532 2,086 284.68 1,144 722 285.72 1,539 2,115 284.70 1,153 743 285.74 1,546 2,144 p<-46h+:O1 284.72 1,162 764 285.76 1,553 2,174 10(ume,5 and 284.74 1,172 786 285.78 1,560 2,203 284.76 1,181 807 285.80 1,567 2,232 ,4a(., '4"0`F4'1 284.78 1,190 828 285.82 1,574 2,262 ��� ,��,S 284.80 1,199 849 285.84 1,581 2,291 284.82 1,208 870 285.86 1,588 2,320 skuaA-;ovn. 284,84 1,218 892 285.88 1,595 2,349 284.86 1,227 913 285.90 1,601 2,379 284.88 1,236 934 285.92 1,608 2,408 284.90 1,245 955 285.94 1,615 2,437 284.92 1,254 977 285.96 1,622 2,466 284.94 1,263 998 285.98 1,629 2,496 284.96 1,273 1,019 286.00 1,636 2,525 284.98 1,282 1,040 285.00 1,291 1,062 285.02 1,298 1,091 Lukar Ridge Type IA 24-hr 2-year Rainfall=2.50" Prepared by Westlake Consultants, Inc Page 1 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Subcatchment 1S: Existing Conditions Runoff = 0.19 cfs @ 8.03 hrs, Volume= 0.075 af, Depth> 0.73" Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 2-year Rainfall=2.50" Area (sf) CN Description 5,178 98 Paved parking & roofs 466 89 Gravel roads, HSG C 20,286 76 Woods/grass comb., Fair, HSG C 27,858 79 50-75% Grass cover, Fair, HSG C 53,788 80 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 13.6 281 0.0940 0.3 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" Subcatchment 1S: Existing Conditions Hydrograph ❑Runoff 0 2-_ 0.19 cfs 0:18 Type IA 24-hr 2-year 0.1 7 _ Rainfall=2.50" Runoff Area=53,788 sf 0.14 0.13: Runoff Volume=0.075 af 0.12= Runoff Depth>0.73" LL 09: Flow Length=281' Tc=13.6 min 0.07= 0.04= 0.03 0.02- 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Lukar Ridge Type IA 24-hr 10-year Rainfall=3.45" Prepared by Westlake Consultants, Inc Page 2 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Subcatchment 1S: Existing Conditions Runoff = 0.39 cfs @ 8.02 hrs, Volume= 0.139 af, Depth> 1.35" Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 10-year Rainfall=3.45" Area (sf) CN Description 5,178 98 Paved parking & roofs 466 89 Gravel roads, HSG C 20,286 76 Woods/grass comb., Fair, HSG C 27,858 79 50-75% Grass cover, Fair, HSG C 53,788 80 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 13.6 281 0.0940 0.3 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" Subcatchment 1S: Existing Conditions Hydrograph 0 Runoff 0.42= 0.39 cfs 0.38 Type IA 24-hr 10-year 0:34- Rai nfal l=3.45" °.32- 0.3 Runoff Area=53,788 sf 0.28- Runoff Volume=0.139 of 0.26= 0.24 Runoff Depth>1 .35" o.z2= 0.18' ii Flow Length=281' 0.14= Tc=13.6 min 0.12 CN=80 0.08 0.06t. 0.04= 0.02; 0 / 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Lukar Ridge Type IA 24-hr 25-year Rainfall=3.90" Prepared by Westlake Consultants, Inc Page 3 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Subcatchment 1S: Existing Conditions Runoff = 0.50 cfs @ 8.01 hrs, Volume= 0.171 af, Depth> 1.66" Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-year Rainfall=3.90" Area (sf) CN Description 5,178 98 Paved parking & roofs 466 89 Gravel roads, HSG C 20,286 76 Woods/grass comb., Fair, HSG C 27,858 79 50-75% Grass cover, Fair, HSG C 53,788 80 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 13.6 281 0.0940 0.3 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" Subcatchment 1S: Existing Conditions Hydrograph / 0.55- 0 Runoff 0.50 cfs 0.5-: Type �/ Type IA 24-hr 25-year 0.45= // Rainfall=3.90" 0.4= Runoff Area=53,788 sf 0-357 / Runoff Volume=0.171 af 3 0.3= / $ Runoff Depth>1 .66" u. 0.25 / Flow Length=281' 0.27 /�I Tc=13.6 min 0.15 ''���I���I�j C N=80 0.1 ere/ 0.05- 6 7 8 91 10 11 12 13 14 15 .16 '1'7 .1'8 '19 20 Time (hours) • 2S Proposed onditions 3P Dry Detention Basin SUbcat Reach 'on• Drainage Diagram for Lukar Ridge Prepared by Westlake Consultants, Inc 4/3/2013 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC Lukar Ridge Type IA 24-hr 2-year Rainfall=2.50" Prepared by Westlake Consultants, Inc Page 2 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Time span=5.00-20.00 hrs, dt=0.05 hrs, 301 points Runoff by SBUH method Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 2S: Proposed Conditions Runoff Area=53,788 sf Runoff Depth>1.12" Flow Length=297' Tc=6.8 min CN=87 Runoff=0.38 cfs 0.115 af Pond 3P: Dry Detention Basin Peak Elev=285.18' Storage=687 cf Inflow=0.38 cfs 0.115 af Outflow=0.19 cfs 0.110 af Total Runoff Area = 1.235 ac Runoff Volume = 0.115 af Average Runoff Depth = 1.12" Lukar Ridge Type IA 24-hr 2-year Rainfall=2.50" Prepared by Westlake Consultants, Inc Page 3 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Subcatchment 2S: Proposed Conditions Runoff = 0.38 cfs @ 7.98 hrs, Volume= 0.115 af, Depth> 1.12" Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 2-year Rainfall=2.50" Area (sf) CN Description 15,840 98 6 lots at 2,640 impervious area per lot 7,870 98 Paved roads w/curbs & sewers 30,078 79 50-75% Grass cover, Fair, HSG C 53,788 87 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.3 85 0.0900 0.3 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" 1.0 120 0.0100 2.0 Shallow Concentrated Flow, Paved Kv= 20.3 fps 0.5 92 0.0050 3.2 2.52 Circular Channel (pipe), Diam= 12.0" Area= 0.8 sf Perim= 3.1' r= 0.25' n= 0.013 6.8 297 Total Subcatchment 2S: Proposed Conditions Hydrograph 0.42= Runoff 0.4= 0.38 cfs 0.38- Type IA 24-hr 2-year 0.36- 0.34_ ® Rainfall=2.50" 0.32= 03= Runoff Area=53,788 sf 0.28 0.26= FA Runoff Volume=0.115 af • 024_ 0.22_ Runoff Depth>1 .12" ▪ °;2- Flow Length=297' Tc=6.8 min CN 87 0.08= 0.06= 0.04 0.020 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Lukar Ridge Type IA 24-hr 2-year Rainfall=2.50" Prepared by Westlake Consultants, Inc Page 4 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Pond 3P: Dry Detention Basin Inflow Area = 1.235 ac, Inflow Depth > 1.12" for 2-year event Inflow = 0.38 cfs @ 7.98 hrs, Volume= 0.115 af Outflow = 0.19 cfs @ 8.46 hrs, Volume= 0.110 af, Atten= 51%, Lag= 28.5 min Primary = 0.19 cfs @ 8.46 hrs, Volume= 0.110 af Routing by Stor-Ind method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Peak Elev= 285.18' @ 8.46 hrs Surf.Area= 1,353 sf Storage= 687 cf Plug-Flow detention time= 54.8 min calculated for 0.110 af(95% of inflow) Center-of-Mass det. time= 32.9 min ( 743.5 - 710.7 ) Volume Invert Avail.Storage Storage Description #1 284.65' 1,887 cf Custom Stage Data (Prismatic)Listed below Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 284.65 1,130 0 0 285.00 1,291 424 424 286.00 1,636 1,464 1,887 Device Routing Invert Outlet Devices #1 Primary 284.65' 3.3" Vert. Orifice/Grate C= 0.620 #2 Primary 285.18' 3.9"Vert. Orifice/Grate C= 0.620 Primary OutFlow Max=0.19 cfs @ 8.46 hrs HW=285.18' (Free Discharge) t1=Orifice/Grate (Orifice Controls 0.19 cfs @ 3.1 fps) 2=Orifice/Grate ( Controls 0.00 cfs) Lukar Ridge Type IA 24-hr 2-year Rainfall=2.50" Prepared by Westlake Consultants, Inc Page 5 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Pond 3P: Dry Detention Basin Hydrograph I.■Inflow 0.42 0.38 cfs a Primary 0.4Inflow Area=1 .235 ac 0.38 0.34= Peak Elev=285.18' 0.32; 0.3 Storage=687 cf 0.28 0.26= w 0.24= • 0.22 0.2= 10.19 cfs u. 0.18- 0.16- O 0.14. +. 00.1' / //�%/// !/// 0.06 / l' 0.06- 0.04 o.0z_ 111P / 5 6 7 6 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Lukar Ridge Type IA 24-hr 10-year Rainfall=3.45" Prepared by Westlake Consultants, Inc Page 6 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Time span=5.00-20.00 hrs, dt=0.05 hrs, 301 points Runoff by SBUH method Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 2S: Proposed Conditions Runoff Area=53,788 sf Runoff Depth>1.83" Flow Length=297' Tc=6.8 min CN=87 Runoff=0.65 cfs 0.189 af Pond 3P: Dry Detention Basin Peak Elev=285.47' Storage=1,116 cf Inflow=0.65 cfs 0.189 af Outflow=0.39 cfs 0.182 af Total Runoff Area = 1.235 ac Runoff Volume = 0.189 af Average Runoff Depth = 1.83" Lukar Ridge Type IA 24-hr 10-year Rainfall=3.45" Prepared by Westlake Consultants, Inc Page 7 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Subcatchment 2S: Proposed Conditions Runoff = 0.65 cfs @ 7.98 hrs, Volume= 0.189 af, Depth> 1.83" Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 10-year Rainfall=3.45" Area (sf) CN Description 15,840 98 6 lots at 2,640 impervious area per lot 7,870 98 Paved roads w/curbs & sewers 30,078 79 50-75% Grass cover, Fair, HSG C 53,788 87 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.3 85 0.0900 0.3 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" 1.0 120 0.0100 2.0 Shallow Concentrated Flow, Paved Kv= 20.3 fps 0.5 92 0.0050 3.2 2.52 Circular Channel (pipe), Diam= 12.0" Area= 0.8 sf Perim= 3.1' r= 0.25' n= 0.013 6.8 297 Total Subcatchment 2S: Proposed Conditions Hydrograph 0.7. 