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SUB2015-00012 VOIDED SUB2O15 - 00012 Burts Landing rt City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT\/ 'fl ! RequestJAI"— for Permit Action TIGARD 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503-718-2439 • www.tigard-or.gov TO: CITY OF TIGARD Building Division 13125 SW Hall Blvd.,Tigard,OR 97223 Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov FROM: ❑ Owner ❑ Applicant ❑ Contractor ® City Staff Check(✓)one REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State/Zip: Phone No.: - PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): ® CANCEL/VOID PERMIT APPLICATION. ❑ REFUND PERMIT FEES (attach copy of original receipt and provide explanation below). ❑ INVOICE FOR FEES DUE (attach case fee schedule and provide explanation below). ❑ REMOVE/REPLACE CONTRACTOR ON PERMIT (do not cancel permit). Permit#: SUB2015-00012 Site Address or Parcel#: 10180 SW Tigard St. Subdivision Name: Burts Landing Lot#: EXPLANATION: The application was not complete within the 180 day requirement and is Void per Oregon Revised Statutes 227.178(4). A new application was submitted (SUB2016-00002). No refund;however,the applicant was only required to pay 50% of the new app fee per Tom McGuire,Assistant CD Director. • Signature: CG. Date: S -.a.‘ - I b Print Name: (,lett►-y 1 (;a;fie 5 Refund Policy 1. The city's Community Development Director,Building Official or City Engineer may authorize the refund of: • Any fee which was erroneously paid or collected. • Not more than 80%of the application or plan review fee when an application is withdrawn or canceled before review effort has been expended. • Not more than 80%of the application or permit fee for issued permits prior to any inspection requests. 2. All refunds will be returned to the original payer in the form of a check via US postal service. 3. Please allow 3-4 weeks for processing refund requests. FOR OFFICE USE ONLY Route to Sys Admin: Date By Route to Records: Date 24 /*; By 4/psi-- Refund /psiLRefund Processed: Date A/hj By Jia- Invoice Processed: Date By Permit Canceled: Date s/2(14, By ,!., Parcel Tag Added: Date By is\Building\Forms\RegPermitAction_092314.doc 1111 111 no MEMORANDUM T I GARD TO: File SUB2015-00012 FROM: Cheryl Caines, Associate Planner RE: Application Void DATE: January 19, 2016 Application SUB2015-00012 was submitted on June 16, 2015 and was deemed incomplete. A letter dated July 7, 2015 was sent to the applicant outlining the information that needed to be submitted to make the application complete. The applicant submitted revised materials on December 3, 2015. Upon review of these materials prior to routing to Engineering, I saw that the proposal was changed. However, this change was only reflected on the plans for the stormwater report and not in the preliminary plat or related plans. The stormwater facility was proposed on an adjacent site and additional lots were proposed (previously 16). There was no reference to the modification in the revised narrative or property information/owner signature included on the application. The 180 day completeness deadline per ORS 227.178.(4) was December 13, 2015. The applicant did not address in the re-submittal the 180 day issue or ask to be deemed complete with the information submitted. Thus the applicant was notified that the application was void based on ORS. The application was re-submitted on January 13, 2016 (SUB2016-00002). Per an agreement with Tom McGuire,Assistant CD Director, the applicant only needed to pay half the applicable subdivision fees. In addition, the fee for a pre-application meeting was charge; however, only an informal meeting was to be held with the applicant on January 28, 2016. APPLICANT MATERIALS AizIL p .nJc PLAv . nr ( City of Tigard IV IC-DAPpcA� i a.. Bureau of Development Services, - `�° Att: Cheryl Caines C- cherylc@tgard-or.gov/503-718-2437 3 3 L— } 1 `6�— 13125 SW Hall Blvd RECEIVED Tigard, OR 97223 LU-SUB2015-00012 DEC 0 3 2015 CITY OF TIGARD Dear Ms. Caines, PLANNING!pN. Thank you for your letter on July 7th, 2015. It is understood that, in order to continue to review and accept the application, additional materials must be submitted. Updates in the narrative and additional information have been included in this new package to allow you to proceed. Responses to staffs notes have been commented on in the order submitted by staff. 1. Preliminary Plat • Provide a revised preliminary plat showing dimensions for lots, tracts, streets, easements, etc. Comment: The applicant has submitted a new preliminary plat with dimensions. • Provide a copy of the Plat Name Reservation form approved by Washington County to show compliance with 18.430.040.A.2. and ORS92.090 (1). Comment: The applicant has submitted Plat Name Reservation to the City of Washington. Attached is the copy of the subdivision name. 2. Access, Egress, Circulation 18.705.030.H.4 requires 125 feet spacing of local streets along a local street. Tigard Street is a neighborhood route which must meet local street access requirements. Provide the distance to the closest street intersection in the narrative. Comment: The applicant has provided the measurement to the nearest street intersection (SW Tiedeman) on the new preliminary plat. A google maps measurement is also provided to show a more detailed map. 3. Landscaping and Screening—Street Trees 18.745.040 A-G addresses the street tree requirements. The narrative states that street trees will be provided and planted according to the standards in the Urban Forestry Manual. The manual is available on-line at http://www.tigard-or.gov/city hall/urban forestry.php. • Provide plans showing the location, species, and size of the street trees to be planted. • Provide facts in the plans and narrative that show how the street tree plantings will satisfy the requirements in Section 2, Part 1, F of the Urban Forestry Manual. Include proposed locations of driveways, underground utilities, fire hydrants, utility boxes, etc. on the plan. • Provide a plan and calculations meeting the requirements of Section 12, Parts 2 & 3 of the Urban Forestry Manual. See the examples found in Appendices 11 & 12 of the manual. Comment: The applicants Arborist has updated the tree report for sections requirements 18.745.040 4. . Urban Forestry Plan 18.790.030 outlines the requirements for an Urban Forestry Plan. Tree Preservation & Removal— the arborist's supplemental report states that due to condition issues no trees are recommended for preservation. The existing conditions plan shows trees with notations of "trees to be removed" near groups of trees. However, it is unclear which trees are being removed. If all trees are being removed, please make a statement in the narrative that all trees are being removed and that a protection plan is not necessary. Tree Canopy & Supplemental Report—the narrative refers to the arborist's report; however, the report does not address canopy, soil characteristics, soil volume, etc. Please provide a plan and supplemental report that outlines how the canopy requirements will be satisfied in accordance with Section 10, Parts 2 & 3 of the Urban Forestry Manual. See the example plans and templates found in Appendices 8&9. Comment: The applicants Arborist has provided an updated narrative to reflect the Urban Forestry Plan code. 5. Street and Utility Plan 18.810.030 Streets H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing tt,'s j 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 ,.1,) 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. Comment: This development is located in the heart of Tigard. This is an established, and built up neighborhood. The lots that remain are not un-developed, but rather under-developed. These pre- existing parcel patterns along with the existing homes heavily restrict the opportunity for a through street connection. The applicant has tried to stub the street to the largest area of underdeveloped property south of this parcel. The applicant has proposed that the access point from the proposed public street out to Tigard Street, and its intersection with Tiedeman is 430 feet. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Comment: There is no further division of this property that would provide a more effective internal network. 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. Comment: The application is not proposing a block, though the public street will come to a dead end that will be blocked off and proposed for future development. 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. Comment:No blocks are created with this subdivision. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by paragraph 1 of this subsection B. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. (Ord.06-20; Ord. 02-33 Comment:Bicycle and pedestrian connection is proposed in the future development to the Southwest 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. Comment: NO R/W is located within a proposed lot. 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. Comment:None of the lots exceed the 2 :1 depth width ratio. 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. Comment: This subsection is not applicable 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 18.162.050.0 applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. Comment:All lots have a street frontage of at least 25 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. _ -1104 acl-'``ff / Comment: Tigard Street is not an Arterial Street, therefore no additional[planting buffer is required. Lots 9, 10& 13 are corner lots. Lot 8 is the only lot that could be considered a through lot. However no access is permitted or proposed directly out to Tigard Street. Therefore for lot 8, there is only a single legal point of access to the proposed internal 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. Comment: With the exception of the corner lots, and the flag lot at the northwest corner of the property all lot lines are for all intents and purposes perpendicular to the front property line. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be re-divided,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. Comment: No lot in the proposed subdivision is capable of being further partitioned because, none of the lots exceed the maximum lot size that would be required to do so. MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST,97225 markdaneplanning@gmail.com 503-332-7167 EXHIBITS: "A" Preliminary Plat "B" Plat Name "C" Access, Egress, Circulation "D" Landscape Plan "E" Storm Drainage Report "F" Arborist Appendix MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST, 97225 markdaneplanning@gmail.com 503-332-7167 itit a LEGEND: O 2.WW2xlN,i1 / 'IA 5122xr4 11.e0001' yup •71.7...... 't> m y.n.. n.,«.i t;.3 WATER WAVE CA e ®WATER,B,IW II Ot Pr 111.5 ft Mt tX"x NITIRANT %O D'74 ON wkiNt 0n p 0 1.5x.01 w Mt su1 B1.. ., , Watt BY 15152 \ 0 1T2xf P.[ C M ITE)M it 15156 �pm. MI5 0111.SIC �j O.3 Um,ue 1x14¢[ i M SPE ' x wtrxrc wow.K. i O 6.0 0. 1250[P i LL 100 it.BOA IL so oAVW[.AD uB IAY — —°"'vB !A +� 20 PUBLIC SDE&SSE —BO—Nm1 I 5/5!5/07[ 3N.Ti Val.NTp ula tl SN 158 107 .0 Rr ` BV 501511 ups—11113•1 MN,>< CbB r I LOT 4 r LOT 5 I r r r �\,` SW 'A' DRIVE IS LOCATED �—,ABN • ILOT 6 LOT 7 LOT 8\ \ o Al ' 01712 I 6,233 SF tl I 6,651 I 6,426 SF I I 6,047 SF I 9,206 SE •• _� 1 < 582 FT FROM THE INTERSECTION I I I • OF SW TIDEMAN AVENUE r `x It= �lC '�r / —_Vr it n.r \L I // i� I 1 ow r 't y J rr- LOTS t\ �' LOT 1 Tow sF i ; I �� -, 3r 7a1s SF LOT 2 7,002 sF A i/ 71,771 `s r?,a. \ , \�� LOT 3 6,444 SF iLk NA / I LOT 3I — — �' LOT 4 8,23J SF IN Ism A ♦ _ _ I —6'_; `� n i'°° • •' LOT 5 6,651 SE LLN(18100.! — L j T ?e♦ _ f ,, LOT 6 6.426 SF It.>m —N27— r ?r IA.XII m LOT 7 6,047 SF MCIX PAM1 I ",. LOT 8 9,2oe Sr j� nM2 I LOT 2 I a LOT 13 e ; t' LOT 9 7,715 Sr // I 7,000 SF I I 7,161 SF I �, 61 N.7 8,033 SF BLx BB. I I LOT 10 7812 SF J \ _ _J— J L — —\ LOT 1 \ LOT 12 9,424 sF — r - - � LOT 12 I LOT 11 6,033 SF �) NBm3 FAME b I I 9,424 SF 761z SF 1 \ \ LOT 13 7.181 Si nm` p1� LOT 1 I6 I Z I LOT 14 I a1 I 1 1 \ LOT 14 7.202 SF P. I 7,000 SF (nB —m— I 7,202 SF I 1 _• 520' X80— '� R7 Kt NB♦ 1 -lb- it Ymv \ / moo IL M GRAPHIC SCALE I I U.1.m 30 0 15 30 60 120 60112 T. _`(N,m) I I \ 11668. seRI TA.Moo NN mom.. N mew N. .... 4/ MARK DANE PLANNING INC. ,� 10150&10180 SW TIGARD STREET _—vs, DWG Mear— 12725 SW GLENSTREET,PORTLANDgm0.e.m OR 97225 EMAIL:mo kdOneplanningO11PRELIMINARY PLAT �` " PRONE:(503)332-732-7 187 OF A 14 LOT SUBDIVISION TAX LOTS 3700,3800,+900 TM 1 S 135CC 8001DA10 040000 4r LEGEND: Some Symbols shorn may not be used on mop // P' p DITCH IN �. pp 9 G DECIDUOUS TREE // RIM 162." S�\1�'Sl\S6�Op 0p EVERGREEN TREE // I.E 0 (5)161.29 \.N\fl N113 ■ 'STORM SEWER MANHOLE / ` 1 O SANITARY SEWER CLEANOUT / / CATCH BASIN ,/ 156%,. Q / aSANITARY SEWER MANHOLE / LAND IN G l WATER VALVE C.B. // RIM 161.71 - ® WATER METER LE.IN(N)OUT(S)159.61 / // 0 + FIRE HYDRANT /O • BOLLARD / al GAS VALVE / / m GAS METER //O SIGN O/ o MAILBOX HON UTILITY POLE SAN.M.H. 0 . IP O LIGHT POLE I.E.IN(NE)OFR(7)118521.3805 NE �� W.SIDE S' E ELECTRIC METER 0--0 UTILITY AND LIGHT POLE c GUY WIRE 0 TRAFFIC SIGNAL POLE / / / , 0\8 ® ELECTRICAL POWER PEDESTAL RIM 16702 // 0 }11640 e1 #11642 #10250 #10200 ® COMMUNICATIONS PEDESTAL I.E.IN(N)OUT(S)15062 // 8 COMMUNICATIONS MANHOLE // T,L 400 TL 4800 TL 200 T.L 100 OVERHEAD UNE —05— GAS LINE / >--20' PUBLIC SDE & SSE—XE— ELECTRICAL UNE ,/7 �' S 89'57'00"E 366.72' COMMUNICATIONS UNE , t 75.0' 700' • 70.0' 70.4' 74.0• 7 \95 SANITARY SEWER UNE // T.L.500 STORM DRAIN UNE • LOT \ :: \ ,\ \ —xW— WATER UNE .. r // �M LOT 6 LOT 7 �� ` SW 'A' DRIVE IS LOCATED ❑ FENCEUNE I ,/ LOT 4 LOT 5 6,426 SF9,208 SF ,. ® ELECTRIC RISER ��!? / }11700 m 8,233 SF m 6,651 SF _I 8,047 SF \A; •� 582 FT FROM THE f\TERSECTION 0 UTILITY RISER ''8 // \ �, ® WATER MANHOLE ,o // 'CO 1 .� OF SW TIDEMAN AVENUE 7 / zo' III 7 \\i. / T.L 600 - -\ PSC S� Yas' :�o sB• /s 3 r \ I I aa7� ', ow I� \oo .�& �1 . JQ�� LOT 9 w LOT 1 7,000 SF / 4 7,715 SF LOT 2 7,000 SF / / LOT 3 6,444 SF }tn3o ?°. \ LOT 4 8,233 SF / / 0 7S ,i ; LOT 3� SAN.M.H. / 6,444 SF \ co6,651 SF R 15086 �' L \ \\` LOT 5 6,426 SF I.E.IN(5)150.86 I 2D. 4 .- LOT 6 702 —loon' 'J' ti, LOT 7 8,047 SF 701iIs \ • TRACT'A' PARCEL 1 — C 189 NI\ ‘i\.' „ LOT 8 9,208 SF /) #11742 LOT 9 7,715 SF LOT 2 LOT 13 I P 56'• 7,000 SF 7,181 SF \ 451 8,033 SF // MLP 89-12 I \ 68.8' 617' LOT 10 ---LOT LOT 11 7812 SF \ \ ID LOT 1� LOT 12 9,424 SF �' ODD LOT 12 LOT 11 8,033 SF' 7,181 SF 7812 SF \ \ LOT 13 /�— PARCEL 3 PARCEL 2 9,424 SF I `n o- • LOT 14 7,202 SF j/ #11770 ,11764 o LOT 14 \ \ \ \ \\,, LOT 1 7,202 SF I N I 7,000 SF 11.0— 32.0'-- / TL. 540' 700 TL 703 �L.>dUu IL_3/00— \ \ \ 100.0• J 520' L —96.0' 82.8' 85.1' 100.9' / • r. '54"W 52083' }11820 T.L 800 N 89'49 GRAPHIC SCALE TL 3600 30 0 15 30 60 120 #10140 (IN FEET) 1 INCH= 30 FEET T.L 3500 MSD 4/14/14 ins NW BY APPROVED DATE DRAWN BY DATE SUBTITLE JOB SY CHECKED MOD 4/14/14 MARK DANE PLANNING INC. TITLE 10150 & 10180 SW TIGARD STREET B, xp DWG ENGR.CHECKED SCAM 12725 SW GLENHAVEN STREET. PORTLAND OR 97225 EMAIL: markdaneplanning@gmaiLcom PRELIMINARY PLAT SCALE PHONE: (503) 332-7167 O A 14 LOT SUBDIVISION TAX LOTS 3700. 3800. + 900 TM 1 S 135CC PLOTDATE CADFILE MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST,97225 markdaneplanning@gmail.com 503-332-7167 • WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE STJ rn wISION PIAA.T NAMING I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: BURTS LANDING MAP AND TAX LOT NUMBER: 1 S 1-35CC 03700, 03800, 03900 CITY JURISDICTION (Which City?) or COUNTY JURISDICTION: CITY OF TIGARD SURVEYOR'S NAME: Chris Fischborn PLS NUMBER: 1944 COMPANY NAME: ZTEC OWNER'S NAME: DEBORAH &JEFF REAUME I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name:MARK DANE Company name: MARK DANE PLANNING Address: 12725 SW GLENHAVEN ST Telephone number:503-332-7167 E-Mail:MARKDANEPLANNING@GMAIL.COM t .�-� _— »-zs-is Name added to SID Name approved Date Washington County Surveyor's Office 155 North First Avenue, Suite 350, MS 15, Hillsboro, OR 97124 Phone: 503-846-8723 \Shared\SURVEY\DATADIR\Web site\Downloadable Filcs\Subdivision-Plat-Naming.pdf 1Shared\SURVEY\DATADIR\Web site\Downloadable Files\Word to PDF\subname08-Q5-14.doc MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST, 97225 markdaneplanning@gmail.com 503-332-7167 "� C ,, x .: 6 - 5 4tit� Allied Building ProductB . SW Tigard St s°•�4rI L :1 3 � I ,air„ ? n r #� +.-.d r- „ ,w,, .1,-.;m,mit*�-a ,koh ,t.w yr a ft ,, �i%� a'a�'s"., . ' "h �S-$ ,,9 fir -°. ', QJ �j a *"3 �Cti £ -r �v''$a'�'�'�"▪ z 'x}f.-,14{a-""1.. i, • -'°c,..,..,-�..±' Q" mss-a y 7�' '� A x-.41.44:a44' 3" repSi • t maw f�r t � r 'S. it ,. � � rJ- '' ,,_:,:;:- b � -•';' .04-40i4:7-'7';'-- ft ms' ▪ µ A ��.c2jli- �. Q fg-4 .�F lea¢ rit y4.1k A '4 t o +fir X f`3 '�wn�°. �.. � � 9x k^ r ii i I � I t 4 �� �kr `/r�- 1 �!� ra+ $lr._ l2 .Y'" T_ r�', yy�q � 7� .x",13' �+ 1 �4Y�' % +F'-1 -�j�i '� i �. . .'i � �I, f 1, �-i �3 d .� �.x rte`,:` ,,,, � 3 � aS � '�` f'� � t ��.r} 4 . :.z,,,,,--,,....,,,,,0-1:... .,„ t b .z S '3 1+ FF .� £ JF .'s..yp . „,,,,g,„,,0. J Y i >. c. k t'�,�n�yr ,,� Ito X45 4. 1:1 ix¢ :,. 1 pI�4 u • .. Q!f .„,;; I ,• mh4, ,� 4,+ t�r r e;,°*''s <4' '' u.,$. G 4.r..s. r i. ri .y 4 ,v 3 r' `7 h ^” ,y4` _, &* °:,. >* SFS -' ,`' r'::•' ' g.� ?„,„,_,I'0' ` t r� -$ ”,.t,-;,. °', '„- ---,-$.-i •:-, *r�'u- N j .tz-?y t.' %,k " w' „„ tJ amt . rt FFr 4L'U lit-44.1": u a ' vca .tor »s rr-� 'hr t' '��µ - $ '''4*- a �'., t a r or i Q, Total distance:430.14 ft(131.11 m) x 144 '4 �� t R ZTec Engineers, Inc. Civil ♦ Structural • Surveying 3880 SE 8th Ave., Ross Island Plaza, Suite 280, John McL. Middleton, P.E. Portland, OR 97202 Ronald B. Sellards, RE Chris C. Fischborn, P.L.S. (503) 235-8795 FAX: (503) 233-7889 E-mail: john@ztecengineers.com May 2015 10180 SW Tigard St 0 Proposed 14 lot subdivision Preliminary Sight Intersection Distance Measurement The proposed new access to SW Tigard is to be located 165 feet northerly of the SE corner of the property. SW Tigard St is posted for 35 mph in this area. Sight intersection distances of at least 350 feet were desired in either direction. Sight Intersection measurements were taken from a point 10 feet back from the edge of the existing pavement of SW Tigard St in the center of the future outbound lane of the new access. The measurements were made from an eye level 3.5 feet above the edge of pavement grade to sight an object 4.25 feet high. Tigard St has a less than 1% grade in this location. Looking southeasterly the object could be seen 650 feet from the intersection measured along the outside edge of the northbound lane of SW Tigard St. from the intersection. Looking northwesterly the view was restricted by some vegetation on the neighboring property to the north that appears to be encroaching partially into the right of way of SW Tigard St that could be trimmed. An estimate of sight distance was made by moving to 8 feet from the edge of pavement and sighting clear of the vegetation. The distance measured was 300 feet. This is less than the desired 350 feet. Sight distance is constrained by the tight bend in SW Tigard St at this location. To increase the sight distance to 350 feet would require radical changes to the neighboring property to the north with a sight line easement being required across that property with associated vegetation height control and vehicle parking limitation. Easement is unlikely to be granted. The sight distance in the northwesterly direction can be increased by: • Locating the intersection further south. • Reducing the speed in this section of SW Tigard St. to 30 mph. This is a preliminary evaluation actual intersection sight distances need to be verified after design work is completed. i Since ely, Jo n Middleton PE MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST, 97225 markdaneplanning@gmail.com 503-332-7167 LEGEND s...syroee Teen nor e...•4 m mm GRAPHIC SCALE B 4,C100.33"m IL 40 \ U.1100 L.22 11 0 \ 30 0 15 30 60 120 0 MM.TM BM. "µa \\\\l 1v�1 PLANTING&INSTALLATION SEM rt ��(/�.'1�6[ (/�_ (E/ypl�'{y'_'E JM. • /�w'�se1�{E� 1012. I.RI S smr�uv s2rt WM. WEN BA. 1L R 1 \ j �. ! t j gkI. may= Flnd 9h grudge will be established by Ing Genets Contractor. • urtA vµiE �Yeen• (''rVrf r—V� 'WI�V� • \�lLmdecapa Contracla to M nponrNle b One 6nIsh grades and enwrap that surface end ®wArtm uE,m I— I ,Mttit. etortnwala molt flows«e functioning as designed Top of mulch at oil planting beds to be 1' Tx nes Innen ILOT 4 LOT 5 LOT 6 LOT9`At,\ 1��?s belowtop of curbs«adjacent paving(where pplkabl.). LOT 7 VII Surface Inntratbn facility areas.hall be olein,•marked before 6,233 SF I 6,651 SF I a 6,426 I I 6,047 SF I 9,206 SF ` \ ile ark begins to mold sal a.turbona.during .lrualan. No bI UP BOLLARD r 0 elle construction traffic,except that spwllkair used to ewstnct / f I 46)...-04 �r��� the No m steal o se rd elinin feat I wine.infiltration raonOility areas. ®am unot I to alerts be all hoary equipment10feet Is allowed MU.the ala w lea facility area otter Co clearing and grading hon been completed,except to excavate and pods as needed la bund the locally. —uAtsox I c For additional Information on erosion/wdknenl control,refer to the cIN drawings. 2. Site arolip0; Woad control must be addressed ria to ?Q,pry"\' I / ie`` gyp•+ planting. ward control m O UM PCE Ms 11111.1a P. 11 •\ [/C f. C tr ill Aft ,/ ` \ I I // 9 31.1' � Y �e to begin nobly riming steel a(such any herbicide formation apogee!.In 3-1e week mtw.a:until been March and lee rA-a .POLE \ \ \ 1�'e! 3. \( , LOT w•'`\`\ \ May).a.All weed w�clw to be prevented from reseeding during site preparation. If ween the existing seed bank cannot be eradicated during the actin growing y nR I \\ seven,existing topsoil may need to be stripped and removed from the Bile to resolve / '"-'0'��1 7.715 SF �`\\. noxious wed conditions m µ b. MI herbicide.to be used M full accordance with monufaclurr'e In/timellms and all aaµ `NOB, 2, \ A \ ppllcabls Wool,stale end federal laws, CD w e mssunroll � �{ ' ''''''''.41,1,,,r`..."7. 4 3. Plant Molerlm; NI pont malrelal Moll be nursery grown under climatic condition.similar to ICI rc.nceo 0 LOT4 SF I ; • • :.``� �� \' or nerals am Inase al lin.ala. All planter Jean be I normal nines al grown.healthy, `_� �` vie s, d Iron of dI»uses,naeala,!need eggs end tarsus,m0nankal Injury,«other L _. ��1� e 1 • 'f7� objecliona features when panted. _Ng_ oven. \ cos Lea u,�, ' ` e 4 T2Le AN tree.shall be h.lthy grown nursery clock conforming In else and groin with the —xE—attn.l 1112 a/ T— —1�-- II)(�� 4111 ` " _ ' — , standard la nunstock Await 280.1-7990 1900 ed. le tree.Man haw a single straight Aly, s���(` Gy and a lootshod wee-developed leader with tope and Fools character-IBM of the epwl.e,Nllear a variety. DSANTART•es2 �a\w Ban root stock shell how a root eplem sufficient to Mean wMsol and heaNy gr.th. Balled :.n I ( I 1� `� 11•—,,s00° _, and burlap growth. .loll Mal have a natural.acne root ball eaMkMnl to Invere survival end hoard —V_—�' OT 2 a a LOT 13 11,. �r' ..,4„1.11....*���..pir Rolm.. �+R* 15= .. 5. Torg.1 All topsoil(existing«Imported)to a tem.,Mable,and free of noel..weeds oma C. e.•we.Ia ,DGD 6F I 7,161 SF \ �` debris. NI pion{ng areas to haw o minimum topsoil depth of 1Y. For specific topsoil d sun ▪ ulmvemt I ll 1 \ a. a6E M.Y --•s tt , a alysis requkrmnts.refer to Me City of Portland Slamwaler Manogernenl Manual.9/1/04 \ resiei«,pagae R-10 and F-16. • IMMIP WNW Alf f� j 6. Fern.n t. 10-15-10 sir rslww on ebogl bees nI plants wllhn Ne —Iona__ W. '� LOT 12 LOT 11 LOT 14 ��` \ dewapm«I. Na Z11I erto b.and neNw wants wluin:larm.ai«fa1ili.,. /wr�� io III ���i I 6.033 SF 4` 7 Mulch• Minimum 2'comm«old compost erked Into top 4'of topsoil prior to panting n * I 7612 6F ;p \ n etormvater facilities(above high water line)and all ornamental landscape ave.within Me I g,4pq SF 4c, PPP `` dewiopmeni MIM boar high water II.n stonnwater t all..(bottom area of seal.)a be LOT 1 a�� i �� LOT 14 ` ` all dear gra�. 7,000 SF I lin I 7,202 SF I '�k```�` 6. Planting; Stone.,mortar.rubbish.and any material harmful to plant life ore oil la be I. L_ {a:'-.\ removed from dl Planing«w.(including weed thalM/straw). a. All planting areas to be raked smooth prlor to plantbig. EL 22 1� f ere- -I!, -gyp— �i Mt a► lel ``, ball u b. All iy.t90 sees min ea a when lnaiehe Pd diameter to m..na.:plant e::n half-find with soli. V ..R T plants The Irrigation so be watered peon)) t not to be used to water planta if 11120 1120 d. Apply fertiliser(If applicade)rhea the Panting hole le 3/4 full. 11.3n APPLJCABLE ATE AREA TO BE MITIGATED a 54,771 SF e. NI plants la be Inoculated with myearroots'gra at time of planting.Product to be either'root dip gal'for b«m root stock a'm-Foote'granular formula for containerised stock. 116110 'TREES TO BE PLANTED manufactured by the Roots Company(1.01 supplier.United Horticultural Supply.26300 SE 60 2`HEDGE MAPLES (42,420 SF COVERAGE) Orient Drive.Gresham,Oregon,1-600-636-1191).Micarrhka no.lant to be acclin oecerdnq TOTAL30 2`SUNSET MAPLES(14,730 SF COVERAGE) to manufactures recommendations Or COVERAGE=57,1450 SF I. Finished planting level of Punts to beeta slightly above levy worn M norms, ,,yy le • Op not nadl trews a deep-rooting shrubs on lop of pale �� T? ! _ - alignments. andsco,e Architect to be contacted If actual plpe AMER IS41.1 curs alal uecµonv ,{(,! h. Landesments pe from 1t Mown en the pions `r (w)) h LoM.cvpe Architect Moll Inspect all p onlMga ark give written ( F 2'Volpe NENE NAPLES approval before owner we accept the landscaping work(ham the ....IL, .0.1.e.SE OP LOCA. r%s ren si s• n�wa Gonna Contractor)as bring wu.ronnohy completes I'o:aaR soot ORM 'e� }'• y? Au rem., Man ro 9 Sank,o. No If applicable,seed with pwlibd gran/wed6ower mic O/ ' TAO SEAM (311) o. No seeding to be applied until Irrigation system Is verified as installed and operational. I r :,_ _ yinµlin yam, `�" ,nal 1� 2'edlpw SUNSET NAPLES Irrigation vyslem dmayw be needed to water site prior to appllcolion of seed(htds 7: MOM,Al AA AMIE Cr native gramme and wildflowers Is not recommended If the son surto.le dry and dusty). � �' IpNE a'IC'Ir21'P.P. ppy,dl 14 n b. Prpoa este by loosening top son Fla minimum depth of 3 Inches r ,�� ,i✓oV I .olr sIE) .x m Apply seed mix No broadcast application or hydresesdng. ii� OMSIIE yo 011 I' yin .nomomo. A. After ftseeding,dyewite to be rale 2.0 t using certified weed free road fiber mulch with v y a00 µ Agave kion. e. O• grew dye ala rale 12.0 tons per �— . men WA `'%- re MY ter oe 1 whom ore planted but dMlurbw during the ,fid 151 prwa.shall be 1 I/2 acre \ ��j En eg fl.e�Ey �, 'PAF a ails ii• . > swim A RAW wan ...true.smied Rnan Maghappropriate omos loutea de mix os Mown In the the Mined Nmlle of colant nstruction. 4n..Thle may naude rani _-', Pm 6Aa sue.Wxn I /I SAL NPOAT __ _ 1 Aa ,s..�y, 10. Maintenance; Begin maintenance Immediately after each shrub and treas sienna Protect--`-� nnlR :Owl r sal u.w.e and maMdn planting.for o period of 60 d after acceptance Water,weed, m Y,11&'t Tr.tie 24,ser ,�4 p;Trott. ..anon L-w- vyy mach,and rent Planta to proper groins and upright positions as needed. (Fa long-term ON 4' CROW int ' Bila BUICV 2/f m.u.a ui sin MEM L .Am m REDUCE maintenance requirement.,refer to Opvallons and Maintenance agreement). ILIL tAOFn r 11. Gu0000lsn EetablMhmwrt procedures,such control of Invasin weeds,machin.re-tddng, 20 wom� * lip n l.00'POI1 ma 001 I SSW w sre-sa _��;, „� watering l�tdmesh«tube protection regbum.�t. dl be implemented to the extant needed la 1 yet.r Mo aaw roc EA Wan aANNar (nq1 sura 1/Y r M MVP Re's-"ie�r�` 12 Ad01tlateE LandowpdtContractor shah be penebls for following all ppic.ble IenM.pa r reoulr.mente as outlined In arrant edition of the City of Portland Stonnwoln Management CD2 EVERGREEN TREE PLANTING DETAIL,. DECIDUOUS TREE PLANTING DETAIL 3 TARUR AND 0RnUNDOrtVFR EFTAI1 a e Monad(Including troll.ensile.plants and plmling.Indention end.«.polies). L2 0000 µ L2 SECTION N.T.SS..a l2 es. VII— 11211 R 2rror2 a00 SUew eY ..ED 14 Kr= a esu .106��x/14/,• MARK DANE PLANNING INC. a 10150&10180 SW TIGARD STREET »_d ONg , 12725 SW GIENHAVEN S1REEf,PORTLAND OR 97225 EMAILmarkdan.plonningegmatl.cum LANDSCAPE PLAN Mat SCALE PHONE(503)332-7167 A 14 LOT SUBDIVISION TAX LOTS 3700,3800,+900 TM 1S135CC 4 OF 4 P10100101 CAOfa.E LEGEND: Some Symbols shown may not be used on map GRAPHIC SCALE G DECIDUOUS TREE T.L 400 T.L 4800 TL 200 TL 100 30 0 15 30 60 120 EVERGREEN TREE _ STORM SEWERMANHOLE ® SANITARY SEWER CLEANOUT _ 1 INCH=P30 ELT) PLANTING & INSTALLATION 00'E 366.7' CATCH BASIN I.0' 0 1 '� ,J,) NO i.L.500 Iill • • �I •' l • . •_ IIIIP ,_ ® SANITARY SEWER MANHOLE T+i 1. Grading_: Final rough grades will be established by the General Contractor. A WATER VALVE }�\ Landscape Contractor to be responsible for fine finish grades and ensuring that surface and ® WATER METER \ stormwater runoff flows are functioning as designed. Top of mulch at all planting beds to be 1" LOT 5 LOT 6 LOT 7 LOT 8 ;` below top of curbs or adjacent paving (where applicable). 'FIRE HYDRANT LOT 4 � a. Surface infiltration facility areas shall be clearly marked before • BOLLARD m 8,233 SF al I 6,651 SF 6,426 SF I nl $,047 SF I 9,208 SF k_ site work begins to avoid soil disturbance during construciton. No t I I �'A NAj vehicular construction traffic, except that specifically used to construct pQ GAS VALVE I ��� the facility, shall be allowed within 10 feet of surface infiltration facility areas. m GAS METER b. No material storage or heavy equipment is allowed within the SIGN J I t\ ' completed,except to area excavatesite andclgrrade as need needed has build the facility. MAILBOX \ I / T 9� �wN \ c. For additional information on erosion/sediment control, refer to the civil drawings. WI.LOUT(POLE ?10. �- I / ��NN 2. Site areoaration: Weed control must be addressed prior to planting. Weed control measures P UGHT POLE \ PU�/ \ q3d W \ / �/ ` to begin in spring prior to any seed formation and continue os necessary until the seed bank is B y., OZI It 600 CSE& - ��� 76' 37.7P \ I I / `! reasonably eradicated (such as herbicide application in 3-4 week intervals between March and ELECTRIC METER Q S \ � � J ''''\'‘‘'N'�E May). All weed species to beprevented from reseedingduringsite preparation. \� P P P --0 LOUT,AND ucNr POLE ��z f � �2Zt LOT 9 0 a. If weeds or the existing seed bank cannot be eradicated during the active growing -3 GUY WIRE I \ ,t.'./ 6' season, existing topsoil may need to be stripped and removed from the site to resolve J/ ],715 SF �, noxious weed conditions m- I TRAFFIC SIGNAL POLE b. All herbicides to be used in full accordance with manufacturer's instructions and all ® ELECTRICAL POVA:R PEDESTAL `4 1�p , �� applicable local, state and federal lawsIC] COMMUNICATIONS PEDESTAL •_ LOT 3 _l i a ` 3. Plant Material All plant material shall be nursery grown under climatic conditions similar to • ® COMMUNICATIONS MANHOLE I �� or hardier than those at the site. All plants shall be of normal habit of growth, healthy. OVERHEAD UNE 6,444 SF 1� � !� ` ,,.,...)..._410,,, vigorous, and free of diseases, insects, insect eggs and larvae, mechanical injury, or other -0G- GAS UNE L_ • f �'1� • �lj ,"!I!,i9` objectional features when planted. -XE- ELECTRICAL UNE 10�, --(�� �. '. ?3•-, .,(` _ ? Ir 4.4ef111111.11. 1111110. 4. Trees: All trees shall be healthy grown nursery stock conforming in size and grade with the COMMUNICATIONS UNE T.L 702 + lor \ =o. Nstandard for nursery stock ANSI Z60.1-1990 1900 ed. All trees shall have a single straight trunk, .s: 7 fi .�1N and s well-developd leader with tops and roots characteristic of the species, cultivar or variety. SANITARY SEWER UNE or'4jw j - `j�" Bare root stock shall. have a root system sufficient to insure survival and healthy growth. Balled STORM DRAIN LINE z 1 �� `` and burlap (B&B) stock shall have a natural sound root ball sufficient to insure survival and healthy growth. -xW- WATER UNE I 3g al�- �•�'�t\ LOT2 LOT 13t �' �� 5. Topsoil: All topsoil (existing or imported) to be fertile, friable, and free of noxious weeds and 45.2 0 FENCEUNE 9 7,000 SF I ]181 SF -.• _ • .+idebris. All planting areas to have a minimum topsoil depth of 12 For specific topsoil and soil (D ELECTRIC RISER �� fi8.6' 61.7' analysis requirements. refer to the City of Portland Stormwater Management Manual, 9/1/04 ® unuTY RISER - llit - revision, pages 2-10 and F-16. ® WATER MANHOLEto �' i `, litilli '" LOT 1 ��`` 6. Fertilizer: 10-75-10 slow release on street trees or ornamental plants within the -100-0= Oiii �� "- LOT 12 LOT 11 4 'T`` development. No fertilizer to be used on native plants within stormwater facilities. 8,033 SF \ � 7. Mulch: Minimum 2" commercial compost worked into top 4" of topsoil prior to planting in 0 \ 7812 SF 9,424 SF stormwater . Mulch oe high line and all ornamentalterflandscape areas within the ^ LOT 14 \ \ development. Mulch below high water line in stormwater facilities (bottom area of swales) to be \ small river grovel. LOT 1 7,202 SF i 7,000 SF 11.0 0 32.0' 8. Planting: Stones, mortar, rubbish, and any material harmful to plant life are all to be removed from all planting areas (including weed thatch/straw). - 54 0' Niiw4. a. All planting areas to be raked smooth prior to planting. T.L.703 7800- ØIL y700 w b. All planting holes are to be twice the diameter of the plant root 0- -106.9'- 520' -y8.0'- 1111 82. 85 � t00.':1111 �- ball or system. Sides and bottom of holes are to be broken up. 9 .'49'5a'w 520.8 + c. All plants to be watered in when the planting holes have been half-filled with soil. The irrigation system (if present) is not to be used to water plants in. ,p11820 T.L 800 d. Apply fertilizer(if applicable) when the planting hole is 3/4 full. e. All plants to be inoculated with mycorrhiza at time of planting. Product to be either "root T.L 3600 APPLICABLE SITE AREA TO BE MITIGATED = 54,771 SF dip gel" for bare root stock or"m-roots" granular formula for containerized stock, (10140 TREES TO BE PLANTED manufactured by the Roots Company(local supplier: United Horticultural Supply, 28500 SE 60 2" HEDGE MAPLES (42,420 SF COVERAGE ) Orient Drive, Gresham, Oregon, 1-800-636-1191). Mycorrhiza inoculant to be applied according 30 2" SUNSET MAPLES ( 14,730 SF COVERAGE ) to manufacturer's recommendations. TOTAL COVERAGE = 57,1450 SF f. Finished planting level of plants to be at or slightly above level grown in nursery. �f g. Do not install trees or deep-rooting shrubs on top of pipe �lr alignments. Landscape Architect to be contacted if actual pipe TRIPLE GUYS _ alignments vary from that shown on the plans. RUBBER HOSE&DOUBLE )b _ (60) h. Landscape Architect shall inspect all plantings and give written STRAND 14 GA.GALV. x. 02" caliper HEDGE MAPLES approval before owner will accept the landscaping work (from the WIRE OR APPROVED [, a- C_. `� 'CHAIN LOCK' `4 ` p 2'x 2'x 8'PRESSURE-TREATED General Contractor) as being satisfactorily complete. DOUGLAS FIR STAKES DRIVEN A I :51'.'Llk__ 3"MIN.FINE GRADE B. - ° ✓ -• _ MINIMUM OF 2'-6"INTO GROUND... HEMLOCK BARK MULCH p p 4 • �' ALL TRFfS TO BE STAKED WITH 9. Seeding: If applicable, seed with specified grass/wildflower mix. ` I' , , ps„ • Tx0 STAKES (30) a. No seeding to be applied until irrigation system is verified as installed and operational. t/2 NOTE: PLANT BATH I012' caliper SUNSET MAPLES Irri ation s tem be needed to water site to a lication of seed (hydroseeding- ROOSBALL I"ABOVE COMMERCIAL TREE TIES 9 system may priorPP HEIGHT �`1/" FlNISH GRADE V SECURED AT A HEIGHTOOF native grasses and wildflowers is not recommended if the soil surface is dry and dusty). /JI/ _ 4'-5'(DEPENDING ON cu swue /��I LOCATE 2"%2"X24'D.F. BRANCH STRUCTURE) PR°anc PosnrE b. Prepare site by loosening top soil to minimum depth of 3 inches. ar STAKES OUTSIDE DRAsose mon c. Apply seed mix via broadcast application or hydroseeding. �rip' � DRIPUNE BASE OF AZALEAS NOTE PLANT WITH a RHODODENDRONS d. After seeding, site to be hydromulched using a certified weed free wood fiber mulch with 3-WAY BACKFILL MIX EQUAL ROOTBALL 1"ABOVE 3'MEWUM BARK I visible green dye tracer at a rate of 2.0 tons per acre. v to 4 PARTS TOPSOIL.ROTTEDFlNISH GRADE 5101 50G. `'je. Any areas not shown as planted but disturbed during the construction process shall be MANURE k MULCH LOOSEN SOIL BFORW A"-TYPICAL GROUNDCOYERROOTIIALL(O Fat ��: reseeded with an appropriate seed mix as shown in the plant legend. This may include 7 1/2 CUT BARE BASKET FROM MAIN '-""'..�'T- - 2-WAY BACKFlLL MIX FGRouNOCo .R A 5" ` TRIANGUW2 PLANTING AS NOTEDCOnStRICtIOn Sta In areas OUtside the defined IlmlfS Of CODStrUCtlOn. ROOTBALLROOTS AND LEAVE IN PLACE. 2/3 PARTS TOPSOIL, :6M0 A IN PUNT LEGEND staging DEPTH 1/3 COMMERCIAL COMPOST PEEL BACK BURLAP 2/3 PLANTING POCKET NAoanu Wy 3-WAY 10. Maintenance: Begin maintenance immediately after each shrub and tree is planted. Protect -i COMPACT TO REDUCE 11/2 MN.DEPTH .y' - Ix of EOUAI PARTS and maintain plantings for a period of 60 days after acceptance. Water, weed, cultivate, maintain SETTLEMENT.typ. ROOTBALL WT WIRE BASKET FROM MAIN 1.5x TOPSOIL ROTTED MANURE DEPTH _ ROOTS AND LEAVE IN PLACE. n00000LL S MULCH mulch, and reset plants to proper grades and upright positions as needed. (For long-term BREAK UP SUB-SOIL ' PEEL BACK BURLAP 2/3 - maintenance requirements, refer to Operations and Maintenance agreement). MIN.4'AND CROWN FOR x `'--T SCARIFY ROOTBALL ON ALL vDEs q p 1. DRAINAGE •r - COMPACT TO REDUCE 2x ROOTBALL SETTLEMENT.typ. AaRFORM TYPE rERnL2ER 11. Guarantee: Establishment procedures, such as control of invasive weeds, mulching, re-staking, FERTILIZER TABLETS 2T I MIN.NOM t DAL SXRIIB-(1)2i(R.TAB. WIDTH I/ BREAK UP SUB-SOIL 1 1 watering, and mesh or tube protection replacement, shall be implemented to the extent needed to 1/3 DEPTH OF ROOTBALL } 2%ROOTBALL2%R0018ALL 5 GAL SNROB-(3)21 GR.TAB. USE(1)21 GR.'AGRI- MIN.4'AND CROWN FOR DRAINAGE 2'POT-(t)5 OR.TAB ensure plant survival. FORM'TAB.FOR EA. VADTH 1•GNT-((215 rGR. TA 1/2"TREE CALIPER 12. Additional: LandscapehCantractor shall be responsible for following all applicable landscape requirements as outlined in the current edition of the City of Portland stormwater Management ® EVERGREEN TREE PLANTING DETAIL ® DECIDUOUS TREE PLANTING DETAIL 3 s: w '.• :• k• • : IP i Manual (including soil, grading, plants and planting, installation and warranties). SECTION N.T.S. SECTION N.TS L2 SECTION SIN REVISION BY APPROVED DATE DRAWN BY M50 4%74/14 311877788 JOB NO.: JOB CHECKED MSD 4/14/14 MARK DANE PLANNING INC. 1777s 10150 & 10180 SW TIGARD STREET DWG ENGR. SCALE 12725 SW GLENHAVEN STREET, PORTLAND OR 97225 EMAIL: markdaneplanning®gmail.comLANDSCAPE PLAN SHEEPSCALE �� PHONE: (503) 332-7167 4 0 F 4 A 14 LOT SUBDIVISION TAX LOTS 3700, 3800,+900 TM I S 135CC PLOTDATE CADFlLE MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST, 97225 markdaneplanning@gmail.com 503-332-7167 ZTec Engineers, Inc. Civil ♦ Structural ♦ Surveying 3737 SE 8th Ave. John McL. Middleton, P.E. Portland, OR 97202 Ronald B. Sellards, P.E Chris C. Fischborn, P.L.S. (503) 235-8795 FAX: (503) 233-7889 E-mail:john@ztecengineers.com 10180 SW TIGARD ST. TIGARD OR 97223 T 1 S, R 1 W, SW 1/4 of SW 1/4 of SECTION 35, Tax Lots 3900, 3800 and 3700 CITY OF TIGARD, WASHINGTON COUNTY, OREGON PROPOSED 14 LOT SUBDIVISION PRELIMINARY STORMWATER MANAGEMENT REPORT MAY 2015 REVISED SEPTEMBER 2015 fig 17-3' 1�� TABLE OF CONTENTS • VICINITY MAP • STORMWATER MANAGEMENT NARRATIVE • EXISTING CONDITIONS MAP • EXIS I ING CONDITIONS CALCULATIONS • DEVELOPED BASIN MAP • DEVELOPED CONDITIONS CALCULATIONS MAP / l `, (/ (` C\[) 1 in ,2i0.CPt. 