0.65 cfs 13 Runoff 0.65 P Type IA 24-hr 10-year 0.6 Rainfall=3.45" 0.55 0.5Runoff Area=53,788 sf 0.45 ' Runoff Volume=0.189 af 04 , Runoff Depth>1.83" 3 Flow Length=297' 0.0.25, Tc=6.8 min 0.15 0.1 0.05- 0f 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Lukar Ridge Type IA 24-hr 10-year Rainfall=3.45" Prepared by Westlake Consultants, Inc Page 8 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Pond 3P: Dry Detention Basin Inflow Area = 1.235 ac, Inflow Depth > 1.83" for 10-year event Inflow = 0.65 cfs @ 7.98 hrs, Volume= 0.189 af Outflow = 0.39 cfs @ 8.28 hrs, Volume= 0.182 af, Atten= 39%, Lag= 17.9 min Primary = 0.39 cfs @ 8.28 hrs, Volume= 0.182 af Routing by Stor-Ind method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Peak Elev= 285.47' @ 8.28 hrs Surf.Area= 1,454 sf Storage= 1,116 cf Plug-Flow detention time= 53.7 min calculated for 0.182 af(96% of inflow) Center-of-Mass det. time= 34.9 min ( 726.3 -691.4 ) Volume Invert Avail.Storage Storage Description #1 284.65' 1,887 cf Custom Stage Data (Prismatic)Listed below Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 284.65 1,130 0 0 285.00 1,291 424 424 286.00 1,636 1,464 1,887 Device Routing Invert Outlet Devices #1 Primary 284.65' 3.3"Vert. Orifice/Grate C= 0.620 #2 Primary 285.18' 3.9"Vert. Orifice/Grate C= 0.620 Primary OutFlow Max=0.39 cfs @ 8.28 hrs HW=285.47' (Free Discharge) gE1=Orifice/Grate (Orifice Controls 0.24 cfs @ 4.1 fps) 2=Orifice/Grate (Orifice Controls 0.15 cfs @ 1.9 fps) Lukar Ridge Type IA 24-hr 10-year Rainfall=3.45" Prepared by Westlake Consultants, Inc Page 9 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Pond 3P: Dry Detention Basin Hydrograph / ■Inflow 0.7 0.65 cfs ❑Primary 0.65- Inflow Area=1 .235 ac 0.6 Peak Elev=285.47' 035- Storage=1 ,116 cf 0.5: o.a5 0.39 cfs 0.4- 3 0.35: _o u` 0.3-. /f� 0.15: / 0 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Lukar Ridge Type IA 24-hr 25-year Rainfall=3.90" Prepared by Westlake Consultants, Inc Page 10 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Time span=5.00-20.00 hrs, dt=0.05 hrs, 301 points Runoff by SBUH method Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 2S: Proposed Conditions Runoff Area=53,788 sf Runoff Depth>2.18" Flow Length=297' Tc=6.8 min CN=87 Runoff=0.79 cfs 0.224 af Pond 3P: Dry Detention Basin Peak Elev=285.61' Storage=1,320 cf Inflow=0.79 cfs 0.224 af Outflow=0.48 cfs 0.216 af Total Runoff Area = 1.235 ac Runoff Volume = 0.224 af Average Runoff Depth = 2.18" Lukar Ridge Type IA 24-hr 25-year Rainfall=3.90" Prepared by Westlake Consultants, Inc Page 11 HydroCAD®7.10 sin 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Subcatchment 2S: Proposed Conditions Runoff = 0.79 cfs @ 7.98 hrs, Volume= 0.224 af, Depth> 2.18" Runoff by SBUH method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-year Rainfall=3.90" Area (sf) CN Description 15,840 98 6 lots at 2,640 impervious area per lot 7,870 98 Paved roads w/curbs & sewers 30,078 79 50-75% Grass cover, Fair, HSG C 53,788 87 Weighted Average Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.3 85 0.0900 0.3 Sheet Flow, Grass: Short n= 0.150 P2= 2.50" 1.0 120 0.0100 2.0 Shallow Concentrated Flow, Paved Kv= 20.3 fps 0.5 92 0.0050 3.2 2.52 Circular Channel (pipe), Diam= 12.0" Area= 0.8 sf Perim= 3.1' r= 0.25' n= 0.013 6.8 297 Total Subcatchment 2S: Proposed Conditions Hydrograph 0.85Runoff 0.79 cfs 0. 0.755- - Type IA 24-hr 25-year 07- Rainfall=3.90" 0.65 Runoff Area=53,788 sf 0.55: Runoff Volume=0.224 af 0.5= 0.45- r Runoff Depth>2.18" 0.4= / Flow Length=297' LL 0.3 3 Tc=6.8 m i n CN=87 0.15= 0.1= 0.05- 0= 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) Lukar Ridge Type IA 24-hr 25-year Rainfall=3.90" Prepared by Westlake Consultants, Inc Page 12 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Pond 3P: Dry Detention Basin Inflow Area = 1.235 ac, Inflow Depth > 2.18" for 25-year event Inflow = 0.79 cfs @ 7.98 hrs, Volume= 0.224 af Outflow = 0.48 cfs @ 8.26 hrs, Volume= 0.216 af, Atten= 38%, Lag= 17.2 min Primary = 0.48 cfs @ 8.26 hrs, Volume= 0.216 af Routing by Stor-Ind method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Peak Elev= 285.61' @ 8.26 hrs Surf.Area= 1,502 sf Storage= 1,320 cf Plug-Flow detention time= 53.6 min calculated for 0.216 af(96% of inflow) Center-of-Mass det. time= 34.9 min ( 720.4 - 685.5 ) Volume Invert Avail.Storage Storage Description #1 284.65' 1,887 cf Custom Stage Data (Prismatic)Listed below Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 284.65 1,130 0 0 285.00 1,291 424 424 286.00 1,636 1,464 1,887 Device Routing Invert Outlet Devices #1 Primary 284.65' 3.3"Vert. Orifice/Grate C= 0.620 #2 Primary 285.18' 3.9"Vert. Orifice/Grate C= 0.620 Primary OutFlow Max=0.48 cfs @ 8.26 hrs HW=285.61' (Free Discharge) t1=Orifice/Grate (Orifice Controls 0.27 cfs @ 4.5 fps) 2=Orifice/Grate (Orifice Controls 0.21 cfs @ 2.6 fps) Lukar Ridge Type IA 24-hr 25-year Rainfall=3.90" Prepared by Westlake Consultants, Inc Page 13 HydroCAD®7.10 s/n 002749 ©2005 HydroCAD Software Solutions LLC 4/3/2013 Pond 3P: Dry Detention Basin Hydrograph / ■Inflow 0.85-] 0.79 cfs i Primary 0.8 Inflow Area=1 .235 ac 0.75= 0.7= Peak Elev=285.61' 0.65 Storage=1 ,320 cf 0.6- 0.552, .6- 0.55 0.48 cfs w 0.5-_ 4' 0 00.4: u 00.3 � • 'rte 0.25 / � F. rasPl/1 0.15= 0.05 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Time (hours) PRELIMNARY STORM REPORT LUKAR RIDGE April 3, 2013 Appendix C: Basin Map WESTLAKE CONSULTANTS,INC. WCI #: 1724-35 6 -7- 3 tee � GRAPHIC SCALE EppCS * rs Y SITE BASIN AREA F 411 i • T LOT 2 1 SrtE BABNY AREAS uoissv.�'ssw.77 Ir i,sa¢ '.w.'e.a.o'n aus ,� r� _ D sii=tee m ► _ � a z . + LOT 5 1 LOTS LOT 3/ +!y I I J ■ RV, ,, giami:411141' / ' ___F----_-- ---, --- --.-.- ,. ,,, , LOT 6 4Z 11 J a a ' BASIN MAP BM l O "Ho 2312—O4/7:8; Exhibit H Plat Name Reservation (Washington County Surveyor's Office) Exhibit I Residential Density Calculation Lukar Ridge Residential Density Calculations 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, Buildable Land Area shall be determined by subtracting the following land area(s)from Gross Area (SF) 54,226 the gross acres, which is all of the land included in the legal Subtractions [§18.715.020.A] description of the property to be developed: 1. Sensitive Land Areas 0 1. All sensitive land areas: 2. Park Dedications 0 a. Land within the 100-year floodplain, 3. Public Rights-of-Way (actual) 4,819 b. Land or slopes exceeding 25%, 4. Private Street (Tract A) 4,929 c. Drainage ways, and d. Wetlands, 5. Area for Existing House (n/a) 0 e. Optional: Significant habitat areas, as designated on the Subtotal:Subtractions[§18.715.020.A] -6,748 City of Tigard"Significant Habitat Areas Map"; Net Buildable Land Area 47,478 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual Maximum Residential Units Calculation [§18.715.020.6] information is not available, the following formulas may be Net Buildable Land Area 47,478 used: a. Single-family development:allocate 20%of gross acreage, (divide by) Minimum Lot Area in R-7 Zone 5,000 b. Multifamily development:allocate 15%of gross acreage or Maximum Residential Units 9.496 deduct the actual private drive area; 4. All land proposed for private streets;and Minimum Residential Units Calculation [§18.715.020.C] 5. A lot of at least the size required by the applicable base zoning Maximum Number of Units Allowed 9.496 district, if an existing dwelling is to remain on the site. (multiply by) 0.8 80% B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the Minimum Residential Units 7.596 number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Buildable Area Allocation (SF) 47,478 C. Calculating minimum number of residential units. As required by Lot 1 7,373 Section 18.510.040, the minimum number of residential units per Lot 2 9,347 net acre shall be calculated by multiplying the maximum number of Lot 3 6,044 units determined in Subsection B above by 80%(0.8). (Ord. 09-13) Lot 4 5,461 Lot 5 5,244 Lot 6 10,439 Water Quality Facility(Tract B) 3,570 Exhibit J Remainder (Lot 6) Hypothetical Illustration X2I I I w iN 43I of 8107 cn c6 lc) '. °' LOT 5 LOT 4 LOT 13" o w 5,244 SF Li 5,461 SF w7 6,044 SF Z 7 • 0 0 0 7-- r` I •Or O O O O Z "REAR LOT LINE" 2I Z AS DEFINED INI / TIGARD MUNICIPAL I w CODE 18.120.107.o o � 15' REAR (7) ` SETBACK in / 1 56.00' 56.00'1 -� 42.1 '/ , N89'22'57"W 50.00' N89 2'57"W 104.17' I---40'---I 15' / ,fir r— — 26.1' % \7 LOT 66 15' REAR i I 5,341 SF 20' SETBACK /I 15' iI 51.9'1- 52.31' 1.•9 LOT 6A / GARAGE SETBACK, I 5,098 SF I --5rn , ; 20' FROM BACK OF i ,-, o SIDEWALKI I ZI 7 e , �/ oI ,-- - .- - Z , / I 5'__..1 — ,...-- (\------- - .V , S BUILDING SETBACK, : >, / -2-6' 15' %' 15' FROM PROPERTY • --,7--) LINE - S. �m a� _ 0 15' 30' I I I Qs SCALE: 1"=30' OT 6 HYPOTHETICAL EXHIBIT SW 1 /4 OF THE NW 1 /4 OF SEC. 4, T. 2 S., R. 1 W., W.M., CITY OF TIGARD, WASHINGTON CO., OREGON DAIS 02/27/13 DRAWN BY hIWESTLAKE MDS CONSULTANTS uwc. CHECKED BY APN ENGINEERING • SURVEYING • PLANNING REVISIONS PACIFIC CORPORATE CENTER JOB NO. 15115 S.W. SEQUOIA PARKWAY,SUITE 150 503 684-0652 2312-04 TIGARD, OREGON 97224 FAX (503; 624-0157 Exhibit K Clean Water Services (CWS) Preliminary Screening Site Assessment • Clean Water Services File Number - I CleanWater Services (z cc 2 c 3 Sensitive Area Pre-Screening Site Assessment 1. .lurlsdiction: W T(3arc{ 2. Property Information(example 1S234AB01400) 3. Owner Information Tax lot ID(s): Name: Carl Bowman 6200,2S1 04 BC Company: Address: 13875 SW 158th Terrace Site Address: 14235 SW Fern St. City, State,Zip: Tigard,OR 97224 City, State,Zip: Tigard,OR 97223 Phone/Fax: Nearest Cross Street: SW Lukar Street E-Mail: 4. Development Activity(check all that apply) 5. Applicant Information LI Addition to Single Family Residence(rooms,deck,garage) Name: Lee Leighton U Lot Line Adjustment ❑ Minor Land Partition Company: Westlake Consultants,Inc. ❑ Residential Condominium ❑ Commercial Condominium Address: 15115 SW Sequoia Pkwy.,#150 FA Residential Subdivision U Commercial Subdivision IJ Single Lot Commercial U Multi Lot Commercial City, State,Zip: Tigard,OR 97224 Other Phone/Fax: 503-684-0652,503-624-0157 E-Mail: Ileighton@westlakeconsultants.com 6. WIII the project involve any off-site work? ❑Yes No ❑Unknown Location and description of off-site work 7. Additional comments or Information that may be needed to understand your project This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate. Print/Type Name Lee Leighton Print/Type Title AICP,Director of Planning,Associate ONLINE SUBMITTAL Date 12/6/2012 FOR DISTRICT USE ONLY U Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. 64 Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'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.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,State,and federal law. ❑ Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. U This Service Provider Letter Is not valid unless CWS approved site plan(s)are attached. U The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVID ;LETTER IS REQUIR Reviewed by fes Date 12-/i 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 • Phone.