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(503) 235-8795 FAX: (503) 233-7889 E-mail:john@ztecengineers.com 10180 SW Tigard St.Tigard 14 Lot Subdivision Storm Water Management Narrative Revised September 2015 Existing Conditions: The existing home at this address will be removed as well as associated paving around the home.The existing out buildings will also be removed.The mobile home on TL 3700 will be removed. The site has a total area of 3.2 Ac. and forms one drainage basin.The basin drains toward the SW corner of the property and ultimately this gets to the drainage way along the south edge of SW Tiedeman Ave and thence to Fanno Creek. Existing soil is mapped as Aloha Silt Loam Hydro. Group C. Permeability rate 0.6"to 2"/hr to 8"deep and 0.2"to 0.6"/hr 8"to 60"deep,according to the Soil Survey of Washington County. Attached are calculations for the runoff from the 2 year through 25 year, 24 hour storms for the basin. Proposed Improvements: The developer proposes to construct a 14 lot subdivision with a right of way stub to the south property line that can be connected to future development of the area to the south. A storm drainage and sewer easement has been obtained across the property at 11640 SW Tiedeman Ave.This provides gravity sewer and storm outlets to the property.The off-site easement will be accessed via easements to be created on Lot 3 of the subdivision. The developer has obtained additional property on the south west corner of this development. It provides a better storm treatment/disposal option for this development and it is proposed to locate a facility in this property with controlled outlet to the public storm collection system on the east side of SW Tiedeman Ave. Attached are calculations for the runoff from the developed subdivision for the 2 through 25 year 24 hour storms. A potential lot pattern is noted for the this property to the south west. The City requires frontage improvements on SW Tigard St.There is no defined storm collection system in SW Tigard St. Runoff from the required impervious improvements will be directed to infiltration planters for water quality treatment and disposal. -----.A Aa :i— ___ ^ �::M1,v 0.:. ....... —I— Dna.0 • OE WW1.a ,UE r �� s .. n.�.a a. 611601161 • a• a. ntl r i MN nap POW .a{...a. //� . 1 • MO MOW POW l.� a e rpm ole RI jp ▪ OM ROM I 1• 1 * <i- �. c a �re-i7 • d..a... �� a+ .St',,? a :,G .D 11610..ao U 1161066/OM El awntlawn // uc�^v' '... ,.aa i'�f1� .? .'� ',.,• 1`'-, .. '7�'C�``j? t{�..�; r`:. Trt'�� ' IMMO , COPP PM 1.1 1 ,.�y.3 r' U 'G a j .' ` 16aan. V MU ...14, * 0... , ', el • it., s 7 117 40p. .,r .. as i J�3 6'So(`i' L1=—', ,, 's, ,,, SN ,,,, 6 ,\, j •:\i,\ ' 1��''''�.^j1`'";�'!y� \ i,A, 111 t _,I. r. ,ia �w ...21 YAGua61' �-e- -',^'— --i u .._�a\ t ■ w i. 141 • •' •� (?�,. .a� ., \ (..•,...` V►`�' a. a `` \ ., 1'. )461 1 ate; ,46.'71..1t. E.V. me MO Wm //// ....._ 4.46,71 6.4116 / ti MOOT R. "..74-"/ `l7 / ;\26-- L/ c- ,I \ 'a)LC .0 4 ... — ZTec ENGINEERS INC. TOPOGRAPHY 3-1 Ifrf �;, —. �.,---" — 3737 St.STH Mt.Minima,O 077M FOtt EFRY k DEBBIE BEAU 4E NIA " I, ,�y"� POI�TL AND, OON TP 7771 MID N.-» MC CAP 164 nl7-I0S 6—ifi RA, ST- S ( a / i S t c,J ZTec ENGINEERS, INC. SHEET NO. 1 OF 3737 S.E.8th Avenue CALCULATED BY "1 � DATE 5/ic PORTLAND,OREGON 97202-3761 (503)235-8795 CHECKED BY DATE SCALE 1-Z E. L—_ 3 .2,xs L__ 5.>(/ 6- C4�`-�1i 1o6vs Te. 40 .� o.' .,z . 7 . '--) 3 (3a 7:T d, 4-Z G5. 2-4-t- X ;30c.) j o. oz-r-5 57. M )1\.) i 7;• Sr(�L 6 v,� 175 z 1 !�_ r` 34i-5( d. c'2.) — 2: '28 F71Se--4 1 ifv z i75 _ -7C-" /4-Z8 '''''.11`) , Ze8 . -f- ; 5 a, 78 >v . v i_4 4 S/LT LDA/' - ')/ Z C 'C' SU f q Z e vo) 84, pc-A►L 6'- Q Zed-J-►I _ 67 or-- 3, 17) Qpeocr 0:75eVS Io n 'u!-Ne_ 1i2 3. Lf-rj"" c pC42= Q.,] Gc j 2s -,p -2_244+,2_ S-r 09 GAS cx�c� t c,— /WE,A1‘61/4-)7 Fi.4- D PRODUCT 207 P ESC / ( 'T/ 0: (=-- Cc-':.-) 1=. \---r, d 1.).S y II S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ<YEAR), DURAIION<HOUR), PRECIP<IHCHES) +,24,2.5 S.C.S. TYPE-1A DISIRIBUTION 2-YEAR 24-HOUR STORM xx.os 2.50" TOTAL PRECIP. *M.401xxx14x INTER: A<PERV), CN(PERU), ACIMPERV) CN(IMPERU), TC FOR BASIN NO. 1 4,86..2.98,59 DATA PRINT-OUT: AREA<RCRES) PERVIOUS IMPERVIOUS TC(MIHUIES) A CN A CN 3.2 3.8 86.8 .2 98.8 59.8 PEAR-Q<CPS) T-PEARCHRS) UOL<CU-FT) .51 8.00 15045 HIER Id:]Ipathlfilenamel.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: .lit ILE ALREADY EXIST; OUERWRIIE CY or N) I PECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP n STORM OPTIONS: 1 - S.C.S. TYPE-1A - 7-DRY DESIGN STORM - STORM DATA FILE PECIFY STORM OPTION: .C.S. TYPE-1A RAINFALL DISTRIBUTION HIER: FREQCYEAR). DURATION<HOUR), PRECIPCINCHES) 5,24,3.1 S.C.S. TYPE-IR DISTRIBUTION :.xxx 5-YEAR 24-HOUR STORM xx-xx 3.10" TOTAL PRECIP. ...00..ow ENTER: A(PERU), CN<PERV), R(IMPERU), CN<IMPERU). IC FOR BASIN NO. 1 3.86,.2,98,59 DAIA PRINT-OUT: . AREACACRES) PERVIOUS IMPERVIOUS TCCMINUTES) - A CH A CM 3.2 3.8 86_8 _2 98_8 59.8 PEAR--QCCFS) T-PERH<NRS) UOLCCU-PT) .75 8.00 20898 ENTER (d:lIpathlfilenamel.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: •II f _.y i c: i 1,1 (.. co;a.,1-7-1 a l\t,S S.C.S. IYPE-lA RAINFALL DISTRIBUTION [ENTER: pREQ<YEAR). DURATION<HOUR). PRECIP<INCHES) -"—'— 110,24,3.45 __ -- r____- � �r S.C.S. TYPE-1A DISTRIBUTION 10-YEAR 24-HOUR STORM- ***" 3-45" TOTAL PRECIP. ".."' µTER: A(PERU), CN<PERU), ACIMPERU), CN<IMPERU), IC FOR BASI—I----- 1— ,85,.2,98,59 AIA PRINT-OUT: ilE AREACACRES) PERVIOUS IMPERUIOUS TC<MINUTES) A CM A CH 3.2 3.0 86.0 .2 98.0 59.8 PEAR-Q<<CFS> T-P AH<HHRS) UOL(CU-9T) .90 8.00µIEA Cd:I(pathlfilenane[.ext7 FOR STORAGE OF COMPUTED HYDROGRAPH: quit ILE ALREADY EXIST; OVERWRITE <Y or. N) ? PECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP TORN OPTIONS: : - S.C.S. TYPE-1A + - 7-DAY DESIGN STORM a - STORM DATA FILE ,FECIFY SIORM OPIION: ,.C.S. TYPE-1A RAINFALL DISIRIBUTION INTER: FREQ<YEAR>. DURAIION<HOUR>. PRECIP<INCHES) +5.24.3.9 _ -----_` S.C.S. TYPE-1A DISTRIBUTION 25-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ****...0. I TER; A<PERU), CNCPERU). A<IMPERU) CNCIMPERU), IC FOR BASIN NO. 1 C.85,-2,98.59 'ATA PRIER-OUT: - - AREA<ACRES) PERUIOUS ICH p ERUIOUS TCCMINUIES) 3.2 3.8 86.8 .2 98.8 59.8 PEAR-Q(CFS) I-PERR(HRS) UOLCCU-FT) 1.09 8.00 29056 INTER [d:I[path3filename[.ext7 FOR STORAGE OF COMPUTED HYDROGRAPH: S „, . -."...,...4 i.4/1;04,/' \‘,.., ,sol _�yjyJ__Pr: y�(,C 4 f ./ .. 1i o.;� \•til \ 'ix. 1 LOT UT 5 '. LOT 6 `\� \ \ / \ I �i i LOT In/ L0�8 \ ,� GRAPHIC SCAM I I, . rmn ' F 41117 k. ° w .-iT1DT,, `\y ....,„/ :,, .1 ,Agillis ...., iib �,/}pp ua.w > imu ... \_ -- _.. ....IATA y`w.`, -1....4==..t..:1:-..�., \ r y/ ., \ LOTS �^ \ • �.z. %;�/ �•T ,LLN \ I 4\ 1 ly c.•. R l wt I 'i.l:? \W \. LGT 11 \ .N LOT 10` `\ t ;/ �,�,. a' f.� TIMI . a I f:1 0 / �`\\ ••`b i/ 7 t 5-f'a.4. 1, T I�JF'` Lot i(... .- • \..,� � \ \ - .Inn I `\\ k. \,.--) ,` ,...`k\L. •,r1 y 1 '/• <4 11 w.� .ex' 1I N,-,.. L.-,• I�/\fL m9 ` L ' . la ../�I j f�1.n,J G+�...�7, ` I I ' 1I � \` ./. t i ,�f I 1 ! V a7 1 F10a r 1g.y v erN iL„6 w ST.-.''''2...:"-•11,....„p . .0 Iso os rt,a� 1 �j L �� i 2 -33—.... _ Y� ,. lir m fz'' rr iz.l'!•t 1 Fn.3S SEN eE S S . 5 'be if F L c.,f'g)) r,�.,,,,) z i7io,') I. .awa d avr: I@ Z T e e ENGINEERS INC. m SITE GRADING PLAN min "r n 3737 svxncomuo"ocLm FOR: 11M GREY S.W. TIGARD ST, FAMI 6031 23.1-7B80 PORTLAND, OREGON C3 lavas n.n..mn JOB 6-A� 'SZ S ;G � ✓ 1 [d r� Z7ec ENGINEERS, INC. SHEET NO OF 3737 S.E.8th Avenue CALCULATED BY V ii DATE / PORTLAND,OREGON 97202-3761 (503) 235-8795 CHECKED BY DATE SCALE EL _Dc'St C os sY) ro G civ L o t.).K X3 tL�A -- r i-I- X -4) G 4 v - c1(.6 F r 57 rC . --3/ 1 8 tn.} f C G --(L, O (-7 - 1 , L. A L-HcAPc- qrz_GA 3. z -- 1 , y- = 1. 2.2' ae- . -r--r O v G-r__LA cvr, c nPG--_ C )s0 S ° 2%, +_ - c`i 4-2__( B . 1,58 e_0. 6z\ )-s Ty C�u77F 'I ._ Zv_ 32.13 32,132...(0.611.-) s -- .a7 F7/sem -i`4-— -5' -�- ( o zy� Z4-N2- 570Q-n.\. 2 ,s- ���i2_ G. cis sV 2 s vc-1--. 3, t cz /, 29 c Es 2 e) �-rocz " a PG-AV_ c._f- 3 Z S 92. z4fa2 57� .. 3.,�7 r� f�� - 1.75 ccs • 6_C.S. TYPE-1A RAINFALL DISTRIBUTION Q ENIER: FREQ(YEAR). DURATION(HOUR), PRECIP(INCHES) 10,24,3.4 S.C.S. TYPE-1A DISTRIBUTION 10-YEAR 24-HOUR STORM -x+,x-., 3.40" TOTAL PRECIP_ *-� TER: ACPERU), CN(PERU), A<IMPERI>, CN(IMPERU), TC FOR BASIN NO. 1 _8,86,1_4,98,30.5 ATA PRINT-OUT: AREA(ACAES> PERUIOUS IMPERVIOUS TC(MINUTES) A CN A CN 3.2 1_8 86.0 1_4 98_0 30.5 PEAR-QCCFS> I-PEARCHRS) UDL(CU-FI> 1.46 7.83 29061 HIER Cd:]Cpathlf ilename(.extJ FOR STORAGE OP COMPUTED HYDROGRAPH: :tigl0.hyd PECIFY: C - CONTINUE, H - NEUSTORM, P - PRINT. S - SIOP TORM OPTIONS: k - S.C.S. TYPE-1A 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQCYEAR), DURATIONCHOUR), PRECIP(INCHES) 25.24.3_9 V ._ S.C.S. TYPE-1A DISTRIBUTION 25-YEAR 24-HOUR STORM w 3.98" TOTAL PRECIP. .- ENTER: ACPERU). CNCPERU). ACIHPERV>. CNCIMPERU>, IC POR BASIN HO. 1 1.8.86,1.4,98,30.5 DATA PRINT-OUT: AREA(ACRES> PERUIOUS IMPERUIOUS TC(MINUTES) A CH A CN 3.2 1.8 86.8 1.4 98.8 38_5 __ --- PEAX-Q(CFS) T-PEAR(HRS) UOL(CU-FT) 1.75 7.83 34481 `HNIER (d:Ilpath]filenamel.ext7 FOR STORAGE OP COMPUTED HYDROGRAPH: a:t1g25.hyd SPECIFY: C - CONTINUE, N - NEUSTORM. P - PRINT, S - STOP • S.C.S. TYPE-1A RAINFALL DISTRIBUTION INTER: FREQ(YEAR). DURATION<HOUR), PRECIP(INCHES) +.24.2.5 S.C.S. TYPE-1A DISTRIBUTION 2-YEAR 24-HOUR STORM ..... 2.50" TOTAL PRECIP. -.-. • VIER: A(PERU), CN(PERU), ACIMPERU>. CN(IMPERU>, TC FOR BASIN NO. 1 -8_86,1.4,98,30.5 AIR PRINT-OUI: AREA(ACRES) PERVIOUS IMPERUIOUS IC(MINUIES) A CH A CN 3.2 1.8 86.0 1.4 98.0 30.5 PEAR-Q(CFS) T-PEARCHRS) UOL(CU-FT) .96 7.83 19547 ENTER [d:][path]£ilename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: a:tig2.hyd PECIPY: C - CONTINUE. N - NEUSTORM. P - PRINT, S - STOP TORM OPTIONS: - S.C.S. TYPE-1A - 7-DRY DESIGN STORM - STORM DATA FILE PECIFY STORM OPTION: U S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: PREQ(YEAR). DURATION(HOUR), PRECIP(INCHES) 5,24,3.1 S.C.S. TYPE-lA DI ST RIBUT]ON .14444.4.443.46-11.4.0.64.101414,1 .........". 5-YEAR 24-HOUR STORM ..... 3.10" TOTAL PRECIP. ........+e+. ENIER: A(PERU). CM(PERU> ACIMPERU>, CNCIMPERU>, IC FOR BASIN HO. 1 1.8.86.1.4.98.30.5 DATA PRINT-OUT: AREACACRES) PERVIOUS IMPERUIOOS-''TCCHIHUTES) - .. -- A CH A CH 3.2 1.6 86.8 1.4 98.0 38.5 PEAR-Q(CPS) T-PEAX(HRS) UOLCCU-FT) 1.29 7.83 25849 ENTER Id:][path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: a:tig5.hyd SPECIFY: C - CONTINUE, N - NEUSTORM. P - PRIHT. S - STOP _ I +UMMARY OF INPUT ITEMS . ) TYPE OF FACILITY: POND <3.0:1 SIDE SLOPES) +) STORAGE DEPTH<ft): 1.50 C) UERTICAL PERMEABILITY<min/in): .00 > PRIMARY DESIGN HYDROGRAPH FILENAME: a:tig25.hyd .) PRIMARY RELEASE RATE(cfs): 1.09 •> NUMBER OF TEST HYDROGRAPHS: 2 TEST HYD 1 FILENAME: a:tig10_hyd TARGET RELEASE<cfs>: .90 TEST HYD 2 FILENAME: a:tig2.hyd IARGET RELEASE<cfs): .51 > NUMBER-OF-ORIFICES. RISER-HEADCft). RISER-DIAMCin>: 2, 1.50, 12 :> ITERATION DISPLAY: NO INTER ITEM NUMBER TO BE REVISED <ENIER ZERO IF NO REUISIONS ARE REQUIRED): INITIAL STORAGE UALUE FOR ITERATION PURPOSES: 10842 CU-PT ".'TTOM ORIFICE: ENTER Q-MAX<cfs) .68 HIA.. 4.52 INCHES OP ORIFICE: ENTER HEIGHT<ft) • .1 DIA.= 4.89 INCHES vERFORMANCE: INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PR-STAGE STORAGE DESIGN HYD: 1.75 1.09 1.09 1_S0 4167 IEST HYD 1: 1.46 .90 .90 1.28 3470 TEST HYD 2: .96 .51 .51 .85 2170 +PECIFY: D - DOCUMENT. R - REUISE. A - ADJUST ORIF. E - ENLARGE. S - STOP `per G- 3 l ► 176 t V0 L 4- I k7 F -r3 arc e--T- 1 , S' AV z `Z) 7 ) S . gcase_ = 1-+ , 2. 32.3 F-7Lf v t 9 t4-Z-. `z> .. 9 8 I3 v . g70 c &A< v, _IIII„ „.... \ 0 LEGEND I \ Sn..1� Mce 5' awa.. 18,.UM 1/00020 ewler 1001 OLP. 01 XII MIM r MN ' 00 �}. 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UAW IML10 LOTD LOTC I \ 8,393 SF 8,306 SF LOT B LOT A LOT E 7083 SF 7035 9' 9,167 SF .01.=.. . . .GRAPHIC SCAL8 x1 8, 60 30 0 15 30 60 120 ...\\\ PRO 014 '11111i:'OM, � i amt m 100 . 11911 M m e Mep �p 1014 .... ,pp M1� 4"i1• MARK DANE PLANNING INC. ,® — 10150&10180 SW TIGARD STREET - IMO 12725 SW OLENWIVEN a110tl,PORRIND OR 97225 EILOL:mmkdanaplanntngOgo 4.eam ® SrxE �--- PHONE:(503)332-7187 PRELIMINARY PLAT �— A 14 LOT SUBDIVISION TAX LOTS 3700,3800,+900 TM IS135CC 2 OF 4 nmwrz CAME O AN. SY.H. •, LEGEND 161116230 OF o- Sam.SRbd.•hon may not a wad an map LE IN()))OUT 0(5)Y155 5 ,g; DEaOuous TREE 0 E 0ROEEEN TREE 'mow' STORY SERER MANHOLE / // e 6 SANITARY SERER CLEANOUT CATCH BASIN41,�Bo2 : a 01640 QS' 01642 110250 00200 OD .rut,gwER MANHOLE LE 11(N)OUT(S)158.62 A RATER VALVE / O TL 400 IL 4800 T.L 200 IL 100 10 RATER MEIER \ 1,4 FIE NroRANT ,/ '&I ?-20' PUBLIC SDE & SSE Lw 60D / S 893700'E 366.72' pd OAS VALVE IL 500 I \R• m OAS LEVER — y „ I- - - -ir F - - 7 � — F — ��� �\,•< LOT 1 7,000 SF n`�PDtE SF I LOT 4 I LOT 5 sOz 6 LOT 7 I I 90 8 LOT 2 6,000444 SF LN?IT PALE er` / 111700 I I 8,233 SF I 6,651 SF I I I 8,047 SF I 54` LOT 3 • ELECTRIC MOM �6I I I I � LOT 4 8,233 SF nun ANO uH.THT POLE ;, t ; I LOT 5 6,651 SF GUY ERRE `\ o� . TRARIC SIGNAL POE I / _J I I /'/�\ LOT 0 T 6 6,426 SF ® ELECTRICAL POWER PEDESTAL I, 2p'p--'-''',, \� I / / \ \ \ 8,047 SF = OOIIMUNICA1xTN5 PEDESTAL •'', `� TL 600 \ �^S� \ \ /...--- 414 \ LOT 7 CQ M.JNICA„pls MANHOLE 4 • 1 L J F J ObFAHHEAD LAE / , 4• \ &s F \ LOT ` G� LOT 8 9,208 SF —xG— GAS ,E SAN.Y.H. / / % 0 \ v 7,715 SF LOT 9 7,715 SF RN 159.06 I---- -xE— ELECTRICAL UNE LE IN(6)150.86 / / , N I \ 8,033 SF COMMUNICATIONS UNE • / / X11730 , \ _ I • LOT 1 0 7912 SF n co. SANITARY SERER LINE / // — I LOT 3I •r---� --- LOT 11 STOW DRAIN LME •� \ 9,424 SF —xV— ..LNE �' • �___-�/ O L —6,444 SF� 11'I\ ,)�. LOT 12 REVUE _ _ r--- I " ' LOT 13 7,181 SF L_ m ELECTRIC RISER IL 702 _..,..L____ LOT 1 4 7,202 SF O own RISER / PARCEL 1 \ \} — "\ • O NATER MANICLE 8 I I I I 'T..------ "--- /) /\ MS= X11742 — — _ /, / I 7,L0T 2 000 SF I I 70T 181 SF3 I \ P _ L I J' � LOT 12 LOT LOT s� \ /) I I I 7812 S' \ \ / PIXEL 3 PARCEL 2 9,424 SF /0770 �n764 LOT 14 \ \ \ /// I LT 1 7,1034 SF I 4 I 7,202 SF I I \ \ T.L 700 IL 703 —T.L380 J �r�oo— — — — J I, N 69.4934'M 52°.63' IIIIII"IIIIIIIIII I \` .L 8020 LOT D LOT C TL°°° 8,393 SF 8,306 SF LOT B LOT A LOT E 7083 SF 7035 SF 9,167 SF GRAPHIC SCALE T.L 3600 30 0 15 30 60 120 110140 ---S\ ER (IN RIE) L INCH- 60 T T - IL 3500 BEY TRY�ON R APPROVED ilia ®® MSO 4 14/14 1015 0 & 10180 S W T I G A R D STREET WI NO, JOBO MSD ,4/14/14 MARK DANE PLANNING INC. �„ IntHHC SCALE Ham® 12725 SW GLENHAVEN STREET, PORTLAND OR 97225 EMAIL: markdaneplanningOgmail.com PRELIMINARY PLATMEM PHONE: (503) 332-7167 A 14 LOT SUBDIVISION TAX LOTS 3700. 3800. + 900 TM I S 135CC 2 OF 4 PLOTDATE CADF1LE MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST, 97225 markdaneplanning@gmail.com 503-332-7167 DAVID D. HUNTER, CONSULTING ARBORIST PO Box 324 Forest Grove, OR 97116-0324 CCB# 189453 Metro License# 10648 Cell: (503)319-0380 August 20, 2015 ddhuntcrarborist@aol.com ww\v.davidhunterarborist.corn RE: Urban Forestry Plan Appendix 9 City of Tigard, Oregon RE: Tigard Street Project Signature of Approval I hereby attest that: 1. The Tree Preservation and Removal site plan meets all the requirements in Section 10 Part 1 of the Urban Forestry Manual; 2. The Tree Canopy site plan meets all of the requirements in Section 10 Part 2 of the Urban Forestry Manual; and 3. The Supplemental Report meets all the requirements in Section 10 Part 3 of the Urban Forestry Manual. L4. / /� . - David D. Hunter (electronic signature) ASCA Registered Consulting Arborist#408 law p' ° US Forest Service Trained Tree Risk Assessor; ISA Certified Arborist#PN-1068A PNW ISA Certified Tree Risk Assessor#0150 G(Mif LI,.4♦lgtl t.5 ry Q ISA Tree Risk Assessor Qualified " w Professional Forester/Professional Plant Appraiser A� 5// :h{ o i?C'Jl[irt : RECEIVED City of Tigard JUN 16 2015 . COMMUNITY DEVELOPMENT DEPARTMENT CITY OF TIGARD TtGARD Master Land Use Application PLANNING/ENGINEERING LAND USE APPLICATION TYPE ❑ Adjustment/Variance (II) ❑ Minor Land Partition (II) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Conditional Use (III) ❑ Sensitive Land Review (II or III) ❑ Development Code Amendment(IV) ❑ Site Development Review (II) ❑ Downtown Design Review (II, III) Subdivision (II or III) ❑ Historic Overlay (H or III) ❑ Zone Change (III) ❑ Home Occupation (II) ❑ Zone Change Annexation (IV) NOTE: For required submittal elements,please refer to your pre-application conference notes. PROPOSAL SUMMARY (Brief description) 11-k 1-0T SL-'30‘V t S e' ) (DA) 3 1`'1 AC (2-6 w Lz l l Pu C2,c_k ST q.-LE- CuNN6C1-10J✓ S S,NGct FRfv.,1btI C- 1-10M �s PROPERTY INFORMATION (where proposed activity will occur) Location (address if available): t Ul 43 /looo 4-AR 3 ST Tax maps and tax lot #s: 5 3 5 C C .9-0 0 3 00 0 3 o o Total site size: i -( etc Zoning classification: R '-t - S FOR STAFF USE ONLY APPLICANT INFORMATION S-() B 2015- coot 2 Case No.: Name: M/9R DAp/E l Z�Z S S Related Case No.(s): Mailingaddress: GC LA' s 1 1 1 S7 5 , o O Application Fee: City/state: 'Po c AA/ , o t_ Zip: q-4 2 z-S Phone number: S o 3 • 33 Z - 1 6 Application accepted: Primary contact name: M lq P. L C)/i N C= By: rn Date: �°�1 l 5 Phone number: \ Application determined complete: Email: M r4(-t Ic 0/00/E Q e A /✓,v r n/6-D G-M AI L. to M By: Date: 1:\CURPLN\Masters\Land Use Applications Rev.11/25/2014 City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 2 PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one) Name: Mailing address: City/state: Zip: Phone: Email: 'When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner.The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. THE APPLICANT(S) 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. • 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). VV t App cant's signature Print name Date C L1 Q. \ S E 5c F r4 it,/ Ap.i cant/A,-- fresen . : - s signature Print name Date Applicant/Agent/Representative's signature Print name Date SIGNATU of c owner of the subject property required Oc4er' s' ture Print name Li Date L l''C'LA-(AA,s . -?e a u,i,v(2 fit S Owners signature Print name Date Owner's signature Print name Date Owner's signature Print name Date MASTER LAND USE APPLICATION City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 2 of 2 III 'I City of Tigard TIGARD Land Use Permit Application 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. i> 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 Completed Master"Land Use Permit"Application with property owner's signature or name of agent and letter of authorization _ Title transfer instrument or grant deed -A--- Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval d-- 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 c ' Service Provider Letter Impact Study per Section 18.390.040.B.2(e) Copy of the Pre-Application Conference notes <A"--- Filing Fee(see fee schedule) > Preliminary Sight Distance Certification le Preliminary Storm Calculations — - Arborist Report Traffic Report(if Required) Maps or Plans (Plans must be at least 24"x 36") Architectural Drawings (elevations &floor plans) Existing Conditions Map Landscape Plan Preliminary Grading/Erosion Control Plan "� Preliminary Partition/Lot Line Adjustment Plan 2s" Preliminary Storm Drainage Plan 4.?5- Preliminary Utilities Plan Public Improvements/Streets Plan Site Development Plan ,,51-' _ Subdivision Preliminary Plat Map r 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). 