(503)681-5100 • Fax:(503)681-4439 • www.cleanwaterservices.org Exhibit L Arborist's Report Walter H. Knapp & Associates, LLC Consultants in Arboriculture,Silviculture,and Forest Ecology February 27, 2013 LUKAR RIDGE—TIGARD,OR ARBORIST REPORT AND TREE PLAN 1302 Purpose This arborist report is the Tree Plan for the Lukar Ridge project located at 14235 SW Fern Street Tigard, Oregon, provided pursuant to City of Tigard Code Chapter 18.790. This report describes the existing trees located on the project site and provides arborist recommendations for tree removal, retention and protection. Site Description The project site is an undeveloped open field northeast of SW Lukar Court with one single-family residential house located in the southern portion of the site near SW Fern Street. Trees are scattered across the site, including a number of mature fruit trees and several large Douglas-firs(Pseudotsuga menziesii) in variable condition. The site is planned for development including demolition of the existing house and construction of six single-family residential homes. A site visit was conducted by ISA Certified Arborists Walt Knapp(PN-0497A) and Morgan Holen(PN-6145A)on January 31, 2013 in order to collect tree inventory data. A complete description of all trees is included in the enclosed tree inventory. Trees were marked in the field with numbered tree tags by the survey crew; the tree tag numbers correspond with the tree numbers in the inventory data and shown on the site plans. In all, 37 trees measuring six inches in diameter and larger were inventoried, including two trees located on the neighboring property and two completely dead trees. Of the remaining 33 on-site trees, 11 species of trees were identified, with nine apples (Malus spp.)and eight Douglas-firs accounting for 52-percent of the inventoried trees. Four(12%)non-native and invasive trees were identified on site including three English hawthorns (Crataegus monogyna) and one sweet cherry(Prunus avium). Invasive species are broadly defined as species that were introduced by humans to locations outside of their native range that spread and persist over large areas, outcompeting native species. Invasive species negatively impact natural ecosystems by displacing native species,reducing biological diversity and interfering with natural succession. Table 1 provides a summary of the number of inventoried on-site trees by species. 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 Page 2 1302 Lukar Ridge-Arborist Report 2-27-13 Walter H.Knapp&Associates,LLC Table 1. Count of Trees by Species—Lukar Ridge. Common Name Species Name Count %of Total apple Malus spp. 9 27% bigleaf maple Acer macrophyllum 4 12% black cottonwood Populus trichocarpa 2 6% Douglas-fir Pseudotsuga menziesii 8 24% English hawthorn Crataegus monogyna 3 9% lodgepole pine Pinus contorta 1 3% madrone Arbutus menziesii 1 3% plum Prunus spp. 2 6% red alder Alnus rubra 1 3% sweet cherry Prunus avium 1 3% weeping willow Salix babylonica 1 3% Total 33 100% Tree Plan Recommendations The two trees inventoried on the neighboring property will be protected during construction. Of the 33 inventoried on-site trees,two are recommended for retention and 31 are recommended for removal because of poor or hazardous condition or for the purposes of construction. Table 2 provides a summary of the number of trees by treatment recommendation and diameter class. Table 2. Count of Trees s by Treatment Recommendation and Diameter Class. Number of Trees Treatment Recommendation <12"DBH >12"DBH Total remove-condition 8 5 13 39% remove-construction 12 *6 18(55%) retain 0 2 2(6%) Total 21 (61%) 14(39%) 33 *The sum of DBH is 163-inches for these six trees which require mitigation. Two of the eight non-hazardous and viable trees measuring larger than 12-inches are recommended for preservation. According to Section 18.790.030B.2.b of the City of Tigard tree ordinance, 25%retention of existing trees over 12-inches DBH requires mitigation for two-thirds of trees larger than 12-inches DBH to be removed for construction. The tree code provides the option of replanting of suitable trees on site or in an approved location in the city, or payment in lieu. The specific mitigation option will be decided later. Two-thirds of 163 is 109,therefore 109 diameter inches will require mitigation. This is the equivalent of planting 55 trees of 2-inch caliper. Payment in lieu would be approximately$13,625-, based on a cost of$125 per inch removed. 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 Page 3 1302 Lukar Ridge-Arborist Report 2-27-13 Walter H Knapp&Associates,LLC Tree Protection Requirements Before Construction: 1. Tree Protection Zone.The project arborist shall designate the Tree Protection Zone(TPZ). Where feasible, the TPZ shall be established at the dripline of protected trees as a minimum. If infrastructure (buildings, sidewalks,utilities, etc.)must be installed closer to the trees, the TPZ may be established within the dripline area if the project arborist determines that the trees will not be unduly damaged. The location of the TPZ shall be shown on construction drawings at 18-feet from the center of tree 10189, 12-feet from the center of tree 10506, at 10-feet of the property line at neighboring trees 10200 and 10228. 2. Protection Fencing.All trees to be retained shall be protected by chain link or other fencing as approved by the project arborist. Protection fencing shall be secured to steel posts placed no further than 15 feet apart and shall be installed at the edge of the TPZ. 3. Preconstruction Conference. The project arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. 4. Pruning.Trees 10189 and 10506 will likely require minor pruning for clearance to avoid crown damage during construction and to remove dead and defective branches for safety. The project arborist can help identify where pruning is necessary once trees recommended for removal have been removed and the site is staked and prepared for construction. Tree removal and pruning shall be performed by a qualified tree service. During Construction: 5. Tree Protection Zone Maintenance.The protection fencing shall not be moved,removed, or entered by equipment except under direction of the project arborist. 6. Storage of Material or Equipment.The contractor shall not store materials or equipment within the TPZ. 7. Excavation within the TPZ. • Excavation within the TPZ shall be avoided if alternatives are available. • If excavation within the TPZ in unavoidable,the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. • All construction within the TPZ shall be under the on-site technical supervision of the project arborist. 8. Retaining Wall Construction. Coordinate with the project arborist prior to retaining wall construction at tree 10506. Excavation for the retaining wall at the edge of the TPZ shall be conducted under the on-site technical supervision of the project arborist. 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 Page 4 1302 Lukar Ridge-Arborist Report 2-27-13 Walter H.Knapp&Associates,LLC 9. Tree Protection Inspection. The project arborist shall monitor construction activities and progress, and provide biweekly written reports to the City during periods of active construction. Following Construction: 10. Final Report. After the project has been completed, the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. Please contact us if you have any questions or need any additional information. ,!i/ Morgan E. Holen Walter H. Knapp Morgan Holen&Associates,LLC Walter H.Knapp&Associates,LLC ISA Certified Arborist,PN-6145A ISA Certified Arborist,PN-0497A ISA Certified Tree Assessment Qualified Certified Forester,SAF 406 Enclosure: Tree Data 1-31-13 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 1302 Lukar Ridge Page 1 of 1 Tree Inventory 1-31-13 Walter H.Knapp 8,Associates,LLC No. Common Name Species Name DBH1 C-Rad2 Condi Comments Treatment 10184 plum Prunus spp. 6 8 3 viable,maintained remove 10185 plum Prunus spp. 6 8 3 viable,maintained remove 10186 sweet cherry Prunus avium 13 10 2 poor structure,ivy,invasive species remove 10187 n/a n/a 18 0 dead remove 10188 n/a n/a 10 0 dead remove 10189 Douglas-fir Pseudotsuga menziesii 18 16 3 irregular crown retain 10190 Douglas-fir Pseudotsuga menziesii 32 18 1 topped,multiple new tops,progressive break out remove 10197 weeping willow Salix babylonica 14 14 2 history of branch failure,branch decay remove 10198 apple Ma/us spp. 8 7 3 viable,maintained remove 10200 white poplar Populus alba 10 6 2 broken top,invasive species protect adjacent tree 10228 jacquemontii birch Betula utilis 'Jacquemontii' 9 9 3 may require pruning for fence construction protect adjacent tree 10314 English hawthorn Crataegus monogyna 11 12 2 excessive lean,basal decay remove 10315 Douglas-fir Pseudotsuga menziesii 40 30 3 topped,multiple new tops off-center remove 10316 Douglas-fir Pseudotsuga menziesii 34 20 4 no major defects,only safe to retain with 10315 remove 10336 Douglas-fir Pseudotsuga menziesii 40 25 4 codominant stems,appears stable remove 10337 madrone Arbutus menziesii 22 25 1 basal and stem decay,hollow,crown weight to target remove 10340 apple Malus spp. 6 5 3 viable,maintained remove 10341 apple Malus spp. 7 8 3 viable,maintained remove 10342 lodgepole pine Pinus contorta 10 6 2 thin crown,sequoia pitch moth remove 10343 apple Malus spp. 10 10 3 viable,maintained remove 10344 apple Malus spp. 10 8 1 sunscald,stem decay remove 10345 apple Malus spp. 10 5 3 viable,maintained remove 10346 apple Malus spp. 10 12 2 excessive lean,history of branch failure remove 10347 English hawthorn Crataegus monogyna 10 10 3 poor structure,invasive species remove 10348 black cottonwood Populus trichocarpa 18 20 4 inherent species limitations remove 10349 black cottonwood Populus trichocarpa 16 18 4 inherent species limitations remove 10355 apple Malus spp. 10 10 3 viable,maintained remove 10356 apple Malus spp. 12 10 3 viable,maintained remove 10368 red alder Alnus rubra 8 12 3 inherent species limitations remove 10369 English hawthorn Crataegus monogyna 15 16 3 invasive species remove 10506 Douglas-fir Pseudotsuga menziesii 42 24 3 topped,multiple new tops,asymmetrical crown from past adjacent removal retain 10507 Douglas-fir Pseudotsuga menziesii 14 8 2 overtopped,old broken top,dead branches remove 10508 bigleaf maple Acer macrophyllum 7 7 2 overtopped,failing crown remove 10509 bigleaf maple Acer macrophyllum 9 6 1 poor basal structure,decay,lean remove 10510 Douglas-fir Pseudotsuga menziesii 10 8 2 overtopped,failing crown remove 10511 bigleaf maple Acer macrophyllum 11 12 2 small asymmetrical crown remove 10336.1 bigleaf maple Acer macrophyllum 8 14 3 ivy covering main stem;located 42-feet and 210-degrees to tree 10336 remove 1DBH is tree diameter measured at 4.5-feet above the ground level,in inches `C-Rad is the average crown radius measured in feet 'Cond is an arborist assigned rating to generally describe the condition of individual trees as follows- 0: Off-site,condition not evaluated 1: Dead/Hazardous 2: Poor Condition 3: Fair Condition 4: Good Condition 5: Excellent Condition ' ,,, ./.17/ si.3_,..,/j. /i I / ,,,-'7' /1-:--------- - i-I-- -—--.. --...