1:\CURPLN\Masters\Submittal Requirements Check List.doc (updated:21-january-10) 4 MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225,503-332-7167, MARKDANEPLANNING@GMAIL.COM APPLICATION FOR A 14 LOT SUBDIVISION OF THE PROPERTY LOCATED AT 10150/10180 SW Tigard St SECTION I. APPLICATION SUMMARY PROJECT NAME :TIGARD STREET SUBDIVISION REQUEST: The applicant is seeking approval for a 14 lot subdivision on an approximately 3.14-acre site located between Tiedemann Ave and Hwy 99. Lots will be developed with detached single-family homes. The proposed lot sizes range from 6,400 to 9,500 square feet. APPLICANT: Tim Gray/CSC Cap Holding /2496 Sunset Ave/West Linn Or 97068 503 828 7868 /timgray2010@gmail.com APPLICANT'S REPRESENTATIVE: Mark Dane/Mark Dane Planning Inc. /12725 SW Glenhaven St./ Portland, OR 97229 OWNER: Deborah &Jeff Reame/10150& 10180 SW Tigard Street,Tigard OR 97223 LOCATION: 10150/ 10180 SW Tigard St. 1S135CC03700, 3800, 3900 CIVIL ENGINEER/SURVEYOR Ztec Engineering Inc./John Middleton/ 3880 SE 8th Ave, Suite 280/ Portland OR/503-235-8795 TITLE COMPANY JULIE SANDLIN, Senior Escrow Officer WFG NATIONAL TITLE INSURANCE COMPANY Team Email:teamsandlin@wfgnationaltitle.com P: (503) 624-4900 I F: (503) 210-9181 5885 SW Meadows Road,Suite 130, Lake Oswego, OR 97035 11Page MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167, MARKDANEPLANNING@GMAIL.COM SECTION I. BACKGROUND INFORMATION Proposal Description& Site Information: Comment:The applicant is requesting subdivision approval for a fourteen lot subdivision of a 3.14 acre site located between SW Tiedemann Ave and Hwy 99. The site is relatively flat and developed with two single-family residences, which will be likely removed. New, single-family homes are proposed on lots ranging from 6,400 to 9,500 square feet. Vicinity Information: Comment: The site is zoned R-4.5 as are all surrounding properties. The area is primarily a single family neighborhood with some commercial and multi family to the West near Pacific Highway. Zoning: Comment: This development is located in a low-density residential district. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7, 500 square feet. Duplexes and attached single-family units are permitted conditionally. SECTION II. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: A.Applicable Development Standards 18.430 Subdivisions 18. 510 Residential zoning districts 18. 705 Access, Egress and Circulation 18. 715 Density Computations 18. 725 Environmental Performance Standards 18. 745 Landscaping and Screening 18. 765 Off-street parking and loading requirements 18. 790 Urban Forestry Plan 18. 795 Vision Clearance Areas 18. 810 Street and Utility Improvement Standards 2 1 Page MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167, MARKDANEPLANNING@GMAIL.COM SECTION III. APPLICABLE REVIEW CRITERIA AND FINDINGS A. APPLICABLE DEVELOPMENT STANDARDS/ 18.430 SUBDIVISIONS/ 18.430. 020 General Provisions D. Lot averaging. Comment:Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80%of the minimum lot size allowed in the underlying zoning district. The minimum lot size for the R-4.5 zoning district is 7,500 square feet. Each of the proposed lots complies with the minimum lot size. Lot averaging is not necessary or applied. Lot Number Lot Size 7,000 SF Total Lot area for 14 Lots = 106,376 SF 7,000 SF Mean Lot Area = 106,376/ 14 = 7,598 SF 6,444 SF 8,233 SF Comment: With a Total Gross Lot area of 106,376 SF, the average lot area 6,651 SF is 7,598 SF exceeding the minimum average requirement. Further the 6,426 SF smallest lot size—lot 6 containing 6,426 SF has an area that is 85%of the 8,047 SF Average Minimum requirement of 7,500 SF, exceeding the minimum lot 9,208 SF size permitted with lot averaging. 7,715 SF 8,033 SF 7,812 SF 9,424 SF 7,181 SF 7,202 SF Total Lot Area 106,376 SF 18. 430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The approval authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; Compliance with the specific regulations and standards of the zoning ordinance are addressed in greater detail in the following sections of this decision and have been shown to either comply with the applicable zoning ordinance and other applicable ordinances and regulations or may be conditioned to meet regulations through this decision. Comment: The following narrative, plans, and attached exhibits the applicant will prove that this proposal is able to comply with the applicable code standards, and should be approved. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; Wage MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167, MARKDANEPLANNING@GMAIL.COM Comment: the applicant will confer with County Staff and reserve a name for the final plat. 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 Comment: The applicant has proposed the layout to allow for the future development of those properties to the south that remain under-developed at this current time. 4. An explanation has been provided for all common improvements. The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards; Comment: Further in this narrative the applicant has provided detailed comments to those standards applicable to this development. 18. 510 RESIDENTIAL ZONING DISTRICTS The site is located in the R-4.5: Low-density residential zoning district. The R-4.5 zoning district has the following dimensional requirements: TABLE 18. 510. 2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES/STANDARD R-4. 5 Proposed Minimum Average Lot Size 7, 500 sq.ft. Detached unit Average Minimum Lot Width, Detached Units 50 ft. Maximum Lot Coverage N/A Minimum Setbacks Front yard 20 ft. Side facing street on corner&through lots 15 ft. Side yard 5 ft. Rear yards 15 ft. Setbacks abutting more restrictive zoning N/A Dist from property line to front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement N/A Comment: The mean lot size exceeds the Minimum Lot requirement. All lots exceed the minimum lot depth and width. All homes to be built on all seven lots will comply with all applicable setback, and height standards. 18.705 ACCESS, EGRESS,AND CIRCULATION 18. 705. 020 Applicability of Provisions A. When provisions apply. 41 Page MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167, MARKDANEPLANNING@GMAIL.COM Comment:The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures(see Section 18. 360. 050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is a fourteen lot subdivision, which is considered development; therefore these provisions apply. 18. 705. 030 General Provisions D. Public street access. All vehicular access and egress as required in 18. 705. 030.H and I shall connect directly with a public or private street approved by the city for public use and shall be maintained at the required standards on a continuous basis. Comment:As shown on the applicant's site plan, All fourteen lots take direct access to the proposed public street. This standard is met. H. Access management. 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). 2. 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. 3. The minimum spacing of local streets along a local street shall be 125 feet. Comment: There are no arterials or collector streets adjacent to or near the site. All lots will access the interior street. There will be no access from any lot directly out to Tigard Street. 18.715 DENSITY COMPUTATIONS 18. 715. 010 Purpose: The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18. 715. 020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area( s) from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard Significant Tree Grove Map" or" Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes; Wage MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225,503-332-7167, MARKDANEPLANNING@GMAIL.COM 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, 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. 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. As shown in the following density computation,the maximum number of units is 15. Residential Density Calculations Buildable Land Area/Gross Area: 136,778 SF ( 3.14 Acres) Subtractions 1. Sensitive Land Areas 0 SF 2. Park Dedications 0 SF 3. Public Rights-of-Way( actual) 30,402 SF 5.Area for Existing House 0 Subtotal:Subtractions 30,402 SF Density Transfer (30,402 x. 25) = 2405 Net Buildable Land Area: = 136,778 SF—30,402 SF +7,600 SF = 113,976 SF Maximum Residential Units Calculation Net Buildable Land Area 113,976 SF (divide by Minimum Lot Area in R- 7,500 4.5 Zone) Maximum Residential Units 15.19 ( 15) Minimum Residential Units Calculation Maximum Number of Units (15.19)Allowed multiplied by (80%) = Minimum Residential Units 12.16 (12) C. Calculating minimum number of residential units. As required by Section 18. 510. 040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in subsection B of this section by 80% ( 0. 8). As shown above, the minimum number of units is 12 and the maximum is 15.The applicant has proposed 14 new units. Comment:According to the computation above, both the standards for maximum number of lots and the minimum number of lots is met by the proposal. 18. 725 ENVIRONMENTAL PERFORMANCE STANDARDS These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18. 725.030 (Performance Standards) regulates: Noise, visible emissions, vibration and odors. Wage MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167, MARKDANEPLANNING@GMAIL.COM 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. Comment: The proposal is for a subdivision of land to accommodate detached single-family residential houses, which is permitted within the R-4.5 zone. These Environmental Performance standards will apply to each of the residences after construction. 18.745 LANDSCAPING AND SCREENING Comment: Section 18. 745. 040 A. states that street trees shall be required as part of the approval process for Subdivision (Type ll and III)permits. The application is for a seven lot subdivision and is therefore being processed through a Type II procedure. And that therefore, the minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site(in feet)by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. There is 1,324 feet of street frontage. The applicant is proposing at least 34 street trees. Comment: The Street trees required by this section will be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. Root barriers are proposed where needed, and the applicant states that street trees will be planted in accordance with the planting standards of the Urban Forestry Manual. The proposed street trees will be drawn from the approved street tree lists and meet the minimum size and spacing requirements; The street trees will be planted in the planting strip between the back of curb, and the proposed sidewalk. 8. 765 OFF-STREET PARKING AND LOADING REQUIREMENTS/18. 765. 030 General Provisions B. Location of vehicle parking. The location of off-street parking will be as follows: 7IPage MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167, MARKDANEPLANNING@GMAIL.COM 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Parking for each single family dwelling is proposed on the same lot as the dwelling. This standard is met. 18. 765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. See Table 18. 765. 2. Comment: Table 18. 765.2 requires 1 parking space per dwelling unit. The applicant is proposing more than one parking space per unit. Two spaces will be located within an attached garage, and at least two other spaces will be provided within the driveway, creating four off street spaces per house consistent with this standard. 18.790 URBAN FORESTRY PLAN/18. 790. 030 Urban Forestry Plan Requirements Comment: The applicant will as part of this submittal include a Tree Preservation, and Mitigation Plan. If the report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site(excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in, R-4.5 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. 18.795 VISUAL CLEARANCE 18. 795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction ( except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Comment: The grading plan shows the ability to create visual clearance areas for all new intersections. New home construction and driveways on each of the proposed lots will be required to meet the applicable visual clearance triangle requirement. Prior to issuance of building permits, visual clearance will be ensured through site plan review. This standard is met. 18.705:Access Management Comment:Section 18. 705. 030.8 requires site plans be presented for approval showing how access requirements are to be fulfilled in accordance with this chapter. The application has included a preliminary site plan for the proposed 14-lot subdivision. 8 Page MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167,MARKDANEPLANNING@GMAIL.COM Comment:Section 18. 705. 030.D states that all vehicular access and egress... shall connect directly with a public or private street, approved by the City for public use and shall be maintained at the required standards on a continuous basis. All lots have direct access to a public street. This standard is met. Comment: Section 18. 705. 030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. Access to the subdivision is provided by a public street that empties out onto SW Tigard Street. The proposed access is expected to meet these standards. If required by staff the applicant con provide a preliminary access report which verifies that design of all site driveways and street connections ( including new driveway connections to new streets) are safe by meeting appropriate standards (such as roadway geometric standards and sight distance). Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. Comment: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. No driveways on arterials or collector streets within the influence area of arterial or collector intersections are proposed. This requirement is met. Comment: Section 18. 705. 030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The future public street will be a local street not subject to the spacing standards. 18.810 STREET&UTILITY STANDARDS 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: Comment:Section 18. 810. 030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. And that under Section 18. 810. 030.A.2 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: Comment:Section 18. 810. 030.E requires a residential local street with parking to have a 54-foot right-of-way width and 32-foot paved section with 5-wide sidewalks, planter strips, underground utilities, street lighting, storm drainage, and street trees. The applicant is proposing the construction of a 32 ft street with planter strips, sidewalks, and a 54 ft right-of-way. Future Street Plan and Extension of Streets: Comment: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 will be placed at the terminus of 9I : g MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225,503-332-7167, MARKDANEPLANNING@GMAIL.COM the proposed public street. The applicant will work with the fire department to determine the best location for a temporary fire access turn around hammerhead to permit fire access. Street Alignment and Connections: Comment: Section 18. 630.040 and 18. 810. 030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. The applicant has shown a proposed public street but is unable to complete a block connection back out to Tigard Street or to the west. It is anticipated when the adjoining property is developed that such a connection will be possible. Cul-de- sacs: Comment:Section 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. That 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. IN this case the applicant is proposing 14 homes. Further the street as proposed is a stub street not a cul-de-sac. Grades and Curves: Comment:Section 18. 810. 030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12%on any other street(except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No street grades in excess of 12%are currently proposed for the proposed public street. Access to Arterials and Major Collectors: Comment: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 site is not adjacent to an arterial or collector. This standard is met. Private Streets: Comment:Section 18. 810. 030.T states that design standards for private streets shall be established by the City Engineer. No private streets are proposed. Traffic Study: Comment:Section 18. 810. 030.CC requires a traffic study for development proposals meeting certain criteria. Mitigation of Transportation Impacts: Policy 1. 9 of Tigard's Transportation System Plan states that the City shall require all development to meet adopted transportation standards or provide appropriate mitigations. The 14 lots of this proposed subdivision is anticipated to generate approximately 1400 daily trips. This is less than the traffic volume thresholds of 18. 810.030.CC. No excessive traffic volumes, hazard locations, access configuration issues, 10 I P ge MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167, MARKDANEPLANNING@GMAIL.COM or other locations as described in 18. 810.030.CC have been identified in the vicinity of the site. Therefore a traffic study is not required for this proposal. Block Designs Comment: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. The applicant has sought to utilize that street frontage currently available, and to design a street that will allow either of the adjacent properties to provide a future connection that could meat said block standards. Block Sizes: Comment:Section 18. 810.040.8.1 states that the perimeter of blocks formed by streets shall not exceed 1, 800 feet measured along the right-of-way line except: Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. For non-residential blocks in which internal public circulation provides equivalent access. The site is an infill development an as such is restricted by the existing property ownership pattern, and the homes in the immediate area. The applicant has provided the best opportunity for future development and connectivity. Comment: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. The applicant is open to condition of s pedestrian connection is required by the City. Lots-Size and Shape: Comment: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. None of the lots proposed exceed this measurement. Lot Frontage: Comment:Section 18. 810.060(8) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18. 420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet.All lots as proposed have at least 25- feet of street frontage. Sidewalks: Comment: 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. Public sidewalks hove been proposed along Tigard Street, and internally along both sides of the rpopOsoed public street. Comment:Section 18. 810. 070.B. 2 states that if there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality. There is no other sidewalk, near or adjacent to this property. This section does not apply. 11 I P a g MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167, MARKDANEPLANNING@GMAIL.COM Sanitary Sewers: Comment: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. There is an existing sanitary main located in SW Tiedeman Avenue. The applicant has secured an offsite easement at the northwest corner of the property, and will be constructing a public sanitary line to run the length of the proposed public street, and then drain north, and west over to the main in Tiedeman. This will also require a public sanitary easement to run adjacent to the south, and west property lines of lot 4. Over-sizing: Comment:No other properties have been identified that would need to be served through the subject property. This standard con be met by condition. Prior to obtaining the PFI permit the applicant shall obtain approval from the City Engineer and other appropriate agencies for the final design of the sanitary sewer system to serve the site and any downstream impacts. Prior to final plat approval the applicant shall obtain approval from the City Engineer and other appropriate agencies of the construction of the sanitary sewer system to serve the site and mitigation of any downstream impacts. Storm Drainage: Comment: Under the General Provisions of Section 18. 810. 100.A developers are required to make adequate provisions for storm water and flood water runoff. Continued use of the existing storm drain in SW Tiedeman is proposed. The condition of the line is unknown. The line may have to be replaced or shown to comply with current standards. Accommodation of Upstream Drainage: Comment: Section 18. 810. 100. 