-77--1 ---'' loo,"D 'il."0.1,1,- - ea go • , /' ' -_l_______..., '-. - 2 7-I - ;COI 0� ' a _ _____:___r__, , ---,-"___--L___L_________- ; \ ki.,:.,„ . .41) 1 1 7\-: 1 \ .0 Lr4 • r__ _ - Exhibit M Pride Disposal Correspondence 111 p* R * I * D * E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503) 625-6179 March 19, 2013 Lee D Leighton, AICP Director of Planning Westlake Consultants, Inc. 15115 SW Sequoia Pkwy#150 Tigard, OR 97224 Re: Lukar Ridge Plans, subdivision at 14235 SW Fern St We have reviewed the site plan for the above mentioned development and private drive. With the following stipulations, Pride Disposal will be able to service the culdesac and the private drive and have signed off on the site plan that was emailed to us on 2/28/13,with the following stipulations. For the lots accessed by a private drive,we will require all residents to sign a waiver releasing Pride Disposal Company of any liability for damage to the asphalt. Private drives are not built to the same construction/density standards as publicly owned roads so we will not assume the liability for damage to the roadway. All residents must sign a waiver for us to service these customers on the private drive. If any residents do not sign the waiver, all residents will be required to bring their receptacles to the public culdesac for collection. If you have any additional questions, feel free to contact me. Sincerely, Kristin Leichner Pride Disposal Company kristinl@pridedisposal.com (503) 625-6177 *124 Exhibit N Vicinity Map & Functional Street Designations IN . City of Tigard, Oregon i t 1;1.'S s V% //a//.01,,l. hr,i.d r ik v '.'_'; .' i, t... t✓ {...? i Y SU f 64'0 II -/ '11 I I( k 1) -A rider to Ca// //emit . t` 774 Siarch I Property i Planning I Crimes 1 Transportation 1 Utilities I Aerial Photos I Street View I PON I I Summary I Functional Classification I Bicycle ( Trails I Transit I Sanding Priority I Parking Zones I Traffic Volumes I Pavement Condition i Paving Moratorium 14235 SW FERN ST, TIGARD Transportation: Functional Classification ei r CD T. Z 'o + oam.W A L-N U,T■L Nom.„ ':' z ""0massao } ?N a Legend fr D II] Functional CFreewaylassification I S r Pripal erial : ErArt Neighborhood Local Special Transportation Area Exhibit 0 Title Deed • . . 3 r • • • • • • at Li WARRANTY DEED—STATUTORY FORM • • (Individual or Corporation) 530f9435 Mkt, R. 1OWMAN.and,AneN.A..Dnv(MAN,,huchand.And.wlfr. Grantor, conveys and wri,rants la .IMAVSN S..DpWilAN Grantee.the IotIOw,ng descnbed reel properly free of encumbrances accept as specdreally vel lorlh herein Lot 12, HANDY ACRES, Washington County, Oregon, reaerviny to the Grantors herein,and to the survivor of either of them, a life estate in the herein dbscribed property. • • • f vr 1` ti Fncumbranccs sons, except those of record The true consrderatlon Io'Volconveyal.co is S .QC1Jur ;rose 44erot IC (Mere cOmuly wnh lie. lupu..wu.enl^. of ORS 93.031)•1 ✓` Dared this .rd. day of . dune 1985.if a Cagornie granlor„il nls�rJ,usod its name to be signed by order of ds beard Of directors ))"L`V fid 6., • Earl R.•Bowman L”. Mary A. fiowman SLATE DF OREGON. 1 STATE OF OREGON.CROW W 1s4 Carney W Washington 1 ss 19 June 3 is I PcrronMly odlrnrro a'•n f ft•rw on..1110•a",I nr.. 4110w•n.a..wl 1••rr..l.. Earl R. Dowalan and Mary A. Stowalarrd -sirs rW n.ln4•11.11*1 11111...•lo.In•nn., .ha•.I. Ir.q I'...'r.,.....,• ver Iq s.4•• .. I r'1'.u•1...,. r. .n, .5 rv.rh•.h,rrl I.. I.n.+h,...l wt -+•try.nl,'... .r I •^•I. ua their rn1,0,l.1rr n•a'wl.1•+rl .•I.I.rq,ll.n .1.1.1 n..1!•..1.1 *aR I:wlm•.1.,.1....111,�tyre,..r,.n..4r••I Ir ..1......I.,.. �.. '�: IM.CIW*. •n.,ra r.Iq Mom orLrarohrtl VII:5,1•'•,r,gr.•I.I.I 1• -.11. eq� ....,•• ` rlx..nm.y are!Vol rrh•.rI NYM f Pyble lo!O.Qdon rye Mr C Doirr(f011 h01f.{+Ii:r Howe PubIK 4P Olr'pl/I My CM.dodlren n,pl,K u ore w cr-,t1O-Ma.' lr.q u.0:1,..0.9 Mr,reOntrly W 0..001. Add 11..InllO.rrnn Mo acarol.0000eiin►'*,Otlnsrw9.0 rw rl.chx g..rxnr,W.rnerry Or 00100•pros,.a. .ln,.•:.,r*men pail ail..r In.r.lorr. r'na•cme aloes........ STATE Of OSEOON Cowry W Washington ( as — 1,Donald W.Mason.Praetor of Assessment and Taulloe end Es-Ofnclo Recorder of Co... royNICee for sold county,So hera10 canny Mal She winds Wilweeonl or sifting See received one recorded in aeon W records o1 sok eovMy ern. rr v,r•n..l A•1.h•-: Donald W.Munn,Proctor or Awarenont and Teuhon an...., ,rh•.I• r.1.. Ex. Olean Noir*Creel oiNoir*Ware Earl M. nowl.mn 142J1, SW rare 5.7'riy�nl, or. 972...I .I.I'r„•, ...nn 0000. .. r. ..r.nr..,. u r.. ..w•I rr ., —_ ".1•: shrew.• 1983JUN-6 J.iiI1: 14 1 Oil rl.•yr..I. JUN F 19/33 -. _ ...--�.. •�fe'S•ngrYC.Cf."n_�—•'�_.._�•: _._-0_00_0.____.__ Exhibit P Preliminary Sight Distance Certification Westlake , , consultants,inc Preliminary Intersection Sight Distance Certification February 27, 2013 City of Tigard 13125 SW Hall Boulevard Tigard,OR 97223 RE: Lukar Ridge Subdivision Sight Distance Certification The Lukar Ridge Subdivision will consist of constructing a cul-de-sac at the end of Lukar Court. Lukar Court is an existing local road that intersects with SW Ascension Drive, approximately 180 feet to the west of the Lukar Ridge Subdivision boundary and the beginning of the cul-de-sac. The speed limit along Lukar Court is 25 M.P.H. based on a local street classification. Based upon the posted speed limit, this requires 250 feet of sight distance in both directions in accordance with Washington County Code Section 501-8.5.F(4), as adopted as a guideline for the City of Tigard. Although, since Lukar Court terminates at the cul-de-sac and since Lukar Court is only 180 feet long between SW Ascension Drive and the cul-de-sac, vehicles are expected to not be travelling at 25 M.P.H. An actual speed closer to 15 M.P.H would be more appropriate for vehicles approaching the cul-de-sac. As required by code sections 501-8.5-F(3)(a) and 501-8.5-F(3)(b), sight distance from the nearest drive within the cul-de-sac to SW Ascension was measured to be approximately 160 feet to the west of the driveway. These Code sections respectively requires that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle. (actual measurement is taken 15 feet from the pavement edge) In conclusion, I hereby certify that the intersection sight distance is available at the driveway accesses to the cul-de-sac for Lukar Ridge. Andrew Newbury, PE J:\2312-004.121Engin'REPORTS\231204 SightDistance.docx Pacific Corporate Center 15115 sw sequoia parkway. suite 150, tigard, orego, 97224 www.westlakeconsultar:i, i PH 503 684 OW..? I FX 503 624.0157 Exhibit Q Infill Layout Sketch ., mar. !H ORMAP cliv.i.S::. ':-.14/.9, ''''''s ' ''_' . ' ''''''I' .-'&", - 1 1 .;.',2354fr.,-.1.14,-C:v5% .11,0 j:_._ : 1 " t oLE.ii,,, Ariai _' love ,‘,,..: /44, t �h ir `! [, s j �Q Lz} 1 �� i-- . ;' _ r (- mow•— -i ; i 1 I ®,} < ,�,0,'".11 lila Et i':.IIIII 4 %L.1 IND : ' 1 �`Ty �4T �pn fS ��, . is„it44.04 SII $ o I 93it I �a '' 4 . :it?Ill,'iii. :dolly . f. '6 I"0 16 1 i7,,. ..°5°°- 1 lk. I 1 g. , o �� eta n tre SW Walnu Strep' a, I-^- Iiiiatil - 600 a i - 0 I I 1 a t II I . 4 . 013116 gal. ' aJ �, , Subject - _t• r i 0-:J, ., 1 ' ' ._-: -3.—...,N an�, � ti': a .-- I n Wash in. .unN Z , SWtukariCoti / ° b4 Q • II ano -,. SwF O - aca� ' gas Pr r y Pe*, Srr,. 1 TTTT 2900 ,._1 4.. p Illet 1111 ....4 ,. . ; .. ECID 7, 4 4, 'N i_ el ii 4 gaD ORMO 2000 I - _ gett - z'104BD C Sne . 1 RR Conceptual Infill Development Illustration / Future Streets Plan Lukar Ridge Subdivision (Not to Scale) ‘ rr_.,. R E c!,-- •.4 I::US MAY 2 0 2013 CITY rf.;-- 1—'7k- Lj ,i4 m PRELIMINARY PLANS FOR P LANNI N G!L''.,)..:!;N!...7—E R I N • 1 LUKAR RIDGE w nr. i Fi •j TIGARD, OIHEGON hi SHEET INDEX 0 NAME: NO. —1 # likT c•.'''...' COVER SHEET PI DO 7 D l' 1111104 WIN1,OR — ._... L ---, I, STE 4.. i EXISTING CONDITIONS P200 '-'• _____ __ V— TR. P300 SITE PLAN , • 1 IL:' ,'-j, R ; GRADING PLAN P100 1 LI TILI TY PLAN P500 II _,-1 7/ I ) ,..... MAP . 1,0GATKIN.., 8 Y 16:66TT , . .... 6 D II PROPERTY DESORPTION TAX MAP•1.176 TAX YAP 251 NC,TAX LOT 600 IMMO ISO ACRES 201.0“111216131219 R-7.IMAM LOT SZE-5.000 SO FT APPUCANT WM TRuw DEVELOPMENT.U.0 PO BOx 1669 LAKE 05WFOO.OR 97035 LOSES(503) FAX (305)570,633 CONTACT LOST 04.1.3er ..44444.4141:4:1.412:4 ENGINEER/SURVEYOR 4 FRCORRIAL, *ESCONNULTANTS.INC 0-LOT KAMM.sum.. PAOF1C COmMAIE CENTER (550045 oyo,OCT..) 151 1 s NW WOK.PAWN, —.1 WOE lb%ARO.OREGON 97224 .4C PHONE(MS)664-C652 FAx (503)324-0137 STREET ADDRESS c,..0..LEIGHTON.MCP 14213 57.Ft.7.5,36EET BENCHMARK § 5 ELLVA111,15 BASED ON COY OF PCPTLA. CIO, BENC14100.1 9654 132001104:322 745 8 w 001.1 COP V) D OM10 A.46 mow=we...:=4Tr=- t•r.=......z...--:-...4.-7-...r._117:77:. VI,'STATILIENT ng..,..tworx•uylgror,,, PO SHEET C. P100 —sZ 4.No 2312-04,,0 13.M.00 1 �I1� 3gg -,� rove\ \, \. I G� • ^L I e.` I Naszzn-E X0,5. I ? �, 6, 11`` M�-/�• GRAPHIC SCALE wR P. /1 / a�,aa �- N e;1 ,., �,��� / i g7. 19 L v �, _ g '1 ' _ 1 — 1 / I • A-. 1..W1 — 0 _-,,- RIWN EL 251.11 A'� / J iN E IE 275 O . .. /---'`____-.\ / -- / _ d "'w IE 2"4' _��/ ..._,....www--.______ / % Z / ---1 :1:01Wil"k —il J — / 2] SNI ME ISI 6 3I7.38 1110011111111M / 1Y N NC E xTd2 Z �I�_��_ /�/ J ,,�1i IY N E C SVI.Y n/ a O � � x\ //i Ir N E E 309.7E(M•Wsm 5) I..L 0 U '/ dpo • 1r OUT r E x7.38 - STM NB WN E 255 45 / ( �� / 05 Z 12"OUT E 2/8.25 r `� 1 /SW 01 WN EL EMIT c'':- _ I - \Y ,� . 