0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no apparent significant upstream drainage ways that impact this development. The applicant shall design the storm drainage system to also accommodate all drainage that currently flows onto the subject property.All aspects of the storm drainage system shall be complete and approved prior to plat approval. Effect on Downstream Drainage: Comment: Per Section 18. 810. 100.D the applicant shall provide a down-stream analysis s to ensure adequate drainage capacity. Should additional detention be necessary the applicant will provide storm water detention in accordance with Clean Water Services and City of Tigard requirements. The applicant will 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 storm water system shall be complete prior to plat approval. It is therefore possible that the City may require a combined water quality swale and detention facility. 12 I Page MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167,MARKDANEPLANNING@GMAIL.COM Storm Water Quality: Comment: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards adopted by Resolution and Order No. 07-20). The City can therefore either require the construction of onsite water quality facilities or a system development charge in- lieu of construction of said facility. Should the City determine that o fee in lieu would be preferred the applicant will make the necessary payment. Should the City determine its preference for a facility it 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. This would be resolved through a combined water quality swale and detention facility. The facility if required would provide complete treatment for the site. The facilities will be placed in separate tract for city maintenance Final design will be worked out in the plan review process. This standard can be met by condition. Prior to obtaining the PFI permit the applicant shall obtain approval from the City Engineer and other appropriate agencies of the final storm water report and the final design of the storm drainage system to serve the site and any downstream impacts. Prior to final plat approval the applicant shall obtain approval from the City Engineer and other appropriate agencies of the construction of the storm drainage system(including maintenance plans) to serve the site and mitigation of any downstream impacts. Utilities: Comment: Section 18. 810. 120 requires 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. The developer shall make all necessary arrangements with the serving utility to provide the underground services. COMMENTS REGARDING ADDITIONAL CITY/AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: Comment: The applicant will obtain approval from the Tualatin Valley Fire and Rescue for access and hydrant placement before issuance of the PFI permit. Public Water System: Comment:The City provides service in this area. The applicant will obtain approval from Tigard Public Works of any aspects of the proposed development that would affect the water system prior to issuance of the site permit. Grading and Erosion Control: Comment: Per CWS regulations, as part of the Final Construction Documents the applicant will submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. With the 1.55-acre size of this site, it is anticipated that a 1200-CN permit will be necessary. Comment:As part of the Construction Documents a final grading plan will be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots such as lots 1 - 3, appropriate private storm drainage lines shall be provided to sufficiently contain 13IPage MARK DANE PLANNING INC. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225, 503-332-7167, MARKDANEPLANNING@GMAIL.COM and convey runoff from each lot. The design engineer will also indicate, on the grading plan, which lots will have natural slopes between 10%and 20%, as well as lots that will have natural slopes in excess of 20%. Site Permit Required: Comment: The applicant will obtain a Site Permit from the Building Division to cover all onsite private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: Comment: Because the City of Tigard is responsible for assigning addresses for parcels within the City of Tigard, and an addressing fee in the amount of$50. 00 per address is required, the fee shall be paid to the City prior to issuance of permits. Survey Requirements Comment: 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). 14IPage MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST, 97225 markdaneplanning@gmail.com 503-332-7167 EXHIBITS: "A" Land Use Permit/ Sale Deed • "B" Neighborhood Documentation "C" Service Provider Letter (CWS) "D" Pre-Application Notes E" Reduced Site Plans "F" Future Street Plan "G" Sight Distance Report "H" Storm Drainage Report "I" Arborist Report Exhibit " A" 15eborah L.Reaume,Trustee of the Patricia Washington County,Oregon 2013-016631 M.Alford Trust u/i/d February 10,2012,Grantor 02/22/201311:49:42 AM 16508 SW Timberland Drive $100..00 cot=1 stn=11 c WHITE $10 Km$11.00$15.00-Total=$41.00 Beaverton,OR Jeff Reaume and Deborah L.Reaume,Husband I 1111 I I 1111 1111111 11111111111111197007III and Wife,Grantee 01804645201300166310020021 16508 SW Timberland Drive f,Richard HobernkeM,Director of Atoteaoawht and .,. Taxation and Ex-O lclo County Clerk for Washington .y-• Beaverton,OR 97007 County,Oregon,do hereby certify that the within .! , Instrument of writing was rectived a d called In the.1/4,, book of records of sold cau After Recording,return to: Law Office of Jerold W.Hilary,LLC amen and " `'r.' arty, Richard Hobemlcht,Director of Assessment and ,•2r.:�:. 9250 S.W.Tigard St. Taxation,Ex-Officio County Clark Tigard,Oregon 97223 Until requested otherwise,send all tax statements to: Jeff Reaume and Deborah L.Reaume 16508 SW Timberland Drive Beaverton,OR 97007 BARGAIN AND SALE DEED Deborah.L.Reaume,Trustee of the Patricia M.Alford Trust u/i/d February 10,2012,hereinafter called Grantor,CONVEYS TO Jeff Reaume and Deborah L.Reaume,husband and wife,hereinafter called Grantee,the following real property situated at 10150 SW Tigard Street,Tigard,Washington County,Oregon,described as follows,to-wit: Parcel I: That portion of Lot 8,GREENBURG HEIGHTS ADDITION,described as: In Section 35,T1S,RI W, W.M.,being a portion of Lot 8,GREENBURG HEIGHTS,Washington County,Oregon described as follows: Beginning at the Southeast corner of that tract conveyed to Virgil Roberts by deed recorded in Book 338,at page 376,Deed Records,which is 337.6 feet East of the Southwest corner of said Lot 8;thence North 0°03'East along the East line of the Roberts tract 110 feet;thence East parallel with the South line of Lot 8 to the East line thereof; thence Southeast along the East line of the Southeast corner of said lot; thence West along the South line of said Lot 8 to the point of beginning. SUBJECT TO rights of the public to any portion within road: together with the tenements, hereditaments and appurtenances whatsoever thereunto belonging or in anywise appertaining. Tax Lot No. 1 S 135CC03700 Parcel H: A portion of Lot 8, GREENBURG HEIGHTS ADDITION, a duly recorded subdivision in the John L. Hiclin Donation Land Claim No.54,Township 1 South,Range I West,Willamette Meridian, Washington County,Oregon, Described as follows: Beginning at the Southeast corner of that tract of land conveyed to Virgil Roberts in Deed Book 338, Page 376, Deed Records,Washington County,Oregon,which is 337.6 feet East of the Southwest corner of said Lot 8,thence North 0°03' East along the East line of said Roberts tract 110 feet;thence East parallel with the South line of said Lot 8 a distance of 325 feet,thence South,parallel with the Westerly line hereof to the Southeasterly corner of said lot,thence West along South line of said Lot 8 to the point of beginning. Tax Lot No. I S 135CC03800 The true and actual consideration paid for this conveyance is$0.00. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS,IF ANY,UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, Page 1—Deed—Afford Trust/Reaume CHAPTER 424,OREGON LAWS 2007,SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009,AND SECTIONS 2 • TO 7,CHAPTER 8,OREGON LAWS 2010.THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS.BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN ORS 92.010 OR 215.010,TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES,AS DEFINED IN ORS 30.930,AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS,IF ANY,UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11,CHAPTER 424,OREGON LAWS 2007,SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009,AND SECTIONS 2 TO 7, CHAPTER 8,OREGON LAWS 2010. DATED 7/1 2. ,2013 UL)oOv..J,t_ L 100-44-404k— Deborah L.Reaume,Trustee,Grantor STATE OF OREGON ) )ss. County of Washington ) J This instrument was acknowledged before me on 2/ ,2013 by Deborah L. Reaume, trustee of the Patricia M.Alford Trust u/i/d February 10,2012. c - 7A- RYPUBLIC FOR OREGON (, i•, OFFICIAL SEAL My ommission Expires: y- t 6 - / S c - JEROLD W HILARY i.5 NOTARY PUBLIC-OREGON COMMISSION NO.457361 MY COMMISSION EXPIRES APRIL 16,2015 Page 2-Deed-Alford Trust/Reaume Dehp ah L.Resume,Trustee of the Patricia Washington county,Oregon 2013-016632 ♦M.Alford Trust u/i/d February 10,2012,Grantor 02/22/2013 11:49:42 AM 16508 SW Timberland Drive D-DBS Cnt=1 stn=11 C WHITE Beaverton,OR 97007 $10.00$5..00;u.+00$$15.000-Total=$41.00 Jeff Reaume and ndteend Deborah L.Reaume,Husband IIIIIffflIffiIIffhfIlll Il II I III I I1111u i�I 16508 SW Timberland Drive 01804646201300166320020028 I,Richard HobarnICM,Director of Assessment end -T. Beaverton,OR 97007 Taxation and ix-0Teb County Clark for Washington County,Oregon,do hereby curtly that the wi hire •'� Instrument of writing was rsc.Wed a ad In the book of records a meld eau After Recording,return to: Law Office of Jerold W.Hilary,LLC Richard Hobemlcht.DirectoraAssessment and •-4.:110' 9250 S.W.Tigard St. Taxation,Ex-0tnolo county Clark Tigard,Oregon 97223 Until requested otherwise,send all tax statements to: Jeff Reaume and Deborah L.Resume 16508 SW Timberland Drive Beaverton,OR 97007 BARGAIN AND SALE DEED Deborah L.Reaume,Trustee of the Patricia M.Alford Trust u/i/d February 10,2012,hereinafter called Grantor,CONVEYS TO Jeff Reaume and Deborah L.Reaume,Husband and Wife,hereinafter called Grantee,the following real property situated at 10180 SW Tigard Street,Tigard,Washington County,Oregon,described as follows,to-wit: • That part of Lots 7 and 8,GREENBURG HEIGHTS ADDITION,in Washington County,Oregon,described as follows: Beginning at a point on the North line of Lot 7, South 89°57' East 157.7 feet from the Northwest corner of said Lot, said point being the Northeast corner of that parcel of land conveyed to Thomas H. Pilkington by Warranty Deed recorded November 2, 1956, in Book 387, Page 677, Washington County, Oregon, Deed Records; thence South 89° 57' East along the North line of said Lot 7 to the Northeast corner thereof; thence in the Southeasterly direction following the Easterly line of Lots 7 and 8, Greenburg Heights Addition to the Northeast corner of that tract of land conveyed to Joseph W. Jones et ux, by Warranty Deed recorded May 26, 1961 in Book 444,page 588, Washington County, Oregon, Deed Records; running thence West parallel to the South line of said Lot 8 along the North line of said Jones tract to the East line of that tract of land conveyed to Virgil Roberts et ux, by Warranty Deed recorded November 1, 1952 in Book 338, page 376, Washington County, Oregon, Deed Records; thence North 0° 03' East along the East line of the Roberts and Pilkington tracts,203.38 feet,more or less,to the point of beginning,except any portion thereof lying within the boundaries of the road adjacent to the East line of this parcel. The true and actual consideration paid for this conveyance is$0.00. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS,IF ANY,UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424,OREGON LAWS 2007,SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009,AND SECTIONS 2 TO 7,CHAPTER 8,OREGON LAWS 2010.THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS.BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED ISA LAWFULLY ESTABLISHED LOT OR PARCEL,AS DEFINED IN ORS 92.010 OR 215.010,TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES,AS DEFINED IN ORS 30.930,AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING // // // // Page 1—Deed—Afford Trust/Reaume PROPERTY OWNERS,IF ANY,UNDER ORS 195300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11,CHAPTER 424,OREGON LAWS 2007,SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009,AND SECTIONS 2 TO 7, CHAPTER 8,OREGON LAWS 2010. DATED 7'AIA ,2013. I .1)101\A L - IAA 1 Deborah L.Reaume,Trustee,Grantor STATE OF OREGON ) )ss. County of Washington ) This instrument was acknowledged before me on ti 2 / , 2013 by Deborah L. Reaume,trustee of the Patricia M.Alford Trust Wild February 10, 2012. w —247 A - N RY PUBLIC FOR OREGON ommission Expires: 4'' (6 - r S OFFICIAL SEAL P JEROLD W HILARY 01,:.."2, NOTARY PUBUC.OREGON COMMISSION NO.457361 MY COMMISSION EXPIRES APRIL 16,2015 Page 2—Deed—Alford Trust/Reaume Exhibit " 6 " SW TIGARD ST Minutes Start time: 6:10 P.M. The applicant (Mark Dane) starts off by introducing himself. Mark and Curtis (Marks employee) hand out a map and the preliminary plat for this project. Proposed is a fourteen lot subdivision, single family detached homes at 10180 SW Tigard Street. The objective of this meeting was to share with the neighbors about the future development and to seek out a smarter and connected community for the site with the concerns and information from the surrounding neighbors. With 22 attendees, Mark wanted to make sure everyone had a chance you ask any questions or say their share on this development. The meeting lasted the better part of an hour. Besides the main topic of saving their backyard privacy, many common questions were brought up. Below I have formatted the questions and answers form the meeting in a Q/A format. Questions: Q:How many trees are you guys keeping? We intend to keep as many trees as we can. Unfortunately most will be cut and mitigated for plot design. Q:How is water drainage on and off site going to be treated? All storm and one site water will be drained and hard-lined out into Tigard Street. Q:House Pricing?Single or two story? Though we are not the builders, they are planning to build homes within the $400,000 range. Homes will most likely be two story. Q:Due to more housing, crime rate will go up in this area. Homes will be high end and help eliminate the camping and tents out and around Tigard Street. Creating more family homes will push away any unwanted visitors. Q:Grading, privacy, and storm. How will storm water be drained off site and will the grading be the same? Grading may slightly change on site but not much. Storm water drained out to the new proposed public street and will directed into catch basins and hard-lined out to Tigard Street.At this time, we do not think grading will effect privacy of adjacent neighbors. After all questions were asked and answered to the applicant's best knowledge, residents were on the same page and understood the proposed plan. A wave file is available to be emailed to staff upon the applicants being assigned to a project planner. End time: 6:55 i NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: Ilig k ("AST I• MEETING DATE: 8/ /i S PLEASE PRINT LEGIBLY! PRINTED NAME FULL MAILING ADDRESS & CITY, STATE ZIP CODE PHONE # E-MAIL ADDRESS 102,35 S W Ka- f, n e':q.1.1 S t--NI- ( i+(, 6a, pi',pcd-r-I' (:k 73 ah00 , C,0 Ian 1 , C Cureie.Cureq 72Z 3 3-&20gc i l? ` 1, 5,,3 f 'w,lieu(Qr- -i,, &a_c) _&5x-0 , v K— ,,,3(2,, 6.....4- 1 0 ..)---- 0 s-co ---r-r n ra S--1_ 1--t se-t vep i 3\i)Anne____ .-&-,0--K,--:-- C-1(-- O V\ 1Si n/Iov-)ea f j s if) A., 0-0-1A-- or -7 zz.<3 .503-Vc5---L5-q I %- a114 Ni- ,i 11 S ii4or it 17)5( v im g 0)cm 45-A. vLe l-- 1 C l / ) l 7 57 3--34-6S. 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''';/ - •,,, .2.2.., I V 11 Ai as 111 § I I, ' ,....... s 1 5 a I AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, Co .9.- Ls Esc M A N being duly sworn,depose and say that on the 2-° day of ivt fi fisC 4i 20 1 5 , I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) 10‘ S O j to\ 5-1) s -r I t.A P-O ST a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said,persons and were deposited on the date indicated above in the United States Post Office located at S `-' Pfl ft iF . A-1 f 5 " E 0 (r E L.,,,c'o 0 S T with postage prepaid thereon. .ture n th- • • ence of a Notary Public) POSTING: I, L.,��.s ES c 1-ii"t w N , do affirm that I am (represent) the party initiating interest in a proposed land use application for t `1-Lar 5.-,d o.4•s.O"/ - s,r.1 t.-t.c i--44,'"`.LI 0 t 1Ac(4e•) affecting the land located at (state the approximate location(s) IF no address(s)and all tax lot(s)currently registered) I c3 i c3, 0/ ,0‘5 . S T.tr r►Cl. 51--. and did on the L day of t'rsR-c't ,20 1 5 personally post nonce indicating that the site may be proposed for a t`'t-4-e1 s-•.30.yr•1•v.-' - S. w t.-(,E. Prt N`:Cy 0 tr T.tc:-i GNI • land use application,and the time,date and place of a neighborhood meeting to discuss the proposal. The sign was posted at ntR-ee 'Cc`t t.-1 (72-.2c,r+V" 6 : Nvte Es-i‘.St.t.)t.- t-t.MF (State the location you posted notice on property) — _ Si! . . • n dr : esence of a ► : ary Public) (THIS SECT ON FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF og rat ) {t ► y County of A1i6fti )ss. � ‘-----11-la jrI Subscribed and sworn/affirmed before me on the-)-t—day of C��bt� - ,20 /6----. e•"`• OFFICIAL STAMP t MA THERESA PATTERSON NOTARY PUBLIC - OREGONN TARY PU� C OF OREGON `.n>� COMMISSION NO. 923712 Ml COMMISSION EXPIRES JANUARY If,211 Commis on Expires: 0 ' _ 06i _ R jn 1 s I'.\CURPI.N\Mcsters\Pre-Appbc.tion Conference Packet\Affidavit of Mailing-Posting Neighborhood Mee g.doex Updated 3/25/2613 NOTICE OF NEIGHBORHOOD MEETING March 20, 2015 RE: 10180, 10150 SW TIGARD STREET Dear Interested Party: I/Mark Dane am representing the owner of the property located at (10180, 10150 SW Tigard Street, tax map (1S135CC) and lots (3700, 3800, and 3900). We are considering proposing a subdivision, with 14 single family detached homes and a public through street. Prior to applying to the City of Tigard for the necessary land use approvals, we would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend meeting on: Wednesday, April 8, 2015 @ 6:00 PM Fire Station 50, Community Room 12617 SW Walnut St, Tigard, OR 97223 This is an informational meeting on preliminary plans. These plans will be finalized prior to the submittal of the application to the city. We look forward to more specifically discussing the proposal with you. Please call me at (503-332- 7167) or email me at Markdaneplanning@gmail.com if you have any questions. Sincerely, Mark Dane Planning Inc. [;nclude the following attachments to this letter: A vicinity map that clearly identifies the subject site in relation to nearby streets.] (::Ausers\curbs\Desktop\mark DaneATigard timet\NeighborhooJic1ftr.Jocx Updated 3;'35/13 WI, 0, r 1, i r i r " 6.."i -1_. lib :I.. ti i } .a}••e y %r n �, ` � � + - e .. y ' s i'` Pi„�.` s . a�:,I��' .... s ^�4Y•T, �=tom / '� 4 �s 6; . M S 1 '•'''."'..,' `..;.� t '(•r„ a • . •.;i.•.r'.• • -' }A -' pUBLIC NOTICE Developer to hold a . NEIGHBORHOOD MEETING concerning proposed development of this Property. • _ �- • • M,A • ,01, ¢ s .•'. • ' q k t .f-.t �a a...t - 4 L _t� XiA d.Ctiw'' �a'W.V.,' • r t 1--i° ' s [}i f �. .5 . City of Tigard ," ' O\IMt'\IT1 DEA-1�.1.OP\IE'\'1 I)1 R\R'1•Nll.NT Request for 500' Property o)wner Mailing Labels Property owner information is valid for three (3) months from FOR"S7AFFUSE ONLY the date of your request.Contact staff member jc,.Parson at -+t„ 'IS 2'71-1,n 1)cp.tt1' 'ar•+-,)rte. COST DESCRIPTION Pr!)tce: : attic•_--'C. 1 ')t: 5, 1(G•? Z '-)-7 511 to st,r.teue :nr cisih:: 'is.,t•lu: 2 pc i:!tri for -- — — -- — ptentina the.t=.t ova,"iat.c', ...2i;!r:i•uc.,es j:rr ,nett. Sat- l ,)n,: •t:arc •.sort r-t) s''ii) — -- - - hies:. .uuita:' t!.e r:sr to- .r!,.,qc set lake • p), Name of c.)ntlc!pet sot: 'r)P_ ttii v_------- ----- ---- Name , compacts "Are is o, t?t/WAll.s,r t- k.Y.kilI'LI< Pli.,i.,. :,, ; •- -?, .