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[MEMO FRANCHISE UTWnES TO BE RELOCATED v tr0 6 ,: O INSTALL MOUNTABLE CURB 0 GUTTER 1` }MI 0 INSTALL a WIDE CONCRETE 9DEwALk Q / _-_ _ _ V� RJ2' 20.9f A2_35_09.... }-�- 1600' 4pi sw �1uKAr T q / °,RACY-a- o R� 0 4 � Z _ 0 • COURT 23 7' p 1.929 SF p „g1 6oRzs� Il`I o 0- ----'----- / © Ra 0 ..�j NO9 '5Yw 71 - I -14.0' I Q W ^ _�_ .6.x9' zsao - 1 c� 1- N of 1 1 y: Q 1W§i� J g� Y LOT 5 LOT 4 LOT 3 d Ir 5.x0 SE w1 5,461 SE HI 6,044 SP It' SI I cI i 18 iI d t o 41 iftoJ 1 1 1 S6 OD' / ;32lrw 242LOT 6 fg rM 1. oS ,' TRACT'A'PRIVATE SWEET C7pN -- - — L NOT TO SCALE Q JL4 co 8 N i ! Z R-333,75' 0 Q I _._ -- / - 4.33734]' J 41_____,..____../.-- / 0919{.5{' M C.19 .'23'4 191.]9 SHEET 300 9 PRELIMINARY SfTE PLAN en JOB No 2312-04 EY p 0 i \ a Q � Z 1 , ....--,1 \® — ----� ---- ° a T .1 ,,, \\ I o I O „ . : ez �� \ e a ' � � f s,\S a I — 1 ` /� gs I - _rt: I or . N Ni‘...e' ft/e 1 , ______________________ _______________2___til i \.: l79 0 .- �� so ua �� • "If00-s iii L U K A R R I D G H hi WESTLAKErs 1 r. 'ig1° T I GARD, OR PSG § °°° su°vr.mc ��i� GRADING PLAN S0 "M' ,' :."""'..,..Iw;gm? P. o.rz xsca,Pr«, Aga—i—gm t, 04/03/13 LAND USE SUBMITTAL �� 3x _ 7 1 T d .,.APNIC SCALE I I W I 1 . rY'i �. I I I I rm^ E` i I [1.1,5i TRACT I 1 7pN KEYNOTES a 0 LOT 1 LOT 2 I 0 Oil, I i pT INSTALL b•STANDARD•.. . u.. i I 1 Qx INSTALL AN STANDARD s*rnu u...,..i —, °INSTALL•: SANITARY I _TEE ON E.�SDNG A DNT W Fit -� 1 DIN I \ I 1 O INsrwLL cc sTORu uTERu A 1 I \, 1 ©INSTALL.'ST.7. L TE,A,To Ewe VEE \ . w.reR wAur.u.NNa.E I �!a I0 �i O O sT,LL wTCN o-ReT a G OIN --- � -1' �� I .— _ O PUCE 5's5'PLUNGE POU ©; ��1 o REEK E,STING EANWr AND PLACE NEW MANHOLE„ — Z 0 SW UKAR O I E'� "" 1 0= �j t�INSTAL r 5,NORAD ROwm O J m __ �ir � �� __ ^�INsr.0 wArtn uc en cPwa o a ------ trcol " i __ �j I (`� TIER nISNNL BTOWCET'AND CONNECT TO E,iSTNG CC fir,, L I NE � • �. NDA 'Nr < J 1 it H © 0 0 0 0 f f TI 1 I Y{ LOT 5 LOT 4 LOT 3 I ---- i D 1ei J I � 1 li , l� 1 1 LOT 6 nes. .7.77,1°B 6. ,' a. f t a ; O ., J 0 / n v+EEt PRELIMINARY UTILITY PLAN P500 s >.;. 2312-04 i 0 CITY OF TIGARD RECEIPT � � 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 190442 - 02/28/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2013-00001 Prelim Plat w/o PD-LRP 100-0000-43117 $721.00 SUB2013-00001 Prelim Plat w/o PD 100-0000-43116 $5,443.00 Total: $6,164.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 4417 TLEHRBACH 02/28/2013 $6,164.00 Payor: Spectrum Development LLC Total Payments: $6,164.00 Balance Due: $0.00 Page 1 of 1 CITY OF TIGARD RECEIPT 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 190443 - 02/28/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID VAR2013-00002 Reduction of Min Residential Density- 100-0000-43117 $39.00 LRP VAR2013-00002 Reduction of Min Residential Density 100-0000-43116 $268.00 Total: $307.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 4417 TLEHRBACH 02/28/2013 $307.00 Payor. Spectrum Development LLC Total Payments: $307.00 Balance Due: $0.00 Page 1 of 1 , CITY OF TIGARD RECEIPT I, 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 191129 - 04/25/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID VAR2013-00006 Street Improvement Adjustment-LRP 100-0000-43117 $86.00 VAR2013-00006 Street Improvement Adjustment 100-0000-43116 $584.00 Total: $670.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 4432 GPAGENSTECHE 04/25/2013 $670.00 Payor: Spectrum Development LLC Total Payments: $670.00 Balance Due: $0.00 Page 1 of 1 1 �5 (Guc/T # SSB 13- oabe,( Gary Pagenstecher From: Morgan Nolen <morgan.holen@comcast.net> Sent: Sunday, April 27, 2014 2:26 PM To: Josh Kelso; kdalbey@gmail.com; chad@revconinc.net Cc: Albert Shields; Gary Pagenstecher Subject: MHA1360 Lukar Ridge - Tree Protection Monitoring 4-25-14 Attachments: MHA1360 Lukar Ridge - Tree Protection Monitoring 4-25-14.pdf Please see the enclosed tree protection monitoring report verifying the installation of tree protection measures at the Lukar Ridge project site, and let us know if you have questions or need any additional information. Thank you, Morgan Morgan Nolen NJOCIn1LJ Consulting Arborists& Urban Forest Management 971.409 . 9354 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 morgan.ho len@ comcast.net 1 �i Morgan Nolen N MHA1360 Lukar Ridge - Tree Protection Monitoring 4/27/2014 AJJOCIATLJ Page 1 of 1 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Site visit to verify the installation of tree protection measures at Lukar Ridge Subdivision. Morgan Chad Tree Tree protection fencing satisfactorily in place 4/25/2014 None. N/A Holen (RevCon) Protection and in good repair prior to construction at trees 10189, 10506,and neighboring trees near the southwest corner of the project site. Morgan Chad Douglas-fir in fair condition with twig dieback, Remove ivy from main stem;evaluate need for 4/25/2014 Tree 10189 Nolen (RevCon) relatively small needles and thin crown. soil treatment during landscaping. Douglas-fir in fair condition with retaining wall Coordinate with the project arborist prior to Morgan Chad 4/25/2014 Tree 10506 planned at dripline and underground utilities retaining wall construction, installation of Holen (RevCon) and street grading planned south of tree. underground utilities,and street grading. General Comments None. Morgan Nolen &Associates, LLC 3 Monroe Parkway Suite P220, Lake Oswego, Oregon 97035 morgan.holen@comcast.net I 971.409.9354 • SIGN COMPLIANCE AGREEMENT for (file name and number) Witnesseth: This agreement dated the I day of J j JC 20 it( between the City of Tigard, as a municipality of the State of Oregon, hereinafter termed the "City", and '—,e i Db-veuip sArr hereinafter termed the "Developer". WHEREAS, the Developer has applied to the City for approval of Lk) -1.1.)c-,e located in Township Z South, Range One (1) West, Section 9 , Willamette Meridian, Washington County, Oregon, and WHEREAS, the City has adopted standards in the Community Development Code Chapter 18 for signs; NOW, THEREFORE, it is hereby agreed as follows: The Developer agrees that all signage both temporary and permanent will comply with City sign regulations. The Developer further agrees and acknowledges responsibility for the rectifying of any and all sign regulation violations during the marketing and initial sale of all properties within said development. The Developer further agrees that, should sign regulations be violated, to be subject to all citations that may be issued during the initial sale and marketing of the properties. Developer: • 40.0111111111111111111 The City of Tigard: By: 971.409.9354 Morgan Holen 3 Monroe Parkway,Suite P220 Lake Oswego,Oregon 97035 6, A/,/OClAT Consulting Arborists and Urban Forest Management morgan.holen@comcast.net May 6, 2015 Mission Homes NW LLC Attn: Kurt Dalbey 12703 SW 67th Portland, OR 97223 Dear Mr. Dalbey, On Tuesday, May 5, 2015,we conducted the final tree protection site inspection at the Lukar Ridge project site in Tigard. Now that construction and landscaping are complete,tree protection inspections are no longer needed.The trees were well protected throughout construction, as documented in the enclosed complete tree protection monitoring report for this project. The neighboring trees located west of lot 6 were well protected and no additional recommendations are provided for the health or stability of these trees. The Japanese maple on lot 13 was generally well protected and appears in good health, but may benefit from root invigoration treatment for long-term sustainability as recommended on July 17, 2014,following utility trench excavation beneath the dripline. We appreciate the opportunity to work with you and Mission Homes in the City of Tigard and it was our pleasure to provide consulting arborist services for the Lukar Ridge project. Please contact us if you have questions or if we can be of further assistance with this or any future project. Sincerely, Morgan Holen &Associates, LLC -)17fv,, Morgan E. Nolen, Owner ISA Certified Arborist, PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist Cc: Josh Kelso (Mission Homes NW LLC) Gary Pagenstecher and Albert Shields (City of Tigard) Enclosures: 1360 Lukar Ridge-Tree Protection Monitoring Morgan Holen 5/6/201 MHA1360 Lukar Ridge Tree Protection Monitoring 5 AfJOCIATE,/ Page 1 of 7 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Chain link tree protection fencing satisfactorily 12/6/2013 Walt None Tree installed at one Japanese maple located at None. N/A Knapp Protection 14291 SW Lukar Court (lot 13). 1. Move the storm line and sanitary sewer east of the proposed driveway to avoid root zone Site meeting at 14291 SW Lukar Ct (lot 13)to impacts. 2. Adjust the protection fencing east of the tree Andy Dalbey discuss tree protection during excavation for Morgan Tree to allow for driveway grading(okay to replace 2/27/2014 (Mission); storm line and sanitary sewer east of tree and 3/4/14 Holen Protection chain link fence with orange plastic construction Robert (TCB) electrical utilities west of tree.Also discussed fence). minor grading east of tree for driveway. 3. Coordinate with the project arborist to monitor driveway grading and electrical utility trench excavation. ,Site visit at 14291 SW Lukar Ct (lot 13)to monitor driveway grading east of tree and ;electrical utility trench excavation west of tree. If pruning is needed to provide driveway ;Soil stockpiled outside of the tree protection 1 'clearance, prune the minimum amount needed Morgan Monitor zone. No critical roots revealed. Fibrous roots, a 3/4/2014 Dave (TCB) to provide sufficient clearance without N/A Holen Excavation few roots smaller than 1/4 diameter, one 1/2 root, and one 1" root were revealed and pruned)removing major branches. Pruning shall be clean to the edge of excavation with a saw. performed by a Qualified Tree Service. Minor crown pruning may be necessary for driveway clearance. Morgan tiolen & Associates, LLC 3 Monroe Parkway Suite P220, Lake Oswego, Oregon 97035 morgan.holen@comcast.net I 971.409.9354 4$ Morgan riolen r 5/6/201 MHA1360 Lukar Ridge - Tree Protection Monitoring 5 AJJOCIATJ fie Page 2 of 7 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Site visit to verify the installation of tree protection measures at Lukar Ridge Subdivision. Morgan Chad Tree Tree protection fencing satisfactorily in place 4/25/2014 �None. N/A Holen (RevCon) Protection and in good repair prior to construction at trees 10189, 10506, and neighboring trees near the southwest corner of the project site. I 4/25/2014 Morgan Chad Tree 10189 Douglas-fir in fair condition with twig dieback, Remove ivy from main stem; evaluate need for See 9/24/14 Nolen (RevCon) relatively small needles and thin crown. (soil treatment during landscaping. Follow-up Douglas-fir in fair condition with retaining wall ,Coordinate with the project arborist prior to Morgan Chad See 9/24/14 4/25/2014 Tree 10506 planned at dripline and underground utilities retaining wall construction, installation of Holen (RevCon) Follow-up and street grading planned south of tree. lunderground utilities, and street grading. Morgan Tree Protection measures satisfactorily in place and 5/9/2014 None None. N/A Nolen Protection in good repair where needed. Morgan Tree Protection measures satisfactorily in place and 5/22/2014 Holen None Protection in good repair where needed. 1 None. N/A Morgan Tree Protection measures satisfactorily in place and 6/2/2014 Holen None Protection in good repair where needed. None. N/A Morgan riolen & Associates, LLC 3 Monroe Parkway Suite P220, Lake Oswego, Oregon 97035 morgan.holen@comcast.net I 971.409.9354 Morgan Ilolen MHA1360 Lukar Ridge - Tree Protection Monitoring 5/6/2015 AJJOCIATEf Page 3 of 7 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Protection measures satisfactorily in place and Backfill the area excavated for utility in good repair where needed across the site, connections ASAP;carefully remove soil from except at the Japanese maple on Lukar Court. I See Morgan Tree around the tree trunk with hand tools.The 6/19/2014 None Excess soil from utility connection excavation 7/2/14 Holen Protection I arborist should evaluate the need for soil stockpiled beneath dripline and against tree Follow-up (remediation or root invigoration treatments trunk. Called Josh Kelso(Mission Homes)to once the protection zone has been restored. relay recommendations. Protection measures satisfactorily in place and Backfill the area excavated for utility in good repair where needed across the site, connections ASAP; carefully remove soil from except at the Japanese maple on Lukar Court. Excess soil from utility connection excavation around the tree trunk with hand tools. Remove trash and excess materials out of protection Morgan Tree stockpiled beneath dripline and against tree ! See 7/17/14 7/2/2014 None 'zone. Close the open section of protection Nolen Protection trunk as documented 6/19/14 and trash and Follow-up excess materials beneath dripline on north side fencing. The arborist should evaluate the need 'for soil remediation or root invigoration of tree. Northeast section of protection fencing treatments once the protection zone has been open. Called Josh Kelso(Mission Homes)to I restored. relay recommendations. Morgan Molen & Associates, LLC 3 Monroe Parkway Suite P220, Lake Oswego, Oregon 97035 morgan.holen@comcast.net 1971.409.9354 Morgan I I��en MHA1360 Lukar Ridge - Tree Protection Monitoring 5/6/2015 AJJ O C I A T EJ 40,, Page 4 of 7 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date At the Japanese maple on Lot 13, use an air Protection measures satisfactorily in place and in good repair where needed across the site. At spade to loosen the upper four inches of soil along the south side of the tree where Lot 13,the utility trench had been backfilled and excess soil and materials satisfactorily excavated soil was stockpiled. Apply three Morgan Tree removed from the protection area. No fencing inches of bark mulch beneath the dripline, but 7/17/2014 None I not directly against the trunk. One application Holen Protection north and east of tree, but seems unnecessary II Iof endo/ecto mycorrhizae in solution is as construction is complete in this area. Soil 1 recommended to promote root growth and invigoration treatment is recommended at the Japanese maple to reduce compaction and ,offset root impacts. These treatments should be performed by a Qualified Tree Service; promote root growth to offset root impacts. references are available upon request. Morgan Tree Protection measures satisfactorily in place and 7/28/2014 Holen None Protection in good repair where needed across the site. None. N/A i I Protection measures satisfactorily in place and Repair the protection fencing as needed along 8/13/2014 Morgan Tree in good repair where needed except at tree See 9/11/14 None the south side of the protection zone for tree 8/27/2014 Holen Protection 10189 on lot 6--protection fencing partially 10189. Follow-up collapsed along south side of protection zone. Morgan Holen & A55ociates, LLC 3 Monroe Parkway Suite P220, Lake Oswego, Oregon 97035 morgan.holen@comcast.net 1971.409.9354 4$''' Morgan Bolen f S/6/201 MHA1360 Lukar Ridge - Tree Protection Monitoring 5 AJJOCI AT EJ 4, Page 5 of 7 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Protection measures satisfactorily in place and in good repair where needed except at lot 6. Repair the protection fencing as needed along Protection fencing partially collapsed along the south side of the protection zone for tree south side of protection zone at tree 10189 as 10189 and re-install the protection fencing at Morgan Tree See 9/24/14 9/11/2014 None report on 8/13/2014 and 8/27/2014 and the neighboring trees west of lot 6. If a new Nolen Protection Follow-up protection fencing removed at neighboring property line fence will be constructed, contact trees near front of lot. Left Josh (Mission the project arborist for pruning and fence Homes) a voicemail with tree protection construction recommendations. recommendations. Tree 10506 at lot 3 and tree 10189 at lot 6 and Remove trees 10506 and 10189. Re-install 'tree are approved for removal per MMD2014 protection fencing at the neighboring trees 100021.The neighboring trees west of lot 6 near See Morgan Tree west of lot 6. If a new property line fence will be 9/24/2014 Nolen None Protection the front of the lot should continue to be constructed,contact the project arborist for 10/9/2014 protected. Protection fencing was not in place Follow-up at these trees on 9/11/14 and 9/23/14 and pruning and fence construction recommendations. should be reinstalled. 1 Trees 10506 and 10189 satisfactorily removed as permitted.The neighboring trees west of lot IRe-install protection fencing at the neighboring 'trees west of lot 6. If a new property line fence 10/9/2014 Morgan Tree 6 near the front of the lot should continue to be None will be constructed, contact the project arborist 11/04/14 10/22/2014 Nolen Protection protected. Protection fencing was not in place ' for pruning and fence construction at these trees on 9/11/14, 9/23/14, and 10/9/14 and should be reinstalled. recommendations. Morgan Andy Dalbey Tree Protection measures satisfactorily in place and 11/4/2014 None. N/A Nolen (Mission) Protection in good repair where needed. Morgan Molen & Associates, LLC 3 Monroe Parkway Suite P220, Lake Oswego, Oregon 97035 morgan.holen@comcast.net I 971.409.9354 4 Morgan I Iolen MHA1360 Lukar Ridge -Tree Protection Monitoring 5/6/2015 A.L1 O C I AT LJ 4r Page 6 of 7 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Close the protection fencing at the neighboring See 11/21/2014 Morgan Tree Protection fencing partially open at the trees west of lot 6. Prior to fence construction, None 12/18/2014 12/04/2014 Holen Protection neighboring trees west of lot 6. contact the project arborist for pruning and Follow-up 'additional tree protection recommendations. Relocate the excess materials and reinstall the Protection fencing open at the neighboring protection fencing at the neighboring trees See 12/18/2014 Morgan Tree 1 None trees west of lot 6 and excess materials west of lot 6. Prior to fence construction, 1/15/15 12/30/2014 Nolen Protection ,encroaching beneath dripline of tree 10228. contact the project arborist for pruning and Follow-up 1additional tree protection recommendations. Excess materials relocated and tree protection 1Prior to fence construction, contact the project 1/15/2015 Morgan Tree i See 1/28/15 None fencing reinstalled at the neighboring trees ;arborist for pruning and additional tree Nolen Protection Follow-up west of lot 6. 'protection recommendations. Repair the protection fencing. Prior to fence Morgan Tree Protection fencing partially collapsed at the construction, contact the project arborist for See 2/11/15 1/28/2015 None Nolen Protection neighboring trees west of lot 6. pruning and additional tree protection Follow-up recommendations. I 2/11/2015 2/26/2015 Protection fencing partially collapsed at the Prior to fence construction, contact the project See 3/11/2015 Morgan Tree None neighboring trees west of lot 6, but no active arborist for pruning and additional tree 5/5/2015 3/25/2015 Nolen Protection 4/10/2015 construction in this area. protection recommendations. Follow-up 4/16/2015 Morgan Nolen &Associates, LLC 3 Monroe Parkway Suite P220, Lake Oswego, Oregon 97035 morgan.holen@comcast.net I 971.409.9354 $1° Morgan Holen MHA1360 Lukar Ridge - Tree Protection Monitoring 5/6/2015 AJJO C I AT L/' Page 7 of 7 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Construction is complete adjacent to protected trees. No property line fence is planned. Morgan Tree Landscaping complete, including clean rock at 5/5/2015 Nolen None Protection the base of the concrete wall and mulch below None. N/A the sidewalk. Tree protection measures are no longer needed.This is the final inspection. General Comments: None. Morgan tiolen & Associates, LLC 3 Monroe Parkway Suite P220, Lake Oswego, Oregon 97035 morgan.holen@comcast.net I 971.409.9354 ADDITIONAL DOCUMENTS NOTICE OF TYPE I DECISION 4 MINOR MODIFICATION (MMD) 2014-00021 LUKAR RIDGE URBAN FORESTRY PLAN TIGARD MODIFICATION 120 DAYS = 12-26-2014 SECTION I. APPLICATION SUMMARY FILE NAME: Lukar Ridge Subdivision Urban Forestry Plan Modification CASE NO.: Minor Modification (MMD) MMD2014-00021 PROPOSAL: The applicant proposes to modify the Urban Forestry Plan approved under SUB2013-00001. The modifications include removing two trees planned for preservation on Lot 3 (tree 10506) and Lot 6 (tree 10189). APPLICANT: Wilshire Construction LLC OWNER: Joe and Krissy Hires 14845 SW Murray Scholls Dr. 14230 SW Lukar Ct. Suite 110-324 Tigard, OR 97223 Beaverton,OR 97007 OWNER: Mission Homes Northwest LLC OWNER: Spectrum Development c/o Josh Kelso c/o Kurt Dalbey P.O. Box 1689 P.O. Box 1689 Lake Oswego, OR 97035 Lake Oswego,OR 97035 LOCATION: 14230 SW Lukar Court (Lot 3,Lukar Ridge);WCTM 2S104BC,Tax Lot 00990. 