{ L ) 1 6- Li,- . ;, 1.2.1.c( =I i,•- -t/c, G ,v/4,t (,,.,1•,\ Pic.,,c _.in/;t - all in.,,,__,d -lifl,ncinh«c::c 1,:1-1;,b. tai l..•, iA l't;' :lit int l,u!,d t+• •, nut riioect or the;rddresses ft,' all 4 COSI FQR THIS R Q['EST ry i p1 .;e,r;,'rce k -,cir,\v- (if more than one (1) tax lot or if thc nx ]V( _:6,t.ca.t Lchc.:;>?;•herr,. s V ,. 1•er-$-� parcel has no address,you must separately identify each tax 2,hc,•,. Clt.,be., specs t•.r:n,cres!c.:'.u,. --: _ lot associated with the project.) - i ls5t_CC y, V I-(�C% ? E. est i AA,-,.., ------------ ----- - - ---- - TOTAL =5_.... 3.1 - ONLY. ONE (1)SET OF LAI3£,L .LP1SM1LfKQiIDEDAT THIS TIME FOR HOLDING YOUR NEIGHBJ)RHOOD- =4rk.r,�.•, :<., :-:;, ;; MEETING, Atter sul•:lntrrig.tour lard use application vi the cin; :,n,i The prc'iect planner l-i.!s ret lc..red .,-i air application for comp ieteness.sou 'ti- h,. nr.tihcd In thea±-:s of t'Itr)pitteIu- ; re:' le\I ie.t:el to.',E rii:• tu':r r•:,; '_i final ,crF n; i.,hc: IF'..)L' HAVE_BEEN OTIF BY-PLANNING TO OBTAIN YOUR I A_ ELS.PLEASE I',.• ICATL RE• •2W_TH.AT-YO E.E D-T O_LLSETS_OF LABELS. E::: Completeness Letter Received Indicating two(2)Set:,of Envelopes with Aftixr,l Address Labels Required 1 he !\Cn f2i iinal ett5 r:: label.,need t.,i'c placed on cn1 elopes (no self-adhesive envelopes please)with rrit c.1.v,s ktteJ-rale pi,Slage tin thin envelopes in tie form in postage stamps (no metered envelopes and no return address).lIki tc si.ibincted to the.apt for die p irpose of pros'ding.notice it•propertt owners of :he.proposed land use application and the decision Th( tsso;.'.; acts of ens elopes roust be rcpt separa?c.The person listed below v:'! be called to pick tip and pat pert the 1,11--ti:1+1(11 thci are ready Please allow a 2-das nuntnlum for procescint'requests I'p:n complett,-,n of tour regnc<r, the contact petson listed still be(ailed to pick up their request that will he placed in ''ill(all" ht the compans name on b} :he contact perwn'c Iast name If no c)mpan)? .0 the front counter in the Permit (triter The cl.si of processing sour rcguesr must be patui at rl•e tune Of nick epi ac egret cost cannot be pre determined. PLFASE NOTE: tor reasons of accuracy,only original mailing labels provided by the city vs.to-typed marling labels will be accepted ( -y of Tigard • I )12',"\\ li.td tips.! • I.lard.!);egon .)-7-1? • wv.•-.lig.1rd of ros • S(' ':S 2 121 • Page I of l 1 T d , .�., 1 \ [ ej �� 97T Area Notified (500 Ft) ; 1 t- ' i 1' i_.... _ Aê*7Gbii A=L.M6 / E. MARKDANEPLANNING@GMAIL.0)�,1 011‘- Al I _ - .1\ SW _—_ �_ � _ \\ ���rELLIIT ® Subject Site A _ \I® =�co N ■ Notification Area .�____ _ - 11{11___ • von= .S '— = .�� ::'r� I +7"'i 50008906 xi•• PIHAS CT /� ST a sursimmer 4,44,„„,,,.s „,, • __.. _A., _ ,,,,,..,:•eco, .0 s ��� \ •. .., I Property owner information is valid _ . / mom A ......... _______. �_. for 3 months from the date printed on El mum i iii Mragir al t�` \. wl this map. ___... moi;/ MEADOW ST �� :"\ �E P _ ``, �'� 77/..V/ I 1M MRp anted 03-Mar-15 *I. _ ... ,nMrm lAlm m INP map n rnr p.no.l norm ,— II._„_,„.,,-, . Only Pnd thetid b.v.nfled 4,0 the Onvrinm nr.1 . _ Service.DNI.mn -pi DATA IS DER NED PROM MULTIPLE SOURCES THE ciry or pomp MANES NOT WARRANTY RE PRESENTATgN.OR GUARANTEE AS TO THE Iii4 DATA VROVIDEO HE REIN TNEGTYOF IONSORDSHALL CUACIES NO RIARILI iv FON ANY ERRORS.OMISSIONS OR INACCURACIES IN TIIE NrnquArlON PROVIDED REOAROLESR OF HOW CAUSED ---- 7. F-�npo COMMUNITY DEVELOPMENT DEPARTMENT 111111 _. Fano ------ Pe "A Plarn fn,^,ell Hon,. 4 106 Tyill A. � City of Tigard N "liT-P L —F., Too« ' ��Creek rt�AR MAPS rga5d OR g�BI • \ / 1 \ 503gsrd rq TLcnno f /, \I w1.vW 11 arrl tir Dv 1S135CCO2200 1S135CC01200 ALLISON,LARRY D AND ANDERSON,BELINDA L DEBORAH SZYDLOWSKI,DANIEL G,SZYDLOWSKI,ROBERT S 10420 SW MEADOW 13478 SW UTE ST TIGARD,OR 97223 TUALATIN,OR 97062 1S135CCO2400 1S135CC00800 BIEDERMAN,BRIAN E&BEVERLY] BOWSHER,BRADLEY C&KELLIE M 10480 SW MEADOW 31549 SW FIRDALE RD TIGARD,OR 97223 CORNELIUS,OR 97113 1S134DD01300 1S135CC03300 BOYCE,ANA L&RONALD BROOKER,FRED ESTATE OF P 0 BOX 23093 10060 SW TIGARD ST TIGARD,OR 97223 TIGARD,OR 97223 2S102BB00412 1 S 135CC00600 CALCAGNO,VICKI A CHANEY,CORALYN A 10900 SE CLAIR LN 11730 SW TIEDEMAN DAYTON,OR 97114 TIGARD,OR 97223 1 S135CC04700 1 S 135CD01008 CHAUDHARI,KIRAN S Coleman,Timothy 1 11892 NW TYLER CT Klassv-Coleman,Tina&Abere,Kenneth ) Jr& )ill A PORTLAND,OR 97229 805 S\V Broadway,8th Floor Portland,OR 97205 1S135CD01007 2S102BB00100 COLEMAN,TIMOTHY.]& CRESS,SCOTT&DANA B KLASSY-COLEMAN,TINA L 9966 SW KATHERINE ST 11638 SW 31ST CT TIGARD,OR 97223 PORTLAND,OR 97219 1 Sl 35CC00100 1 S 135CCO2100 DAY,CHRISTINA L&ROGER W EDWARDS,GERALD R LAUREL 10200 SW TIGARD ST 10390 SW MEADOW ST TIGARD,OR 97281 TIGARD,OR 97223 1 S134DD01100 2S102BB00201 FEDERAL NATIONAL MORTGAGE ASSN FLEMING,PASQUALINA TRUSTEE PO BOX 650043 10060 SW KATHERINE DALLAS,TX 75265 TIGARD,OR 97223 multiple: ISI35CB00400 to ISI35CB00500 2S102BB00501 GABRIEL INVESTMENT LLC GANDER,DAVID R&SHANNON R 10250 SW NORTH DAKOTA ST 22932 SW WASHINGTON ST TIGARD,OR 97223 SHERWOOD,OR 97140 1 S135CD09800 1 S 134DD01200 GERSTNER,ZACHARY S GUTIERREZ,JOEL PENA 607 N GARRY DR GODINEZ,ROSA PENA LIBERTY LAKE,WA 99019 11675 SW TIEDEMAN AVE TIGARD,OR 97223 1S135CC01100 1S135CD09700 HARLEY,NATALIE J HART,MATTHEW F 10395 SW MEADOW 9979 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CC01000 1S135CC00400 HOLLAND,SHARI&SCOTT HYDE,CARO]. FE 10425 SW MEADOWS ST MORGENTHALER,JENNA TIGARD,OR 97223 13475 SW 115TH AVE TIGARD,OR 97223 IS135CC00200 2S102BB00300 JACKSON,PAUL R KING,JEFFREY H&SUSAN E REV TR JACKSON,SIMONE DENISE PAUWELS 4712 SW FLOWER CT 10250 SW TIGARD ST PORTLAND,OR 97221 TIGARD,OR 97223 1S135CCO2800 1S135CCO2300 KLEIMAN,MARY T(OR) REVOCABLE T KOBLEGARDE,B RUPERT BY KLEIMAN,MARY T TR 310 MAYER BLDG 10175 SW KATHERINE ST 1130 SW MORRISON ST TIGARD,OR 97223 PORTLAND,OR 97205 1S135CC01900 1S135CD12700 KOCH,RYAN G KOSKI,STEVEN R 12524 SE EAGLE GLEN DR 20241 S CENTRAL POINT RD HAPPY VALLEY,OR 97086 OREGON CITY,OR 97045 multiple: 1S135CC03100 to ISI35CC04500 ISI34DD01400 KRASAUSK,PAUL,MACHARG,JOE JR MANNING,SHEILA&TOM TOTORICA,CAROL E 2 WALKING WOODS DR PO BOX 23638 LAKE OSWEGO,OR 97035 TIGARD,OR 97281 1S135CB00700 1S135CB00600 MCCALL OIL CHEMICAL CORPORATION MCCALL PROPERTIES LLC BY NED MCCALL BY NED MCCALL 5480 NW FRONT AVE 5480 NW FRONT AVE PORTLAND,OR 97210 PORTLAND,OR 97210 1S135CC01400 2S102BB00600 MCGUIRE,TRAVIS&KITRI METRO 10305 SW MEADOW ST ATTN OFFICE OF THE METRO ATTORNEY TIGARD,OR 97223 600 NE GRAND AVE PORTLAND,OR 97232 1S135CC04800 1S135CC04000 MORTON,BRIAN MPI SKIFF LLC 11642 SW TIEDEMAN AVE BY NED MCCALL TIGARD,OR 97223 5480 NW FRONT AVE PORTLAND,OR 97210 1 S 135CC01500 1 S 134DD01700 NELSON,BETTY JANE NOFZIGER,KENNETH RICHARD 10275 Six'MEADOW ST 11835 SW TIEDEMANN TIGARD,OR 97223 TIGARD,OR 97223 1S135CC01700 1S135CC00703 ODOHERTY,DENNIS AND OLLISON,RANDY L&CINDY A GIBBONS,GERERDENE 3439 SW SCHOLLS FERRY RD 10270 SW MEADOW PORTLAND,OR 97221 TIGARD,OR 97223 ISI35CB00800 IS135CCO2600 OREGON DEPT OF TRANSPORTATION PATRICK,PAUL C RIGHT OF WAY SECTION KATHLEEN A 355 CAPITOL STREET NE,RM 420 10235 SW KATHERINE ST SALEM,OR 97301 TIGARD,OR 97223 2S102BB00402 1 S 134DD01600 PENALOZA,OFELIA POPE,STEVEN R&ALICE E 10170 SW KATHERINE ST 2120 NW 135TH AVE TIGARD,OR 97223 PORTLAND,OR 97229 multiple: ISI35CC03700 to ISI35CC03900 ISI35CC00702 REAUME,JEFF&DEBORAH L RIFFEL,ALLEN W&SUSAN A 16508 SW TIMBERLAND DR 11742 SW TIEDEMAN AVE BEAVERTON,OR 97007 TIGARD,OR 97223 1 S 135CC00701 1 S 134DD00102 Riffel,Allen W&Susan A,Watanabe,Osamu&Suwako, SCHAEFER,DONALD M&MILYNN 0 011ison,Randy L&Cindy A PO BOX 23697 11742 SW Tiedeman Ave TIGARD,OR 97281 Tigard,OR 97223 1S135CC04200, ISI35CC04300 1S135CD01202 SCHLESINGER,STACEY SCOTT,GEORGE 0 REVOCABLE LIVING 4216 SW 4TH AVE BY SCOTT,GEORGE 0 TR PORTLAND,OR 97239 9885 SW SCOTT CT TIGARD,OR 97223 ISI35CD00900 1S135CCO2700 SHARON DEVELOPMENT CO LLC SLYTER,ROBIN S AND SUSAN D 5795 SW CRANBERRY CT 10205 SW KATHERINE ST BEAVERTON,OR 97007 TIGARD,OR 97223 1S135CC00500 1 S 135CD 12600 STOVER,LAWRENCE SUAREZ,DAVID 0 11700 SW TIEDEMAN AVE 11765 SW KOSKI DR TIGARD,OR 97223 TIGARD,OR 97223 1S135CC01800 1S135CCO2900, 1S135CC03000 SUDENGA,CHARLENE M SWOPES,BRET&LINDA 10300 SW MEADOW ST 13440 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97223 1 1S135CC04100 2S102BB00500 TABATABAIE,ALI R TOLLIVER,KENNETH RAY&ALICE E SCHLESINGER,STACY 10200 SW KATHERINE ST 4138 SW 4TH AVE TIGARD,OR 97223 PORTLAND,OR 97201 1S135CC03200 1S135CC04400 TRUJILLO,BERNARDINO&EVA C UEOKA,MILES B 10030 SW TIGARD ST 10134 SW ALYNE LN TIGARD,OR 97223 TIGARD,OR 97223 1S135CD15300 1S135CCO2000 UNION PACIFIC RAILROAD CO VALDEZ,STEVEN M& 1700 FARNHAM ST,10TH FL SOUTH KIMBERLY M OMAHA,NE 68102 10360 SW MEADOW ST TIGARD,OR 97223 1 S 134DD01500 1 S 135CC03500 VANDOORNINCK,WOLTER H VONAHLEFELD,PAUL D 8355 SW DAVIES RD 10130 SW TIGARD ST BEAVERTON,OR 97008 TIGARD,OR 97223 1S135CC01600 1S135CC00700 WAINWRIGHT,CHARLES W TRUST WATANABE,OSAMU AND SUWAKO WAINWRIGHT,TONI A TRUST 11770 SW TIEDEMAN AVE 6120 SW HUBER ST TIGARD,OR 97223 PORTLAND,OR 97219 1S135CC03600 1S135CC01300 WEBB,ROBERT LEE ZWERLING,ADAM J &DEBORAH A EDNA M 10325 SW MEADOW ST 10140 SW TIGARD TIGARD,OR 97223 TIGARD,OR 97223 1S135CC00900 1S135CCO2500 ZWINGLI,WALTER SCOTT ZWINGRAF,JOSEPH R&SUELLEN 11174 SW SUMMER LAKE DR 10265 SW KATHERINE ST TIGARD,OR 97223 TIGARD,OR 97223 The following labels list interested persons who requested to BARRY ALBERTSON be copied on notices re:development taking place in Tigard. 15445 SW 150TH AVE TIGARD,OR 97224 SUSAN BEILKE ELLEN BEILSTEIN 11755 SW 114TH PLACE 14630 SW 139TH AVE TIGARD,OR 97223 TIGARD,OR 97224 HEIDI BRENNEMAN GRETCHEN BUEHNER 11680 SW TIGARD DRIVE 13249 SW 136TH PLACE TIGARD,OR 97223 TIGARD,OR 97224 REX CAFFALL CITY OF TIGARD 13205 SW VILLAGE GLENN 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 DAYLE D.&EVELYN O.BEACH JOHN GOODHOUSE 11530 SW 72ND AVENUE 9345 SW MOUNTAIN VIEW LANE TIGARD,OR 97223 TIGARD,OR 97224 DON&DOROTHY ERDT VANESSA FOSTER 13760 SW 121ST AVENUE 13085 SW HOWARD DR TIGARD,OR 97223 TIGARD,OR 97223 MONA KNAPP BEVERLY FROUDE 9600 SW FREWING STREET 12200 SW BULL MOUNTAIN ROAD TIGARD,OR 97223 TIGARD,OR 97224 NAOMI GALLUCCI VICTOR DEFILIPPIS 11285 SW 78TH AVENUE 13892 SW BRAYDON CT TIGARD,OR 97223 TIGARD,OR 97224 KEVIN HOGAN HAROLD AND RUTH HOWLAND 14357 SW 133RD AVENUE 13145 SW BENISH TIGARD,OR 97224 TIGARD,OR 97223 PATRICIA KEERINS DAVID KIMMEL 12195 SW 121ST AVE 1335 SW 66TH SUITE 201 TIGARD,OR 97223 PORTLAND,OR 97225 ALEXANDER CRAGHEAD GENE MILDREN 12205 SW HALL BOULEVARD MILDREN DESIGN GROUP TIGARD,OR 97223-6210 7650 SW BEVELAND ST,STE 120 TIGARD,OR 97223 NATHAN AND ANN MURDOCK PATTY NEWTH 7415 SW SPRUCE STREET 12180 SW MERESTONE COURT TIGARD,OR 97223 TIGARD,OR 97223 TODD HARDING&BLAKE HERING JR, GLENNA THOMPSON NORRIS BEGGS&SIMPSON 13676 SW HALL BLVD UNIT 2 121 SW MORRISON,SUITE 200 TIGARD,OR 97223 PORTLAND,OR 97204 SUE RORMAN LISA HAMILTON CPO 4B VICE CHAIR 11250 SW 82ND AVE 13565 SW BEEF BEND ROAD TIGARD,OR 97223 TIGARD,OR 97224 JULIE RUSSELL CHAIR CPO 4B CHAIR JULIE RUSSELL,CPO 4B CHAIR 16200 SW PACIFIC HWY SUITE H BOX 242 12662 SW TERRAVIEW DRIVE TIGARD,OR 97224 TIGARD,OR 97224 BRAD SPRING CHARLIE AND LARIE STALZER 7555 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD,OR 97223 TIGARD,OR 97224 ROSS SUNDBERG NEAL BROWN.GRI 16382 SW 104TH AVE MEADOWS INC REALTORS TIGARD,OR 97224 12655 SW NORTH DAKOTA STREET TIGARD,OR 97223 DAVID WALSH BRIAN WEGENER 10236 SW STUART COURT 9830 SW KIMBERLY DRIVE TIGARD,OR 97223 TIGARD,OR 97224 CAROL RENAUD-WACO CPO NEWSLE I I ER COORD. JIM LONG,CHAIR,CPO 4M OSU EXT.SVC-CITIZEN INVOLVEMENT FACULTY 10730 SW 72ND AVE 155 NORTH 1ST AVENUE SUITE 200 MS48 PORTLAND,OR 97223 HILLSBORO,OR 97124 Exhibit " C " 1 ',j Clean\'Mitcr Sct,ices niq CWS FiN Number Sensitive Area Pre-Screening 15-000898 Site Assessment Jurisdiction: I't (.A c-t- • Property Information: (example 1s234A801400) Owner Information: Taxlot ID(s): l S t35 CCG Name. 3''oo, 3 $oO ) 3 7p0 Company Address. Site Address 101 So 5 0 -rt r.AA0 s r Phone/Fax: Nearest Cross Street: S'- 2 Z t I: C E N1 e4 AJ AVE E-mail. Development Activity: Check all that apply r Applicant Information; Addition to Single Family Residence (rooms,deck,garage) ❑ Name: MA R. . v1•A)f Lot Line Adjustment 0 Minor Land Partition ❑ Company: r tr4 tz.w- (7ft IV Cr .).rs•rr ea .47 0-- Residential Condominium 0 Commercial Condominium 0 Address: t 21-L.S sr.- G L e-,+r i lar-¢-' S Residential Subdivision a' Commercial Subdivision [ pe, R'c c-ra -p r o R 4-1-'1....-L. S Single Lot Commercial 0 Multi Lot Commercial 0 phone/Fax S.3-3?Z- }t L / Other E-mail NIA-etc..,P..•-•62" eLAN 14(A G- sO(. A^A•L Will the project involve any offsite work: YES❑ NO ' Unknown 0 Location and description of off-site work: Additional comments or information that may be needed to understand your project: This application does NOT replace the need for 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 andror Department of the Army COE. All required permits and approvals must be obtained and completed under appllcebie local.state,and federal law. By signing this form.the Owner or Owner's authoiied agent or representative acknowledges enc agrees that employees of Clean Water Services rave aucnorcy to ente,the project site at all reasonade bones for the purpose o':nspectvlg proled site conditions a^0 gather ng infornat on re.aleC to the projeC site I certify ma:I am familiar with the info:mation contained.n the doce.ment and to the best of my knowledge and belief,ti's infonoat.on.5 true,compete.and accurate Print/Type Name C.--ii- (z't 5 CS c 41M R.N Pnnlfl ype 7 itle_ Q LA N n1 a,'L. Signature: Date: t'lj0l5 41/B1.10'-- .01111111."OR DISTRICT USE ONLY ❑ 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 cn adjacent properties,a Natural Resources Assessment Report may also be required ❑ 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 she. 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 documentwil(serve as your Service Provider letter es 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 taw ® 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 wilt 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. ❑ This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. ❑ 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 PROVIDER LETTER IS REQUIRED Reviewed 8y:C 444 .-- - --- Date: 4/3/15 2550 SW Hdisboro Highway•Hillsboro,Oregon 67123 Phone (503)661-5100•Fax: (503)681-4138•www ctrainwoc:Icrviers.gg e•w.'.4w a.2007 Exhibit " D " CITY OF TIGARD PRE-APPLICATION •111111 . CONFERENC h. NOTES (Pre-=application Meeting Notes are Valid for Six (6) Months) T I GARD Meeting Date: March 3.2015 Staff Present: CAC/ GB RESIDENTIAL APPLICANT: Mark Dane AGENT: Phone: 503-332-7167 Phone: PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 10150& 10180 SW Tigard St. TAX MAP(S)/LOT#(S): 1S135CC03700,38011 and 3900 NECESSARY APPLICATIONS: Subdivision (SUB) PROPOSAL DESCRIPTION: 12 lot subdivision COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: R-4.5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 510) MINIMUM LOT SIZE: 7,500 sq. ft. Average Min. lot width: 50 ft. Max. building height: 30 ft. MAXIMUM SITE COVERAGE:_%. Minimum landscaped or natural vegetation area:_°o. Setbacks: Front: 20 ft. Side: 5 ft. Rear: 15 ft. Street side: 15 ft. Garage: 20 ft. ® NEIGHBORHOOD AIEETING (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 8 - Itc%idcndal \ppltcatn+n-Planning I)lvn,.n Such in ® NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SH.\IJ. SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ® IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) 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 xxith the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ® ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1/parcel Minimum access width: 15 ft. Minimum pavement width: 10 ft I I WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all .ITT.\CI IFD I LOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE Viii IICULAR PARKING .\REA, COMMON OPEN SPACE AND RECREATION FACILITIES. • RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715) —See example below. "Hie NET RI SIDI:N17.\I_ 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 total site area: .111 sensitive lands areas including: Land within the 1(►(►-rear floodplain; • Slopes exceeding 25"0; • 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"0 of gross acres for public facilities;or Multi-family allocate 15"0 of gross acres for public facilities; or • If available, the actual public facility square footage can be used for deduction. All land proposed for private Streets SEE NOTES FOR ESTIMATED DENSITY CALCULATIONS. EXAMPLE OF RESIDI NIT_\l. DENSITY CALCUI.ATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single-family 1\fuln-I:amil' 43,560 sq. ft of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20"o) for public right-of-way 6,534 sq. ft. (15°o) for public right-of-way Ni 11 34,848 square feet NET: 37,1126 square feet — 3,050 (minimum lot area) - _3,(150 (minimum lot area) 11.4 Units Per .\cre (maximum) = 12.1 Units Per Acre (maximum) (a 11 l)I= FR; \RI) I'rc-.\ppltcart4 (.1"1tercrtce\t�tcs Page?Id(+ It v.l.nn.d \I hhurnm I'Luunn,I tni,n.n',in..n • The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMITTED. • Minimum Project Density is 80% of the maximum allowed density. TO DETERMINE, MULTIPLY THE MAXIMUM BY .8. SPECIAL SETBACKS (Refer to Code Section 18.730) 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. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures' setback requirements.) I I FLAG LOT BUILDING HEIGHT 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 18.730.010.0 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 ESTIMATE,D REQUIRED BUFFERS applicable to your proposal area is: Buffer level along north boundary. Buffer Level along east boundary. Buffer Level along south boundary. Buffer Level along west boundary. SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ® STREET TREES & PARKING LOT TREES (Refer to Code Chapters 18.745 and 18.765) STREET TREES SHALL BE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE IlI), DOWNTOWN DESIGN REVIEW (TYPE II & III), MINOR LAND PARTITION (TYPE II), PLANNED DEVELOPMENT (TYPE III), SITE DEVELOPMENT REVIEW (TYPE II), AND SUBDIVISION (TYPE II & III). The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet (if the number is a fraction, round to the nearest whole number). The trees shall be placed within the public right-of-way whenever possible but no more than six (6) feet from the right-of-way boundary. Street trees shall be planted according to Section 2 of the Urban Forestry Manual and adequate soil volumes shall be provided in accordance with Section 12 of the Urban Forestry Manual. Existing trees may be used to meet the street standards. Further information on regulations affecting street trees may be obtained from the Planning Division. PARKING LOT TREES ARE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), PLANNED DEVELOPMENT (TYPE III),AND SITE DEVELOPMENT REVIEW (TYPE II). All parking areas,including parking spaces and aisles, shall be required to achieve at least 30°0 tree canopy cover at maturity directly above the CITY OF Ti GA RD Pre-Application Conference Notes Page 3 of 8 KcsJcnnal \rocam m Planning l)icisi,in Son on parking area in accordance with Section 13 of the Urban Forestry Manual. (1 RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANC:I11ST: HAULER FOR REVIE\V AND APPROVAL OF SITU SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at II 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. Fl PARKING (Refer to Code Chapters 18.765 & 18.705) ALL P.