14251 SW Fern Street (Lot 6, Lukar Ridge);WCTM 2S104BC,Tax Lot 10200. COMP. PLAN AND ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: The applicable Community Development Code Chapters for the proposed modification is 18.790. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request.The findings and conclusions on which the decision is based are noted in Section IV. MMD2014-00021 Lukar Ridge UFP Modification Page 1 of 3 SECTION III. BACKGROUND INFORMATION Site History: The site was initially developed with a single-family dwelling built in 1940 and several outbuildings. SUB2013-00001 approved a six-lot subdivision of a 1.25-acre property located north of SW Fern Street, east of SW Windsong Court, and extending SW Lukar Court. In addition, adjustments to the minimum residential density requirements (from a minimum of 7 lots to 6 lots) and to the street improvement requirements for cul-de-sac length (from a maximum of 200 lineal feet to 210 lineal feet) were approved. Site Information and Proposal Description: The applicant proposes to modify the Urban Forestry Plan approved under SUB2013-00001. The modifications include removing two trees planned for preservation that conflict with the proposed siting of single family dwellings. Vicinity Information: The site is zoned R-7 with R-7 to the north and east and R-7(PD) to the west and south across Fern. The neighborhood is primarily single-family dwellings on 5,000 square foot developed lots to the north and west. In contrast, the areas to the east and south are characterized by forested north facing slopes of Bull Mountain and dotted with five islands of unincorporated Washington County, commonly known as the "Fern Street Islands." SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Urban Forestry (18.790) 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; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual; 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. The application included a revised Urban Forestry Plan Supplemental Report (August 27, 2014) by Morgan Holen, the project arborist, a certified arborist and tree risk assessor. The revised plan meets the tree preservation and removal site plan standards, the tree canopy site plan standards, and the supplemental report standards in the Urban Forestry Manual as attested to by the project arborist. 18.790.070 Modification to the Urban Forestry Plan Component of an Approved Land Use Permit C. Application procedures. Modifications to the urban forestry plan component of an approved land use permit that are not exempted by subsection B of this section shall be processed as a Type I procedure, using approval criteria contained in subsection D of this section. The proposed modification to the Urban Forestry Plan Component of SUB2013-00001, Lukar Ridge Subdivision, does not meet any of the exemptions of subsection B and therefore shall be processed as a Type I procedure using the following approval criteria: D. Approval criteria. The director shall approve the modification to the urban forestry plan component of an approved land use permit upon determining: MMD2014-00021 Lukar Ridge UFP Modification Page 2 of 3 1. The project arborist or landscape architect has provided a report and statement certifying that the previously approved urban forestry plan did not account for the circumstances that lead to the proposed modification; The project arborist has provided a report and statement (Supplemental Report, dated August 27, 2014) certifying that the previously approved urban forestry plan did not account for the circumstances that lead to the proposed modification. Tree 10189 shown on Lot 6 appears to the arborist to be progressively declining and is not a suitable long-term amenity and is recommended for removal. Tree 10506 on Lot 3 is also recommended for removal as the proposed house and landscaping of a useable rear yard are in conflict with the preserved tree. This criterion is met. 2. The project arborist or landscape architect has provided a report and statement certifying that there is no practicable alternative to the proposed modification; and The project arborist has provided a revised report and statement (Supplemental Report, dated August 27, 2014) certifying that there is no practicable alternative to the proposed modification. This criterion is met. 3. The project arborist or landscape architect demonstrates through a revised urban forestry plan, compliance with Section 18.790.030. As shown above, the revised urban forestry plan complies with Section 18.790.030. This criterion is met. FINDING: As shown in the analysis above, the proposed modification to the urban forestry plan component of SUB2013-00001 meets the applicable approval criteria and can be approved. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON SEPTEMBER 24, 2014 AND BECOMES EFFECTIVE ON SEPTEMBER 25, 2014. Questions: If you have any questions, please contact Gary Pagenstecher at (503)718-2434, garypa,tigard-or.gov or by mail to the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon, 97223. Attachments: Lukar Tree Pre ervation and Removal Site Plan,August 22,2014. Lukar Tree C. o. Site P1. • Aug f 22, 2014. 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LUKAR RIDGE RECORDED AS DOCUMENT NO.a01J031�Jg / \ A REPLAT OF PARCEL 2, PARTITION PLAT NO. 2002-055 G� N THE SOUTHWEST ONE-QUARTER OF THE NORTHWEST ONE-QUARTER OF SECTION 4, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON OJRYE DATA TARE }- 0/7221 25. 20'< 15 CURSE/ LENGTH RADIUS DELTA CN.DEAR9C CIE LEN. FOUND 2'TIGARD GEODETIC EAP Fo UNC 2'DU ASS 401 w' 0 20 40' 80' h CITY 71 TLC_CEOOETC CW OO ,.1T�or iICA00 CEOOE T.CON iN0L __-- -'�� Cl I6.St' 15.0°' 6393']6' x5]50'11'[ 15.69' POINT TAI CC 022-17) PON1 N:0 GL'022-711 SEE 0E1µ'B'SHEET T SEE DETAu'A SHEET 2 rOUND VA.iR. C2 191.08' 41.00' 269219'03' 51842'O5'E 58.08' M . • °UNG 5/8'I.R. S w/MC'I CH PLS 747'(5) SCALE: 1 INCH- 40 FEET 4. H�C'LOVE Ply 70'(5) 01490 5/0'AR j 500'J6'S6'W.OIT CJ 8.64 18.50' 262152)' 57715'78"w 8.56' s.. H/MC'1004 PIS 747'(6) 5gsj/ , CO 25.44' 41.00' 35'32'43' 5440'45'[ 25.05 EiD t/ LOT 3 �� LS )1.M' 4100' 100211'02 S6T4B'2J'E 631]' I LOS•2 5 t j/ 3.06' 1 CO 25.00' 41.00' 345611' 50T014'M 24.61' • ypOO FOUND 5/B'IA • _ �� p1 3] BAyyY ,OT 400' ,,,,f,„, 9/ 0/ '00'0 1 AN0 LD1 52 \ BO' BNafV SURvEnxO.INC.'(3) 1'5' CA 25.00' 41.00' 3456'11' 31456.25'0 2,761' �g,�Ma5E N69'22'4YE 169.94' HELD FOR EAST LINE 4' 0•L. Cl 25.00' 41.00' 3456'11' 56952.36'W 24.61' Yw35M" S / �. // 500.36.58'0.0.17 ', p. /T` 58.65' _ 56.0' 56.64 INITIAL POINT 1 •'' CO 20.59' 41.00' 2446'45' 47815'56'w 20.36 I •f 33.0' NA- 88.00 -nom 68. FOUND 5/6'I.R. DEDICAI1ON •�• �4 FOUND 5/8' IE / I 1 w/MC'GAYLORD LAND Joh CV CIO 8.85' 25.00' 19'{6'21]' S7927'33'E 0.60' W/YPC'ALPHA ENC..INC."(DI 1 SuRYEYW6.INC"(3) V 13 CII 190.07' 331.75' 32149'36' 554.36'10'0 187.48' HELD HELD = A gee C12 2.58' 331.75' 028'31' 5375757'W 2.59' PA2°0�9 ud g - BO- A#,• 44� CNS 26.+6' 385.12' 3'56'12' 5]9'42'3210 26.46' 'i P v. °p6 11rc LI Y' LOT i B 39.65' C �. 3 F'' a 6,460 55 a LST 2 ®- �j 51811 'A' CIA 194.51' 333.)5 335)2 SNZ6'25'w 191.79' \ �„` 21,760 S.F. SCALE:1'-10 C15 24.021 383.12' 3'35'32 S39'121TW 24.02' OAR CO-�D69 a 115 I __ 200PUBLIC i FOUND 1/2'I.P. p?_ ACQ5I�J3.99 5' " NO CAP O EASELIENT 58972.321E'x.85' �� HELD.DESTROYED 1 / 4 C2[•>\ NOT REPLACED FOUND 5/8' ILS 501333. n/4J 6'P.V.E. C� , ) I/IMC 5LOVE PLS)4]'(5) I, REFERENCE SURVEYS ())HELD �5( �- `( Cp BEARS 553'JO'00'W 0.15' µL SURVEYS ARE FAOu wASHMGTON COUNTY SURVEY RECORDS. 1OUND 5/0'I.R.NO CAP 9.00.-7.---• ]O' •B .622'57'E r µL PLATS ARE FROM WASHINGTON COUNTY PLAT RECORDS. I1 MONUMENT BON(2)HELD �I.+t. • L1 M6•4 17_..i1 811 9,28' 5 � � FOUND 5/6.11.W/µC e ,,,811.-"e05.51'01 W"' •■1 1 1 ; !'N: LOT 6 1.PIAT OF'HANDY ACRES',BOOR 10,PAGE 31 \ �I NPHA ENC..INC.'(2)MELD .N. " PUBLIC n 5p9Z2'S7'E ]].00• �p 1:4;: � d S.PARTITIO2.PUT OF N P� W S-5.,BOOK KE 101.NT PACE E 27 0632°3 ��3{�1 _JW---.-F R/W°EpCATd! Q ( YI 1 \ '�QQ�iLT" 56 13J9'W 1 S I L. S' Ci yr 58101'5.61 �p pA9GE,,p56 n Nhl- DEOLAIION 4.SN 29166 ..wL7•'� a A L.aSF, • i• X32, ;'1 pP.200 nb 5.PARTITION PLAT 2003-056,DOCUMENT No.2003-11)6{1 O.2004-020429 \6jw2LEYY�', SEE�T •C• y/ - S• n • 4 $j 8= 7.PARTITION BPLATY2008-069,DOCUMENT WOODS'.DOCuur741NN0 20008 065870 \v _L.�,�._L / 014 Fjlr' 6.SN 32063 w/MC 'µPHA ENC.NCO(2)80110 -58921'00 71 tI 7- i 4. 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SQUARE FEET Sn _i // A CNOOTN 61CU5(1 Fa C�R REGISTERED --- --N00'331:6-EJ' OR(0.64•E/ PROFESSIONAL SURVEYED FOR: - -" 5204' o 5,11' 1°6O/. LAND?SURVEYORnMISSION HOMES NORTHWEST, LLC �FouSD s/a'La. .