\RKING _\RE.\S AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Multiple fannily 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°o of the total required parking. NO MORE TI IAN 50 OF REQUIRED SPACES MAY BE DESIGN.\TED A.ND/OR DIMENSIONED .\S 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 N 16 feet,6 inches. I landicapped 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 (AD.\). .\ 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 18.765) BICYCLE RACKS are required FOR MULII-FA;\IILY, COMMERCIAL .AND INDUS'1RI.AI. DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS \X'ITHIN TI IE 100-YEAR FLOODPI.AIN, NATURA1. DRAINAGE\V.\YS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLI: 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. RI.SIDENII.\1. D1 \'I•.LOPMFNI' IS PROHIBITED WITHIN LiOODPLAINS, SOME RF:SIDI N-1'1AI. R1_:I._\1'1•:D DE\'I MOMENT IS EXEMPT. I I STEEP SLOPES (Refer to Code Section 18.775.070.C) \\'hen S1.1.I:.P SI.(PES 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 18.775.080.0. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.1181 I.C. (:l ly OI'•I IG.\RI) I're \ppItcanro(.rn I rcncc Notes Page 4 of ti ': IA-r.lnn.d \pri,trP I'tuvumL I h.no 11 . n..n I 1 • CLEANWATER SERVICES (CWS) Service Provider Letter PRIOR TO SUBMIYT.\L 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 C\VS Service Provider Letter is not required. n SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively,a Sign Code Exception application may be filed for Director's review. ® URBAN FORESTRY PLAN (Refer to Code Section 18.790.030.0 and the "Tree Canopy Requirements" Brochure) AN URBAN FORESTRY PIAN IS REQUIRED FOR THE FOLLWING TYPES OF DEVELOPMENT: Conditional Use (Type III);Downtown Design Review (Type II and III);Minor Land Partition (Type II); Planned Development (Type III); Sensitive Lands Review (Type II and III); Site Development Review (Type II); and Subdivision (Type II and III). The plan needs to be prepared by an ISA certified arborist or landscaped architect. Percentage of mature canopy cover required: 40°b for the overall development site and l5"0 for any lot or tract (ReliT to_-l ppendi v 2-6 in Urban lion Fore's/n'Manual for a list o f trees with iiia/nre canopy corer areas) An urban forestry plan shall: - Be coordinated and approved by a landscape architect (the project landscape architect) or a person possessing dual certifications as a certified arborist and certified tree risk assessor (the project arborist); - Meet the tree preservation and removal site plan standards in Section 10, part I of the Urban Forestry Manual; - Meet the tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual: and - Meet the supplemental report standards in Section 10,part 3 of the Urban Forestry Manual. TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall provide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban Forestry Manual. 18.790.040-Discretionary Urban Forestry Plan Review Option In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover required by Section 10, part 3 of the Urban Forestry Manual will be provided, an applicant may apply for a discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban forestry plan, any tree preservation or tree planting requirements established as part of another land use review approval, or any tree preservation or tree planting requirements required by another chapter in this title. N PRESERVATION OF EXISTING TREES (Refer to Code Section 18.790.050.C.) To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or more of the following flexible standards as part of the land use review approval. Use of the flexible standards shall be requested by the project arborist or landscape architect as part of the land use review process. The flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of the site. Appropriate species of trees in good condition and suitable for preservation receive a 200 percent credit based on their existing canopy area. Refer to Section 11- Part 3 of the Urban Forestry Manual for submittal requirements. ® CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETI\C'I :N THREE (3) AND CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 Rc.idcrtual \rphcad,„, Planning DIN a Scan a FIGI IT (8) H A- IN I Il'.IGI IT 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 the site plan, and identify any obstructions in these areas. ® FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET r PLAN shall: i 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 21)1) feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. \Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ® ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) 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 casement. The DEPTH O1: .11.1. LOTS SHALL NOT EXCEED 21 T'l\Ila TI II:. AVERAGE \\'I1YI 1 I, unless the parcel is less than 1' 2 times the minimum lot size of the applicable zoning district. ® BLOCKS (Refer to Code Section 18.810.040) The perimeter of BLOCKS FORMED BY STRIA I'S SI I.\1.I. NOT EXCI:I.I) 2,00(1 I:1:11.1.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. \Vhen block lengths greater than 3.31) feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS n 18.330(Conditional Use) n18.620(Tigard Triangle Design Standards) 18.760(Nonconforming Situations) n 18.340(Directors Interpretation) n 18.630(Washington Square Regional Center) 1A18.765(Off-Street Parking/Loading Requirements) n 18.350(Planned Development) n 18.640(Durham Quarry Design Standards) n 18.775(Sensitive Lands Review) n 18.360(Site Development Review) ® 18.705(Access/Egress/Circulation) n 18.780(Signs) n 18.370(Variances/Adjustments) n 18.710(Accessory Residential Units) n 18.785(Temporary Use Permits) n 18.380(Zoning Map/Text Amendments) ® 18.715(Density Computations) Vi 18.790(Urban Forestry Plan) n 18.385(Miscellaneous Permits) n 18.720(Design Compatibility Standards) 1A18.795(Visual Clearance Areas) ® 18.390(Decision Making Procedures/Impact Study) 1 I 18.725(Environmental Performance Standards) n 18.798(Wireless Communication Facilities) n 18.410(Lot Line Adjustments) 1 1 18.730(Exceptions To Development Standards) 1Xj 18.810(Street&Utility Improvement Standards) n 18.420(Land Partitions) n 18.740(Historic Overlay) ® 18.430(Subdivisions) n 18.742(Home Occupation Permits) • 18.510(Residential Zoning Districts) [J 18.745(Landscaping&Screening Standards) n 18.520(Commercial Zoning Districts) I 1 18.750(Manufactured/Mobil Home Regulations) n 18.530(Industrial Zoning Districts) n 18.755(Mixed Solid Waste/Recycling Storage) Ot.TIG. Pre-Application(:ontcrenre Notes I.rge 6 of ti C..,Inual \I+hln_un 0 I'I.uvugc I h ,.I..n�. in ni • ADDITIONAL CONCERNS OR COMMENTS: Provide a narrative that states facts to show how the criteria are met. Referring to the plan does not meet the criterion. Narratives that do not provide facts are considered incomplete and will prolong the review process. Three copies of all materials are required for the original submittal. The initial completeness review can be up to 30 days. Additional completeness reviews may be necessary. Once an application is deemed complete, then the application review will begin. Street connectivity is required and must be addressed (future streets, street alignment and connections, and blocks in 18.810). Required dedication, street standards, and access requirements are outlined further in the Engineering Notes with this packet. An urban forestry plan and report are required for subdivisions per 18.790. Specific requirements for the plan and report are found in Section 10 of the Urban Forestry Manual (http://w w.tigard- or.gov/community/trees/docs/urban forestry manual). PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. [] Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS • All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The cashier closes at 4:30 PM. • The application must include the completed Land Use Permit Application Checklist. • Maps submitted with an application shall be folded in advance to 81/2" x 11". One, 81/2" x 11" map of a proposed project shall also be submitted for attachment to the staff 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 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. A basic flow chart which illustrates the review process is available from the Planning Division upon request. • This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS • Plans for building and other related permits will not be accepted for review until a land use approval has been issued and the Public Facility Improvement permit has been submitted. • Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. CITY()F TIG_ARD Pre-application Conference Notes Page 7 of 8 Rc.idcnnal 1pphcat m I'Luanne I i.,ai Svcrn'n • These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would Prevent the structure from being constructed, as Proposed. 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). PREP.-\RI:D BY: Cheryl Caines CITY OF 11G.\RD PLANNING DIVISION - STAFF PERSON I IOLDING PRE-APP. MEETING PHONE: 503-718-2437 I=.\1.\I1.: cherylc ajtigard-or.goy II (all (11•.11G.\RD Pre-.\ppiication(:>nitercncc\>>tcs Pac ti,>1 s C„iJ.nn.J \hi•L:.n .n 11.mnu: 1'1,1.1 1 .n PRE-APPLICATION CONFERENCE NOTES DEVELOPMENT ENGINEERING till►d Tigard,Oregon Community(Development Shaping.t'Better Community Reaume Sub PUBLIC FACILITIES Tax Maids]: 1S135CC Tax Lot[sl: 3700,3800,and 900 Use Type: Subdivision These notes have been prepared based on the information submitted by the applicant showing a 14-lot single-family subdivision 10180, 10150 SW Tigard St. Access would be by a public street connecting to Tigard St, with a cul-de-sac on the west end. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Tigard St an additional 7 feet ® Internal public streets to 54 feet total ROW width (parking on both sides) or 50 feet with parking on one side Street improvements: (Subject to rough proportionality) ® Partial street improvements and/or future street improvement agreements (where allowed) will be necessary along SW Tigard St., a neighborhood route, including: ® 36 feet of pavement from face of curb to face of curb ® concrete curb ® 5-foot planter exclusive of curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Development Engineering • street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Pavement tapers to meet standards Z. Full street improvements will be necessary along internal public streets: ® 32 feet of pavement (with parking on both sides; 28 feet with parking on one side) ® concrete curb (1 5-foot planter exclusive of curb F. storm sewers and other underground utilities NI 5-foot concrete sidewalk Z street trees Z street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Pavement tapers as needed; fire district-approved turnarounds at ends The trip generation of a 14-lot subdivision is anticipated to be below the threshold for requiring a traffic study. Show a rough traffic circulation plan of how the proposed stub to the south could provide a connection. 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. This does not appear to be applicable in this case 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.) This does not appear to be applicable in this case (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, in rare cases and 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. Approximately 350 ft x$35 = $12,250 Submit accurate frontage lenghts CITY OF TIGARD Pre-Application Conference Motes Page 2 of 5 Development Engineering Sanitary Sewers: Sewer appears to be available from adjacent streets. Water Supply: The City of Tigard provides public water service in this area. Coordinate with the Public Works Department for information regarding adequate water supply for the proposed development. 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. Provide a plan that shows how the storm drainage system for the site connects to the public system. Storm drainage plan and calculations shall be submitted with the application for it to be considered complete. The applicant will need to meet Clean Water Services requirements for storm water detention for this site. Storm water detention facilities must be reviewed and approved by the city. Storm water detention calculations shall be submitted to the Development Engineer for review and approval. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from 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: X 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 Chapter 4 Clean Water Services Design and Construction Standards (Runoff Treatment and Control). CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 DevelopmentInginsertng Other Comments: Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. After completion of the construction of these facilities, the applicant shall enter into an agreement with the city on city-furnished forms for long-term maintenance of the facilities. This agreement will be recorded and city staff will be periodically inspecting the facilities for compliance with the terms of the agreement. TRANSPORTATION DEVELOPMENT TM In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) which was replaced in 2008 by a Transportation Development Tax (TDT) that became effective 7/1/09. The TDT program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the 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 building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the 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 Panning/Engineering counter in the Permit Center at City Hall, For more extensive work such as street widening 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: If an PH Permit is required,the applicant must obtain that ermit prior to release of any permits from the Building Division. A PFI 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Development Engineering 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 ail work necessary for building construction, including sub-trades (excludes grading, etc.). This permit cannot 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: Greg Berry 3/3/15 DEVELOPMENT ENGINEER DATE Phone: 15031718-2460 Fax: [5031718-2748 Revised: March 2012 I:\ENG\Development Engineering\Tigard St\Preapp Resume 2-23-15.docx CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Development Engineering City of Tigard ■ 4 COMMUNITY DEVELOPMENT DEPARTMENT Pre-Application ConferenceRequest PROJECT DESCRIPTION REQUIRED SUBMITTAL Project name/title: ISO / i a\5 at&A‘Z.0 S v ELEMENTS Please write a brief description of proposed project: (Note: applications will not be accepted 1 Ll-Lo T S 3 ti S t (2:'-; t E R L S j without the required submittal elements) p - r3 Lt c: S r tetc i rc•w k" t- 6 COPIES OF EACH OF THE FOLLOWING: ❑ Brief description of the proposal and any site-specific questions/issues that you would like to have staff research PROPERTY INFORMATION prior to the meeting. El Site Plan.The site plan must show the Property address/location(s): t a\g C ( tat 5-0 S w proposed lots and/or building layouts T i G ;u (a 5 T drawn to scale. Also,show the location of the subject property in relation to the nearest streets;and the Tax map and tax lot #(s): t S 135 C t- 3'fait f > 'C 4' , `i c u locations of driveways on the subject t l property and across the street. Zoning ❑ Vicinity Map. PROPERTY OWNER/HOLDER-INFORMATION El The Propsed Uses. Name(s): y EE -""'E f 0 e g it-c+ 12-x 11-t, 0 Topographic Information. Include Contour Lines if Possible. Address: /de et,./i- f �L'� TUUAAi O Phone: ❑ Filing Fee. ' City/state: .' t < ter) Zip: APPLICANT INFORMATION ()R ttsF, oNTA; Name: f.‘'�0.4-12..t•,` Case No.: , ( „'� Address: I _ - ) 2.S 5 w G t C./�1 ique4./Phone: So 3-3 Z-)4-61- Related Case No.;s;t: City/state: Pc' L AN S 2.2- 5 p' Application fee: Contact person: FAPr -\c- oAiv- C application accepted: Phone: `3 331--11-1.7- Email: e.404 Pcfk,J>yt ;t;M"ltt.-Ca't^ " ;� iLS•.nr�ht�b!�ry ptrt.rrJ;,y '� . By; Date: "`I Pre-application Conference Information ��t r, c 3 Date of pre-app: - / All of the information identified on this form is required and must be ,Time of rc-a a a submitted to the Planning Division a minimum of ten(10) days prior p PP to officially scheduling a pre-application conference. Pre-application Planner assigned to pre-app: conferences are one (1) hour long and are typically held between the \CURPLN\Masters'\LandUse Apptcatars Rev011061201.5 hours of 9-11 a.m.on either Tuesday or Thursday mornings. Pre-application conferences must be scheduled in person at the Community Development counter from 8-4:30 p.m. Monday-Thursday. If more than four(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 • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • \.rww.tgard-or.gov • 503-718-2421 • Page 1 of 1 4 t ' q F i �a` mak- .o $ A y • f i s ,.., s. ry.; 1 , 'h. J • ,« , 1 eat _ .,. .... °. .,. E ej i I , 14'1(J° =.. > �,, fs ,. f TDT Estimate PRE2015-00012 2/19/2015 Reaume Subdivision TDT RATES EFFECTIVE 1011/14 Former Use Use# ITE Code # Units Rate TDT Amount Description 1 210 1.00 $8,036 $8,036 1 SFR, 2 $0 3 $0 4 $0 Total TDT Former Use $8,036 Proposed Use Use# ITE Code # Units Rate TDT Amount Description 1 210 14.00 $8,036 $112,504 14 SFRs 2 $0 3 $0 4 $0 Total TDTProposed Use $112,504 Less: Total TDT Former Use $8,036 TDT increase(Decrease) $104,468 Recovery Rate for Proposed Use 32.1% Estimated Total Impact $325,445 Estimated Unmitigated Impact $220,977 PARKS Estimate Former Use Use# ITE Code # Units Rate TDT Amount Description 1 210 1.00 $6,451.33 $6,451.33 1 SFR, 2 $0.00 3 $0.00 4 $0.00 Total Parks Former Use $6,451.33 Proposed Use Use# ITE Code #Units Rate TDT Amount Description 1 210 14.00 $6,451.34 $90,318.76 14 SFRs 2 $0.00 3 $0.00 4 $0.00 TotalParks Proposed Use $90,318.76 Less: Total Parks Former Use $6,451.33 Parks Increase (Decrease) $83,867.43 Exhibit " E " LEGEND:ifP Some Symbols shown may not be used on map /6\\\_.DITCH INLET \ NO.t,A 0t' • G DECIDCOUS TREE PoM 162.(9) PS'<3 ,101 •?, I.E OUi S 161.29 R ,..,,,V9...,,§5'EVERGREEN TREE \ \,. ® STORM SEWER MANHOLE Q /C5 \� clJS P ® SANITARY SEWER CLEANOUT �\ B CATCH BASIN \ -0 ( SANITARY SEWER MANHOLE P \ wv I�WATER VALVE C.B. / // 21k . 2 WATER METERRIM 161.719 W LE IN(N)OUT(5)159.61 "FIRE HYDRANT / `+ TEL LOX • BOLLARD �� /./367 Ca GAS VALVE WMA I/ /I/ VAULT IC BM GAS METER i, / • VAULT -.-SIGN O MAILBOX / /201=/ .O M,UTILITY POLE SAN.M.H. RIM 162.30 �' j LIGHT POLE 1.E W(NE)OUT(5)151.85 // I ELECTPoC METER LADDER ON W.SIDE • \ UTILITY AND LIGHT POLE ,„,/.....4. HOUSE \ -3 GUY WIRE ` 7m----.---, TRAFFIC SIGNAL POLE /,� ,DS p\g ® ELECTRICAL POWER PEDESTAL C.B. • 4!`M SHED /11640 1 /11642 /10250 #10200 IA PoM 161.02 / wt\ QQ' o © COMMUNICATIONS PEDESTAL I.E IN(N)OUT(S)156.62 14T` 163 \ Q COMMUNICATIONS MANHOLE L♦ T.L II LL 4600 T.L 200 T.L 100 OVERHEAD UNE FLOW.INE 9 WOOD PLANTER '\ j • WATER /61.4 5 ':ORNTAE TEL JBOX XG— cos UNE , ,� �A i6'F���' XE— ELECTRICAL UNE , .� 4 r w S 895700"E 366.72' r. s .� COMMUNICATIONS UNE /'� // !' ILL 500 ����� , ��������� » re SANITARY SEVER UNE / 24"CE b• ID \ Q 1� Q may. � `�O ` ` , STORM DRAIN UNE / `. 'b 4, s F o �� �- O 2, XV/- WATER UNE / ♦ Y O 4IPQ "� ❑ FENCEUNE . " !_ Q TREES TO'4:2 COVED / /� /�•, HOUSE #11700 1 QJTREE 0 BE R¢OVEN y;� \ ` \` 1A� \ ® ELECTRIC RISER *� / • \\ ® UTILITY RISER / r• TREES TO BE'a ,�:,• ,h r'" Q ® WATER MANHOLE iA g /� Q O ' Q WM* % �. J �O /. � O 1 t / • \ d ' NK V40^ 'P a Ja c © Lro;TRa S TO B I + ANCHOR >�' e P ti �. i _ Sa(ak ^M A. /� 10'.161' 16.,...„.„_02_\,. 4 4 `O \ i;i O Q Q •I� /j�B�\ D. GREENHOUSE {o Illovi f Q D• . ! ill BRICK ': /se TREES'Of REM014D moo, \ 0 �•HOUSE PATIO ," -�, v. / 110180 E,. o �\ 16 r F.F.162.22 Q 13' Q Q 1 .:5;107% el. TEL JBOX ft,20,. 'p19 /�' , /11730 SHED \GREENHOUSE . \ / •LIS SAN PLAYHOUSE `'� TO BE DEMI 5 m—•- , 44 �`.