--- I581211159_W I .e,._ ��. SURVEYED BY: MARKED ED,G•(2) L\-n0 DETAIL'C' OREGON WESTLAKE CONSULTANTS, INC. HELD 152' SCALE:1'-10' NULY IS tow (5715 S.W.SEQUOIA PARKWAY,SUITE 150 \ 1�60377LS EN / RGARO,OREGON 97224 (503)664-0652 SHEET 1 OF 2 RENEWAL 12-31-15 2312-0615116_1'2013.a, LUKAR RIDGE RECORDED AS DOCUMENT NO...101it 0351 9 q A REPLAT OF PARCEL 2, PARTITION PLAT NO. 2002-055 IN THE SOUTHWEST ONE-QUARTER OF THE NORTHWEST ONE-QUARTER OF SECTION 4, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, DETAIL 'A' CITY OF TIGARD, WASHINGTON COUNTY, OREGON .1s af, MARCH 25, 2014 51 33 4 APPROVALS C44- x DECLARATION •,� 251 93. PROTED MS J OAY OF +tuuL_ .2064 MOP ALL MAT MEN Br THEPRESENTS AT SPECTRUM DEVELOPMENT,ILO,N1 OREGON UNITED URGE, M 9 W CITY OF 0 WTY DEVELOPMENT DIRECTOR CORNET,WHIM TOO,TTL£AS SPECTRUM CEYELOPMENT,110,IS INE NEMER OF TIE LAM RFPREYNTED ON THE AMEIED MAP.AMD MORE PAREICUVRLY DESCRIBED N TE SURVETOFS STATIN DESIGNATION:GC-022-11T CERTIFICATE,MO HAS CAUSED DIE SAME TO BE 91BDINDFD AND PLATTED INTO LOTS AND A TRACT. SIATON DESORPTION:1/4 COR SEC 33/4 B Y.. IN ACCOMDATIM M114 T CHAPTER 92 OF E OREGON REVISED STATUTES,AS SHORE HEREON.AMD DOES REILNLNCE:uSBT BOON 5.PACE 203 HEREBY DEDICATE ALL ADDITIONAL RICHT-OF-WAY TO DIE PUBLIC AND 00E5 HEREBY GRANT ALL NA093(91)STATE PLANE COORDINATES APPROVED MS __ uQ .20)} EAUNENIS AS SHORE OR NOTED W SAID MAP.TRACT'A'IS HEREBY CONWIED TO THE Ox OF 20HE 3601,OREGON NORTH ax a AICD x )DAD. N.652563.150 NR FEET rync, E: 7607736.112 NTL FEET By, /_ - DETAIL '8' SPECIRW OEVELORemT,LLC.M OREGON WITED IIABIITY COMPANY ORBITED'' CO21.7� 90000 D THIS -DAY OE J NE .20/r/ RUIN N.DAEY,NANO -. --EPROM - A -. SPECTRUM DEMLOREINE.LLC Ml9WNGIDN•• . a. 1996 : 251 W Y: ..e.‘ - pZ�IRSol eo ACKNOWLEDGEMENT I STATION DESIGNATION:CC 022-117 ~EEO MS �I-DAY a 141 S_ -_.20L� STATE a dCCW )) STATION DESCRIPTION:SET DEBAR A CAP WA9EOTON COUNTY 60A0 OF }55 REFERENCE,(NONE) COUNTY a MA9NGTOI )) NAD63(91)STATE PLANE COORDINATES / // I LI-re, I L ZONE.3601.OREGON NORTH 6TH/ _A MIS DISTRAINT WAS AOONOYLEDGED BEiORE ME ON �U I.LI E� ���o1�T N:652496.333,NTL FEET BY KURT HH IA BET, M R HE WW SPECTRUM OEVELMENT,LLC., 1:7604974.144 INTL FEET gr APPROVED MS l2 'OAY OF J 2,31. _.2031 11,: iATNE NARRATIVE DIRECTOR Cr ASSESS/EMT AKO TAXATION .�T I,,/,1 (wA9wGTPN COMM ASSESSOR) L Al/V /1. IDW/2.7/V THE PURPOSE OF THIS SURVEY IS TO PLAT A40 9UBOVOE PITO LOTS AW A TRACT.THAT NOTARY RE(PRNTED) // ` / TRACT a LAND CONVEYED TO SPECTRUM CEVELOPMENT,LLC.AM ORELINEDIAMD UABBI1 / BY: - RARE NO. T . Yb COMPANY.BY DEED RECORDED AS DOCUMENT N0.2013-049151,WASHINGTON COUNTY DEED ___ / RECORDS.EN ACCODA1GE WOE ax or mum..... .o USE OEaUM E 904 CASE FILE HUMBER 9UJ /� �0�� SUB 2013-001.TBBOUNDARYMON Y OETERNATIMD BASIS OF BEARINGS PER SURVEY MY mEMmW EID'IRES l HAMER 32063,MASINGTON COUNTY SURVEY RECORDS ATTEST TIfd*"DAY OF F,µ1 G 2001 DEECT I M OF ASYm,:NT90 MO TAXATIONEx OFFICE COUNTY IXER ;' SURVEYOR'S CERTIFICATE o Y-DEPUTY - CONSENT AFFIDAVIT I,TOBY G.00,0EN,HEREBY CERTIFY THAT I NAVE CORRECTLY SURVEYED AMO MARKED NTH ':' �' ::. A 90OIM90N CONSENT AFFUANT BY BALTIC,UL,TMST DEED BENEFICIARY.HAS BEEN ��� �111E LAO REPRESENTED ON TIE ATTAOED SUBONSION PLAT a'tuEM %.:'.Y2,7:'.47',*gRECORDED N DOCUMENT NO.-10 14-0.3S.100 WASHINGTON COUNTY DEED RECORDS. 4(1 HE TE BOUNDARIES Cr MEN BENE MORE PARTICULARLY DUMBED003AS FOMOWi ":Y�iF �. AL OE APACE].2,PMT110T RAT N0.2002-055.WASHNOTEN COUNTY RAT RECORDS,N . TE SOUTHWEST OE-QUEER a THE NORMYEST OE-PUNTER HE SECTOR 4.TOTNSIF 2 SOUTH,RANGE I WEST OF M SI LAMETC MERIDIAN,0x a TGARD,OREGON TT COUNTY,OREGON BOUNDARIES M0H BEING MORE PARTICULARLY DESCRIBED AS NOTES FOLOMS 1.BOUNDARY OEIERMNATON AMO BASS HE BEARINGS PER SURVEY NUMBER 3206.3,WA9/NGTDN COUNTY SLIMY BENHAM AT 114E BORAL PONT.BEING A 5/B'IRON ROD MTH YELLOW PLASTIC CAP RECORDS STAL94D'GAIL00 INC 9N5TNG.NC.'AT TE NORTHEAST CORNER OF PARCEL 2 HE PARTITION RAT N0.2002-051 THENCE.ALONG THE EAST UNE Cr Of SAD PMOL 2.SOUTH 2.TIS SUBDIVISION 6 SUBJECT TO TE CONOTW5 OF APPROVAL WOOD BT TE CITY HE)GAD AS SET FORM 00]6'56''FEST.240.94 FEET TO THE NORTH RICHT-OF-WAY UE HE SOUTHWEST FUN N CASE FRE MO SLB 2013-001. STREET.BEING 25.00 FEET FROM THE CENIUTLINE T4a0'.MEN REAMED AT RICHT 000,05;THOME,ALONG SND NORTH RIGHT-OF-WAY UNE,A1OMC THE ARC OF A 363.12 1 TRACT'A'6 A WRIER QUALITY F2OUTY AND SHALL DE OWNED AW MANTAWD BY THE OW OF WARD. FOOT NON-TANGENT CLIME TO THE LEFT(RADIUS BEM5 SOUTH 46]6'57 EAST),TROIRR A COMM MORE a 0375'35(CHORD BEARS SOUTH 363217,24.02 RET)A 05TARGE a STALE a aFE00N ) 24.02 FEET TO A PFRONT-CF-WAYNTE,AMa REVERSE CURVE:MIME.COMTMNANG ALONG SAD NORM )S RT-OE-WAY LAD ALONG TE Cr011 MC A 323.75 FOOT 5E TO TCW NT, COUNTY a WA9HFOTOH TPOICH A CENTRAL AWES OF 32,2.247'(0100 BEARS SOUTH 5426'25'VEST,191.71 100 HEREBY MET TNT DWS 511BOM9O1 RAT WAS RECEDED FOR RECORD FEET)A DISTANCE OF 194.54 FEET TO THE'VEST LRE OF SAM PMm 2:Amax.RANG SAID NEST UNE,NORM 00'3703'EAST,309.11 FEET TO THE NORTH UNE OF SAO PARCEL 2 W MK/alb DAY Of Q;216.... _.20L* ATR:W OFA.00L f.M.. MINCE KOH,SND NORM UNE NORTH 6T2ra?EAST,109.94 FEET TO DC NTA.PONT. AND RECORDED W THE COUNTY CLOW EDOOS CWTA4WNG 54,220=AFC FEET.MORE OR IES& AS PER OILS.92070(2),I HEREBY CERIWY THAT ME RENAMING CORNER MO9.NCITATION DEPUTY CCER14‘4 - __- WEN TMS 919119904 PLAT SINAL BE ACCOMPUSHED DAMN 90 COLD OM OATS REMAINING CORNER MONUMENTATION REECCORDNG OMPE a THE CLEVER COES FIRST.(4 COYPU-110N OF THE PAIING AACCORDANCE TS OR ONE AITMH 0.0.9.623061. IN ACCORDANCE MTH 0.0.5.92076 116 REMAINING CORNERS OF 365 SU9 9904 HAW BEEN CORRECTLY SET MTH PROPER MONUMENTS AR AFFIDAVIT HAS BEEN PREPARED REGARDING THE YTIIMG OF SAID MOHUYEMT5, AND IS RECORDED N 0000041 NO. _ ,WAGTCOUNTY RECORDS. APPROVED 136 _ OAT a , _ SHNW 20. / REGISTERED ` PROFESSIONAL SURVEYED FOR: LAND SURVEYOR MISSION HOMES NORTHWEST, LLC WASHINGTON COUNTY SUMMON ---- Q��V L--- SURVEYED BY: WESTLAKE CONSULTANTS, INC. AIRY 13202004 15115 S.W. SEQUOIA PARKWAY,SUITE 150 10600.BO N / TIGARD,OREGON 97224 603 (503)684-0652 SHEET 2 OF 2 RENEWAL 12-31-15 1311-0045IR_.1011J.q SCALE �S I I .2a..3 k ze..s \7840 1-2 a5 .zez./„s+.' MI 141 �M § 414eM �. t.T 6-9•' ` - >tl_ N FEET I /-- 8 I r_ v_ ` } \- ( �n� LEGENDF 41 •+N \ X TREE TO BE 1.0901 d: i ~�r r .zas.. ,seaal�`��1 // /\ Com". • �(1 c -0-ORANGE TREE PROTECT.FENCE 41 1 PI t ��,t�y--� / eaeoNca+ma moos) N ' j�,'�'mu '280.3 //� / �SEE cNSExon:N�c awi r ,� NIT PRD EGna I I 11 / ! / / MUCTION ��� �� / /)/ / L //1 \ O�� `/ • ��''o�- I/ R,\ Ii / i / 47R9.a 289.9Y O A,� 84. yeti✓! j GENERAL NOTES O wo AT SNE 274.3 �- ��✓ i' iV / / CONTRACTOR WALL INSTALL 4 NR REE PROTEc Kw nNaNc _'1-+_/ ��►�1 swFi �i.L"i' \ -� i / / r"P1NDNG SHATREES LL L PTO RE A TE uCONSTRUCTOR. Z r Y'f'. '!:,. �`i ��y�i L X2922 -1£9•./ -'� �f. w�tl9e __ I. syAir t. / i ," D • { r 9Eri _/ : ▪ !!!!!! RTEN PTE ARE TD x RT.RE.OV eApmuOrx AssoDnTED MUM uTwTr REMOVAL MusD BLNNFF'S TES1MC AAO MSPFCMw AfALCr ANDsodTF) EWS 11 11.DJD DEFE caaRaNArt w C CM Z K ELovr.L an oErauT,aN To BLE asrosm a w A,a^x E[JOa7/(AxWnoIED T) S APPLICABLE STATE AND FEaHK REGULATIONS _ / •w/�j�/// _ {.9.7.0 .a s� / /,amt --i' / itan SEE Bm8 - O .: .+� '� 4. x▪STALLAIRNI AND APPROVAL OF ALL TREE wroTEGTgx A.ESL Ey .MN.¢WSW ' /T / v. / �� ' / 1 MEASURE ARE NEEDED BEFORE CONSTRUCTION WOW O TY x E E 379.46 I �jiM1�-+ - E�// ,2•an N E 278.21 / i i, V� •7.25:„...7' s. uwERGRawD OVERHEAD POWER UNEP MUTT ROW ADJACENT TO O '^�/ IN o / . "leo-.e.§:, /\'. / o ME PROJECT PTE CoaaJlnnTE WORK MIN ME UTILITY COMPNLY. O NIR ,...,,......_____-4....„ raw MI WI RN n 3z,7 „� ._•_• --3------ �r% r_[n�,n�St. p�`sTR�a/ DEua1TgN NOTES \/ z_ le 01 1[2R/7 "��n` .9 ]� I �A / .TIT V1 F (� 10'OUT R E21071 / �.,'A - � S. ,.."2-"' `�� / Ol saw*.CRAWL D1 TO 9E TO BE In XJ K. �.nt �""�/� / X�/� / / 'K'J. /� OI COSTING CRAWL DRILLER.TO BE RENOWD. • / / -411+ /f� r ,�.�{/ `i •PJD]' / /� �(S.a �j 40518*CONCRETE 011`.EW41 TO BE REMOVED. D LU I i % .�/ // �// ,/ O151 b /• / /p ©.ErTNG GAS LINE TO BE REMOVED.WOROMTE TN NW /7� ;08� ' \�/ /9/ ys O• COORDINATE MUM UM,TT CPVAN �� •7 _i'tl 3/m.7 / •�- �" S Nie ©a CURB�)i s�wEsmrBET RATED arnNo HEW BAn •• \ / ., STAMM -�•. OS' � ' :� lll� cc` /,��/ Mr P .wi POLES TO BE REuom.mrnaNATE rM ___ I 10. .,R/r O I _ .%, / Oa .nsTwc NA,ER METER TO BE REMOVED.cooRnNA,E 111 IF• I / ( / ' O `„� REMA MUM 10 =/` .V / 1 INDu.. 0 ENST.TREE STUMPS ro BE REAKTED. I I y.• tlll I •. T O 2.02 I MMA�SEPTK DR.wn¢FIELD LOCATION. COORDIFAj - % i_ I O I� 21�ssaz•,rw OEPARr1ENT(DEWY TH THEb I50.9-T8-24501.TT OF T.RD _ ea r se_s r' ^ O7. / •/ LANDSCAPE STS COpip7DATE w UTILITY PROPOSED • 4 '� ' ER ii / ! �.w1b/ 1 /.e. ,:-.''Y%/ -4- ©E 1.1 TO TO HEALTH DEEPARTMf,` i,REG a MwTS ,••_• d€e I A ' I r • 5 'r 7 ,/41! ./ y.. 63 E UNE TO BE REMO,ED TO AUOwWDATE MEN m •/ I r r i M. j t%x.•.'16 • 5 1 i:p T i / /fti/• PRE-CONSTRUCTION CLEARING.AND DEMOLITION NOTES ,NaL i 'Illi"/"..7 l.,A+( % +://4.46,* o ,. ESC...sums(99 ET ME Rx PFT.TER SEDIMENT KNEES I RAY.Coa11.1IOIL PNTRAwr:c FT')MUST BE w PLACE.FUNCTIONAL.NO F /. rf APPROVED w AN xnAL RISPECTON.PRIOR TO COMMENCE..Cr C.STRUCRON I- n / I onLASSE ENT BARTERS APPROVED FOR USE waw.191.4 Mrs Tr.s. ! •I �1,1/ � 5 rem rs ca OMER S. AB F MAJFwAI smAa[ V yi 1 O "i�-♦ �R- a33u7.r A SENSITIVE REMOTES wauowo.BUT NOT IH.T.n TO.TREES.NCTLANov AND i U T9a34• CONSTRUCT.RPNLIAN PRODECTW AREAS 4004 BL clE.w.r OELwEATFD rM RAN¢ YY„ 0.09 INET n09.11¢323 _ )A�'f 0 �� y�• 781.74 'zsT sicTO457RO0OW.R AREAL LINO FENCING x A METIER MAT a CLEARLY 7 ' F. . NsaE TO ANYONE w THE AREA. TEs ARE rN:RwrTED TO omw -Z K It OUT S E 296.3 mi--_i'y-- 'groe '•_ ,r.n KW.ME CONSTRUCTION euaER. a a F 1 '� A. 4.CONSTRUCTEN ENTRANC.5 4ULL a ISTALIED Al ME scam.Cr c Z CONSTRUCTION AND MAMTAIED FOR TIE DURATION OF ME PROJECT. E ��+' ADanoNAL...sup.INCupNR BUT NOT WITED TO.STREL s un / ' O I i�r+� /a THESE EROSION AND SEDIMENT CONTROL PLANS ASSUME•DRY woos., BE REQUIRED TO w9E2 THAT AU.PAVED 4.5 ARE KEPT 5 a S V SW MN w¢3O7x HEATHER•CONSTRUCTION. -NET HEADIER•CONSTRUCTION CLEAN FOR THE DUATC•OF THE ptOECT. ;, .j.r NY x ME E 2.. MEASURES NEED TO BE APPLIED BETWEEN OCTOBER IST AND S RUN-.AND RUN- 0.1RoLS SHALL BE w PLACE AND FUNCTIOr,G w I. a Z �1 w 10.OUTS E MN MAY 31ST. Fraw O BECNNNO SUBSTANTIAL CONSiPUCnON ACRNTES RUN-CN A. SNET z- C2�1 ITir 4 1 RBI n.Gu a, • NOTE: Pw-ocva.CF10 2.-off ww-oiT CONTROL MEASURES NUDE SMF MUM(MUM ELIREI \ _ i " �• � ,7 OUT IR[nom ]3]I ON10 ME NEIOOOIrLG PROPERRE�GENERALLv SHEET FLOW NORTH R'REST PROTEC➢RI UIEOK OAyS SURiACE RaEND1INC ANO BANK STABw7ATroN N0. •-T' 7 2312-04 a`v