\TREES T E•��0�., • w • SAN.M.H. L — �' CO, 6'WOOD FENCE r ,F O ARPORT I ED �t BE HOUSE `'L ,11��`• `` RBA 159.06 /• �4 0. \'V k 4'WIRE FENCE Q al, ETr 1 I T� �� \ I.E.IN(N)150.86 /!%y� \ a�.'Va r 3 .a/ M:�'��Tf1?�•1 1611 iYt til'-_ - �tt�� , o o 'k' ,:_t• I GARAGE 1 It \ \g9 •y = ro I TO BE DEMOLISHED / l^► 1.L 701 ———— m q T.L 702 > 000000 L— ti •`� „ TREES TO BE EM04ID- \ -- �� A.C. TV-ACT'A' PARCEL 1 Lg.- ‹..) ' _ ALL TREES UNKNOWT! .•—••:'-'\,... fE .( 111742 8 ti •h a .\°' ti o , T.L 3900 \\� \ • ARBORVIE ' QQQQQQ �1CULT At, \\ I57 •MLP 89-12 a ..15E48/ c, -, Q� s .TO BE REMO � Q \\\ ‘ts // � rJ O • O Q 0 #10150 D�AII SHED /69 ,1 HOUSE PARCEL 3 PARCEL 2 162 LE 156.12 111770 111764 tee. P \ \ / , // /6j 'sa Q `\\� .,<, '� T.L 700 T.L 703 T.L 3800 T.L 3700s� �. 1 . LL. . 1 1 1 . . . . . . 1 11 1E' .r k i, tea*. N 89'49'54'W 520.83' ANCHOR POLE Gy<" A• 111820 T.L 6005'ARBORVITAE TEL JBOX � \' •� \ GRAPHIC SCALE IHEDGE * 30 0 15 30 60 120 I T.L 3600 110140 (IN FEET) 1 INCH.• 30 FEF/ <N____ T.L 3500 3111 REVISION BY APPROVED DATE DRAWN MSD 44/14 SUBTITLE JOB No.: JOB CHECKED MSD 4/14/14 10150 & 10180 SW TIGARD STREET MM.NO.: DWG E[iGR. MARK DANE PLANNING INC. „T,E : 12725 SW GLENHAVEN STREET, PORTLAND OR 97225 EMAIL: markdaneplanning®gmcil.comEXISTING CONDITIONS slam SCALE CHECKED PHONE: (503) 332-7167 • A 14 LOT SUBDIVISION TAX LOTS 3700, 3800, + 900 TM 1 S 135CC 1 OF 4 PLOTDATE CADFILE iig LEGEND: / as Some Symbols shown may not be used on map / DITCH INLET 4, 9• RIM 162.99 Sp2\\k'1'`g\\'0',904 DECIDUOUS TREE / I.E.OUT(5)161.29 K 0.,,AN CP EVERGREEN TREE // \�+ ()1 \�' STORM SEWER MANHOLE / 1W SANITARY SEWER CLEANOUT / CATCH BASIN / / / ® SANITARY SEWER MANHOLE / D4 WATER VALVE C.B. RIM 161.71 / !+ 12 WATER METER LE IN(N)OUT(S)159.61 IC FIRE HYDRANT / O • BOLLARD / av / / D4 GAS VALVE m GAS METER ///0 --•—SIGN / O' O MAILBOX .0 SAN.M.N. fO,UTUTY POLERIM 16230ift In UGHT POLE I.E.N(NE)OUT(s)1511.055 LADDER CN W.SIDE S. ® ELECTRIC METER USUTY AND UGHT POLE a+ -9 GUY WIRE / TRAFFIC SIGNAL POLE / // Ca,0\W OTJ ELECTRICAL POWER PEDESTAL CB. i 00M #11640 QQ• '' #11642 #10250 #10200 RIM 16102 CO COMMUNICATIONS PEDESTAL I.E.IN(N)OUT(S)15862 / 8 COMMUNICATIONS MANHOLE j T.L 400 T.L.4800 T.L.200 T.L.100 \ OVERHEAD UNE /- >-20' —XG— GAS UNE / PUBLIC SDE & SSE —XE— ELECTRICAL UNE •' ��� S 69'57'U0'E 366.72' \9.5 COMMUNICATIONS UNE / t T.L 500 • SANITARY SEWER UNE / _ _ _ _i r_ _ 7 r _ _ 7 n _ _ , STORM DRAIN UNE , ,,, -XW- WATER UNE .r. / r LOT 5 LOT 8 ❑ FENCEUNE ., /� �"" LOT 4 6,0426 SAF I I $0047 SF I I 9,208 SFS ® ELECTRIC RISER A / / #11700 I 8,233 SF 6,651 SF I I \Ai ® UTILITY RISER q / I I I ® WATER MANHOLE _•, �p j *CO L.-- 1 _J \ I I _ �-" / \\ / T.L 600 \20,p���'SD \ I I / / / \ i4 / i ; o0M 1----- - &5_,Z - \� I LOT 9 GI LOT 1 7,000 SF i I / 7,715 SF LOT 2 7,000 SF LOT 3 6,444 SF i #1173012 ,-, F-------4. --1r.:(-- \ LOT 4 8,233 SF • / SAN LCT 3 RIM 159.06 M. . �`• /'/ 6,651 SF Coo M 6,444 SF I eco •'+ LOT 56426 Sf LE IN(N)150.86o, --- ' L— � \ LOT 6 TL 702 I LOT 7 8,047 SF TL 7D, � � — - � � \ � � LOT 8 RACT'A' PARCEL 1 S 9,ZO8 SF #11742 z I _ _._��- . LOT 2 LOT 13 I I\ LOT 9 7,715 SF /// MLP e9-,2 : SFH LOT 33�- � _ \ � \ V LOT 1'S \ LOT 12 9,424 SF — \ LOT ThS1 \ \ 83 \?02 IPAR3 Pz 9,424 LOT 14 7,202 SF / #,,,,o #11764 LOT 14 I \ \ \ c 7,000 SF 7,202 SF I — \ \ — — \// T.L 703 I --T.L I.L...)/00— T.L 700 L— — I I — — _J lll___ N 89'49'54'W 520.83' #11820 T.L 800 GRAPHIC SCALE T#1 3600 \ 1,2 30 0 15 30 60 120 I I #,0140 (INFEST) \ 1 INCH m 30 FEST' T.L 3500 I SUBYTI'LE JOB NO.: JOB STE REVISION BY APPROVED DATE DRANK BY MSD ,4 4/14 MARK DANE PLANNING INC. T�TE 10150 & 10180 SW TIGARD STREET DNC.NO.. SCALE CNECEID MSD 4/14/14 Sr.,.. E�7t DWG GR. PRELIMINARY PLAT 12725 SW GLENHAVEN STREET, PORTLAND OR 97225 EMAIL: markdaneplanning©gmail.com BB6Ef: �G�'D PHONE: (503) 332-7167 A 14 LOT SUBDIVISION TAX LOTS 3700, 3800, + 900 TM 1 S 135CC 2 OF 4 PLOTDATE CADFILE 91111 .. . LEGEND: Same Symbols shown may not be used on map / / DITCH INLET q G DECIDUOUS TREE / RIM 162.99 �..\L'' '`' p 4 EVERGREEN TREE / I.E.OUT(S)161.29 0'��\\a\`'...,,..q1),• 0\II' •' ` ' ® STORM SEWER MANHOLE /' \•\� ® SANITARY SEWER CLEANOUT / PROP.ROW g iv, 0 CATCH BASIN / /// 5-R RIGHT OF WAY 1 ® SANITARY SEWER MANHOLE / w / DQ WATER VALVE C.B. / / ® WATER METER RIM 161.71 � < 3..' 3•PLANER s'PLANTER s.D' LE M(N)OUT(9)159.61 / // - Z ONE I ALx SRRP 3,-FTI PAVEMENT smw sDEwAuc 1'FRONTAGE FIRE HYDRANT / //� _ t'FRONTAGE 0.3' 0.3' ZONE • BOLLARD / // CURS CURB • / 2.0x I „,,,, t20i 2.OS 2_Ofi D4 GAS VALVE // /// II GAS METER /// , w -•' �_SICN / NEW 1.00 PFA i10 NEW CURB PER 700 4,` �iA OETAh RO]a0 DETNL 80700 C7 MAILBOX �r / \ �:'\ INSTALL STANDARD SIDEWALK SW 'A' DRIVE - TYPICAL SECTION ` PER STD NTH 3. RD720 SCORE D DETAIL x3. 720 PATTERN n UTILITY POLE SAN.M.H. SCALE:r RIM 162.30illP C UGHT POLE I.E M(NE)OUT(5)15,.85 Ad \iiim ELECTRIC METERLADDER ON W.SIDE \7,�.--0 UnLlr AND IJGHT POLE S \� PROP.ROW 6•R/W -3 GUY WIRE �� s3' 0�- TRAFFIC SIGNAL POLE // O\6 C \ PFOROs�EO PoGHTOS.S WAY ® ELECTRICAL POWER PEDESTAL C.B. 0 /11640 GM 1...."- #11642 10250 s3rro RIM 1q.02 / P. 1 X10200 fj COURT CO COMMUNICATIONS PEDESTAL LE M(N)OUT(S)157.62 / // \ s 9gpjNER / �16J o COMMUNICATIONS MANHOLE 60 LANTLT� SIOEWAU( STRIP te-"HALF STREET t1-R d.PAVEMENT // IL 00 T.L.4800 TL 200 IL 100 — — OVERHEAD UNE CURB 0.5' 2_0X 20; 3_Ox 22 mf —XG— GAS UNE / -_ - - \� \ ` �f-,.' ,`e -i-•— —XE— ELECTRICAL UNE rj. '3'— �, S 89.5700'E 366.72' , J \ NEW CURB PER STD COMMUNICATIONS UNE / I .� ,t 5 JJ// OCTAL 00700 ,9 SANITARY SEWER UNE / T.L 500 0 `` `N INSTALL STANDARD SIOEWALN /�,� PER STD DETAIL aDo SVS TIGARD STREET- TYPICAL SECTION STORM DRAIN UNE / '/ OEM \` \ .. SCORE WITH 3'x3'GRID PATTERN SCALE:1• —XW— WATER UNE / .I if(` , LOT Ilk LOT E OT 8° �, �, _3' FENCELIKE ,A L T 5 ® ELECTRIC RISER / ,•�"�� • gmaD LO 4 6,6'1 SF 6,426 SF 8,047 SF �` ', 08 SF \___ \ j'� i 8,23' SF \ O \, 0 UTIUr RISER (�; / / \ ® WATER MANHOLE / ' j//7 ,CO •I \ `4+ ‘ .„, \1 t r+ /� ; ��' �i� �'�► LOT \‘\ / • ; �61� `'` ©� _ 7,715 SFEM./ / EE162.22X11730 r ' -�.' �` ti�- \ / 5/,o / ��_ / �oro LOT 3 `��, 44. o SAN.M.H. / 6,444 SF • RIM 159.06 //• ��,,y: ��—_�� �'�� '4' I.E W(N)150.86 /�9 - — , •,�_,i • ``�1 )111i �. \ \ 114%4111 1114 IL 701 — T.L 702 '(`��.�__ mps m�� j _ T7ACT'A' PARCEL 1 f' ` ` `�`��+ �� // / E11742 lio \ ` 3900 �'.: I`\�,� \LQT 2 L 3 ��• Wei.�im.���— �7,OD0 SF 181 SF �lamomm. ` 1i \ . MLP \1\ ' I \ • \/ // LOT ► \ �\\ / ��' N� L1 1 OT 11/ // I ..0T 1 8.033 SF °'\ \/ PARCEL 3 PARCEL 2 16? V . 9,4 p \\ \�/ /„77D /„764 LOT I ' LOT \ �\-, /, SF S 7,202 SFlkillihiLl\s, \\'6 sB\ \**/ T.L 700 TL 703 ,—�'I� _ •I , \ / N 89.49'54•W 520.83' \ /,1620 T.L 800 �,Np \ GRAPHIC SCALE IL 3600 ` •: \ 30 0 15 30 60 1201014r ( IN ) I ` \ 1 INCH- 90 FEE" IL 3500 STYREVL4,DN rn APPROVED SE MSD '•` ` � MSD 4 14/14 SUBTITLEJOB & 10180 SW TIGARD STREET NO.: doe MARK DANE PLANNING INC. D1O.N0: DWG MSD 4/14/14 MGRSCALE �D� PHONE: (503) 332-7167 12725 SW GLENHAVEN STREET, PORTLAND OR 97225 EMAIL: markdaneplanning®gmail.com T PRELIM. GRADING & UTILITY SCALE 1 A 14 LOT SUBDIVISION TAX LOTS 3700, 3800, + 900 TM 1 S 135CC 3 OF 4 PLOTDATE CADFILE Exhibit " F " 9975 11645 10280 -T 9944 10250 Tigard ig to . o3c) . IL- 9946 9942 '5 11640 Street 11642 10200 Trail 9914 9916 9918 11700 1 ` 999. 11730 I 10180 I 1.1742 1 -- 11764 I \00 , 1 I , \ 11820 fl I --- 101�� :101:30 10365 10325 10:305 10275 t i, 1,._ ;` '' c `LN 10272 10132 10134 100 06 10060 k L03601a3:3010300 10270 10265 11.02:35 , 10205 1n175 10145 inns 1111125 MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST, 97225 markdaneplanning@gmail.com 503-332-7167 ,, G ,, ZTec Engineers, Inc. Civil ♦ Structural • Surveying 3880 SE 8th Ave., Ross Island Plaza, Suite 280, John McL. Middleton, P.E. Portland, OR 97202 Ronald B. Sellards, RE Chris C. Fischborn, P.L.S. (503) 235-8795 FAX: (503) 233-7889 E-mail: john@ztecengineers.com May 2015 10180 SW Tigard St Proposed 14 lot subdivision Preliminary Sight Intersection Distance Measurement The proposed new access to SW Tigard is to be located 165 feet northerly of the SE corner of the property. SW Tigard St is posted for 35 mph in this area. Sight intersection distances of at least 350 feet were desired in either direction. Sight Intersection measurements were taken from a point 10 feet back from the edge of the existing pavement of SW Tigard St in the center of the future outbound lane of the new access. The measurements were made from an eye level 3.5 feet above the edge of pavement grade to sight an object 4.25 feet high. Tigard St has a less than 1% grade in this location. Looking southeasterly the object could be seen 650 feet from the intersection measured along the outside edge of the northbound lane of SW Tigard St. from the intersection. Looking northwesterly the view was restricted by some vegetation on the neighboring property to the north that appears to be encroaching partially into the right of way of SW Tigard St that could be trimmed. An estimate of sight distance was made by moving to 8 feet from the edge of pavement and sighting clear of the vegetation. The distance measured was 300 feet. This is less than the desired 350 feet. Sight distance is constrained by the tight bend in SW Tigard St at this location. To increase the sight distance to 350 feet would require radical changes to the neighboring property to the north with a sight line easement being required across that property with associated vegetation height control and vehicle parking limitation. Easement is unlikely to be granted. The sight distance in the northwesterly direction can be increased by: • Locating the intersection further south. • Reducing the speed in this section of SW Tigard St. to 30 mph. This is a preliminary evaluation actual intersection sight distances need to be verified after design work is completed. Sincerely, Jo' n Middleton PE MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST, 97225 markdaneplanning@gmail.com 503-332-7167 II WI • ZTec Engineers, Inc. Civil ♦ Structural • Surveying 3737 SE 8th Ave. John McL. Middleton, P.E. Portland, OR 97202 Ronald B. Sellards, P.E Chris C. Fischborn, P.L.S. (503) 235-8795 FAX: (503) 233-7889 E-mail: john@ztecengineers.com 10180 SW TIGARD ST. TIGARD OR 97223 T1S, R1W, SW1/4ofSW1/4ofSECTION 35, Tax Lots 3900, 3800 and 3700 CITY OF TIGARD, WASHINGTON COUNTY, OREGON PROPOSED 14 LOT SUBDIVISION PRELIMINARY STORM WATER MANAGEMENT REPORT MAY 2015 tete' Aja l .'' V 0,,44 TABLE OF CONTENTS • VICINITY MAP • STORMWATER MANAGEMENT NARRATIVE • EXISTING CONDITIONS MAP • EXISTING CONDITIONS CALCULATIONS • DEVELOPED BASIN MAP • DEVELOPED CONDITIONS CALCULATIONS • 1.24,000 A a � / i -11--- lin.=2000 h. MAP V ) G 1 ' Yry\'AP 0.25 0-5 brava gremoy mites I SEE : 625 MAP Ht ON SW 1000.u. l of �(� I $.-: IQ • �i.. r 1 RED ,s zrs3• Si • tree •.�• y�. adrson no, 1 C 27 1 C Ct 1 sW�/I"' II Ln m l J) ahmj ity .Dk1R • ,•• , t ,Vim+ icoiyp`''- .•:•!ri Ln4 rin n ' v9/ , CtalL •Ln sw 0. `3 , ¢ ¢• Lo .J.;t.tRD. n`r! 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(503) 235-8795 FAX: (503) 233-7889 E-mail: john©ztecengineers.com 10180 SW Tigard St. Tigard 14 Lot Subdivision Storm Water Management Narrative Existing Conditions: The existing home at this address will be removed as well as associated paving around the home. The existing out buildings will also be removed. The mobile home on TL 3700 will be removed. The site has a total area of 3.2 Ac. and forms one drainage basin. The basin drains toward the SW corner of the property and ultimately this gets to the drainage way along the south edge of SW Tiedeman Ave and thence to Fanno Creek. Existing soil is mapped as Aloha Silt Loam Hydro. Group C. Permeability rate 0.6" to 2"/hr to 8" deep and 0.2" to 0.6"/hr 8" to 60" deep, according to the Soil Survey of Washington County. Attached are calculations for the runoff from the 2 year through 25 year, 24 hour storms for the basin. Proposed Improvements: The developer proposes to construct a 14 lot subdivision with a right of way stub to the south property line that can be connected to future development of the area to the south. A storm drainage and sewer easement has been obtained across the property at 11640 SW Tiedeman Ave. This provides gravity sewer and storm outlets to the property. The off-site easement will be accessed via easements to be created on Lot 3 of the subdivision. Attached are calculations for the runoff from the developed subdivision for the 2 through 25 year 24 hour storms. The off-site storm sewer on the south side of SW Tiedeman Ave at the tie-in spot is a 12" pipe with sufficient capacity for the runoff from the developed subdivision and the existing portion of Tiedeman Ave that contributes runoff to the 12" storm sewer. On-site storm detention is not proposed. Up grading of existing downstream culverts on the south side of Tiedeman Ave may be required. On-site storm water quality is required. A storm water treatment swale was evaluated, but the depth necessary to provide gravity flow from developed subdivision and length of swale necessary to meet required 9 minute minimum retention time would result in too wide a swale unless side retaining walls were utilized. This arrangement would have a negative impact on the future development of Lot 3. Calculations for this option are included in this report with the preferred solution utilizing low drop storm water filters in a treatment manhole. The City requires frontage improvements on SW Tigard St. There is no defined storm collection system in SW Tigard St. Runoff from the required impervious improvements will be directed to infiltration planters for water quality treatment and disposal. _P ti P \\ NOTE: A a _-P LEGEND: 1[14180 Sm OM 0lrQ pgWM 4 p er em IPK MIOW On AI S{01001P{a RS aea PI\49 IA wlw Sl MOW II. //4 �_P�`w` \ i' 1171 N[ O.1•S _ pa IWO rill 1/941,94:=1961 MC IL VLSI 94 1149.410 / FAR* --1a4 -- OP9911 MO -i1— Ma PM u.0m .i / %/ A / "O -II— 0111410 wsI 1 / lie -P— DIM FM \' 1 0940 0118 is ;:IP \ 0619MT11001'.{ LLl Y/LL Q'L% � ‘. \ OQ110 pfOLi 4@IS .0/1 Oa•1 OOaOI{ : J t• T,( EOM TR M01111 u ,LL :; �. 4,r•w r11 j,O re r14 re 1 no Os1.GUN w o h+o n• n• n. .• \ • MNf10111NWt •l."' / r 61° • Caw MIMI mat .. ,..., 1 •�._: > L":4,....7":::,.: a11 row rot /J i raj ,, J (•J `' �' 0 \ \ W D Daw au aIQ �" Pal yl r,R 1 `71 � V.. ` , GID Otw. „ // .l ,0 a, G�.y� ivtP � ''3 of Dos wlta Av 4,f' 1 / , � .�1 (�" �,e 1` I�at \ -•- caw nm Jo r• osm la i .� J:v ✓ '..n.r:. (f.. ;.7�7j`' 1, V '°J ., ���', \\ .y OaCl01 OAS .. L, 114‘,,y, N. st f FR 1.1 Mc .1 011131 WM "s" / r:r na � c} ,..1� J �.Ci C.1 41r1 4 �\1.. 1 If NU / / •` .. . �.%1) Y w Imo mil w MOM el EY 1�aac n+.1 r, -c. -✓::s- •r`.sct�a1.4F1•J \. '/' .+i;1 ___ GRAPHIC SCALE //J IZZan 0 10 10 0 1 It] /'I LLY Awl Wal P P, [l■aa) !J( _/1 A r14 '•I '•�' i11H1 N 1R �!! II>A if nw J . PM �` \ Pia na L!•WNR d�. \ we n14 \ \ 4w / / , i 1 4.2.1%,1 , \ 1 ...JUDO.1. 8 -...71-1 ,i7 1 A2 Lam- G1 T 10 a AW1 a /NM s ® J/1 =9-14 TOPOGRAPHY ....,_,„,..... ,....3.....„ ___ ,_ _ -- ZTee ENGINEERS I N C. 3737 se Eli AVE.,PORTLAND,OR 97292 FOR: IEFFRY & DEB8$E REAUME '�"'— PHONE:(503)235-8795 Sw 1T PAX(503)233-7859 PGR1UIND, G J MAIL:itic•taten9Innr1.Cm . PIAT WC;3-18-14 MX w FAL 54123.1.0191 ;ity of Tigard,Oregon https://www.tigardmaps.com/mox6_multimap/index.cfm?fuseaction=utility.storm_assets&pri... Gltj' Of 111 w VG RAP 41). gl o cA , X1-71 6-1 of S vv , ` 1 6 /"eqf\) Storm Water Asset Inventory + Legend Storm Water Ditch Inlet Storm Water Manhole Storm Water Catch Basin Storm Water Outfall Storm Water Main In Service Out of Service CM WC Storm Water Asset Summary Storm Water Channels L MATERIAL Type 6/10/2015 4:45 PM 1 nf7 IV '3 JOB "' r� S U` � f tf 1 a j!c�r.\,) ZTec ENGINEERS, INC. SHEET NO. ! OF 3737 S.E. 8th Avenue CALCULATED BY DATE 5/i PORTLAND, OREGON 97202-3761 (503) 235-8795 CHECKED BY DATE SCALE ) ,t/sZ� �� S CC E. 742..E.A [_ 177. <s1 �- t.i. 1' L-0 —) 2 0 0 1 4r l � 1 /, C C. 02T)--5 j'7.. ,5 .ti., “<.1 J 1/ ! _ ! moi- j ` 6. 'Z_) •Z : Z 7t<6--t -4- ~ - S-7 . -7 ca' 2, 511 -- 4: c l ccs- SLI 2 L.0-1-t 57 3, ! ` ---- 0.7 c 2 r� lj -2_4442_ ,s7Dc .iv\- p6A1Z,. f ' D 9 G c S D PRODUCT 207 EAG / a A 1l{IN �F .. . ._..._ - IS .. .C.S. TYPE-IA RAINFALL DISTRIBUIION HTER: FREQ(YEAR), DURATION<HOUR>. PRECIP(INCHES) +,24,2.5 S.C.S. TYPE-1A DISTRIBUTION 2-YEAR 24-HOUR STORM 2.50" TOTAL PRECIP. INTER: A(PERU>, CN(PERU> ACIMPERU), CNCIMPERU), TC FOR BASIN NO. 1 e,86,.2,98,59 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 3.2 3.0 86.0 .2 98.0 59.0 PEAR-Q<CFS) T-PEAX(HRS) UOL(CU-FT) .51 8.00 15045 INTER Ed: llpathl£ilenamel.extl FOR STORAGE OF COMPUTED HYDROGRAPH: suit ILE ALREADY EXIST; OVERWRITE CY or N) ? PECIFY: C - CONTINUE. N - NEUSTORM. P - PRINT, S - SIOP NORM OPTIONS: - S.C.S. TYPE-1A - 7-DAY DESIGN STORM - STORM DATA FILE PECIFY STORM OPTION: C.S. TYPE-1A RAINFALL DISTRIBUTION LATER: FREQ<YEAR), DURATIONCHOUR). PRECIP<INCHES) 5,24,3.1 S.C.S. TYPE-1A DISTRIBUTION 44 -VV5-YEAR 24-HOUR STORM -x- 3.10" TOTAL PRECIP. icm-m-m4( ) ENTER: A(PERU), CN(PERU), ACIMPERU>, CNCIMPERU), TC FOR BASIN NO. 1 x,86,_2,98.59 sDATA PRINT-OUT AREACACRES) PERUIOUS IMPERUIOUS TC(MINUTES> A CN A CN 3.2 3.0 86.0 _2 98_0 59_0 PEAR-Q(CFS> T-PEARCHRS) UOLCCU-FT) .75 8.00 20898 ENTER Cd:]Cpath]f ilenamel.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: I" Y I c r 10-, t_, CC> r; :.1 11 6t� � ia ,5_C.S. TYPE-1A RAINFALL DISTRIBUTION Q'ENTER: T :3 EBFREQCYEAR), DURATION(HOUR), PRECIP(INCHES) ------ .45 S.C.S. TYPE-1ADISTRIIB4TION TOTAL PRECIP. �* 10-YEAR 24-HOUR STORM INTER: A(PERU). CN(PERU), ACIMPERU>, CN<IMPERU)_ TC FOR BASIN NO. 1 4,86,.2,98,59 IOTA PRINT-OUT: AREACACRES) PPERUIO S IMMPERUIOUS TC<MINUTES> 3.2 3.0 86.0 .2 98.0 59.0 PEAK-Q<CFS) T-PEAAI{(HRS) UOL(CU-FT) ) .90 8.00 24449 INTER Cd:3Cpath)filenamet.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: .uit IILE ALREADY EXIST. OVERWRITE CY or N) ? PECIFY: C - CONTINUE. N - NEUSTORM, P - PRINT, S - STOP • NTORM OPTIONS: p - S.C.S. TYPE-1A - 7-DAY DESIGN STORM - STORM DATA FILE PECIFY STORM OPTION: .C.S. TYPE-151 RAINFALL DISTRIBUTION NTER: FREQ(YEAR), DURATION(HOUR>, PRECIP(INCHES) +5.24.3.9 ___----- -- -----��---- S.C.S. TYPE-1A DISTRIBUTION 25-9EAR 24-HOUR STORM 41-ww^ 3.90" TOTAL PRECIP. " """ I TER: A(PERU>, CN(PERU), ACIMPERU), CN(IMPERU), IC FOR BASIN NO. 1 4,86,_2.98,59 uATA PRINT-OUT: _. . _.. AREACACRES> PPERUIOUS IMAPERUIOUS TC(MINUTES) A CH 3.2 3.0 86.0 .2 98.0 59.0 PEAR-Q(CFS) T-PEAH<HRS) UOL(CU-FT) 1.09 8.00 29056 INTER Cd:7CpathlfilenameC_ext] FOR STORAGE OF COMPUTED HYDROGRAPH: w 4,4,. 7 . . ' . t .1-2"t., (.... )S8.4s•.: ., E:1 ,,,...• ' , VA‘/. \ 'k 6i ,R 1 2" I. i S 9. 7,r— r1,i �{ ` , - , l----- ‘ ' - - .''. le 0 .se/2,--14-v . .. \ • 5 IT 4 LOT 5 LOT 6 _ LOT 7 LOT 6 \ \ \. 1M44 /,f �y Yl tom"` -�' . . /ir • ci ' 't ' ......,,./\ -.. \ \n, . \ \5 / ! ^ 4 \ LOT '�• \ \ ,,„J. .-'''/ - ...1A LOT , : , - ---:-..:-.7-#129 40 1,.. ''''l � , LOT 13 r. Ifr�' -ti.c,,;._ LOT 2 - !ry N� �.��\4. •` P, ' LOT 10 ! ; LOT 12 LOT 11 `'. Ia , • z LOT 1 LOT 14 g.l ; . \ `L , [.1 \R_.. � i - \\ I I �63 /g I 1 � I 1 I 1 f t-...)e .,.,-V 6r4--C.)-e El,...). Lv 1\ ) ---Cl 13 i\) -n 6--AQA\ t fJ JOB ZTec ENGINEERS, INC. SHEET NO OF 3737 S.E. 8th Avenue CALCULATED BY DATE / PORTLAND, OREGON 97202-3761 (503) 235-8795 CHECKED BY DATE SCALE -'71) E C._0 >< 1+- A I - A(_)... 6_4 <7' <7 c P zr- 3, -- Li- ----- , IA L )s-ol acz. 0 • )., se 7:7 Z- S--- 0.1 •IN U 77 ER_ L • .6 -0 3 -- 52_ '7 0 c- ) z•-i H‘2____ Z Z-• • .c---1) a pe..41,L_ 7 6. s12 . S ) -f / 2c/- Es. Y C0-A1\ *41161) CETI\V- L - i2 b0--A-N- p6.4_ S <Lc D PRODUCT 207 r 1ll1iY KE MIS'� - X S.C.S. TYPE-1A RAINFALL DISTRIBUTION a ENTER: FREQ<YEAR), DURATION<HOUR), PRECIP<INCHES) 10,24,3.4 xxx*xxxxxxxxxxxxxxxx S.C.S. TYPE-1A DISTRIBUTION xx-xxxxxx-- ,~y rr•-r•-x 4E-x-§4414*-1(14-, 10-YEAR 24-HOUR STORM 3.40" TOTAL PRECIP. ENTER: ACPERU), CN<PERU), ACIMPERU). CN<IMPERU), IC FOR BASIN NO. 1 1_8,86,1.4,98,30.5 DATA PRINT-OUT: AREACACRES) PERUIOUS IMPERUIOUS TC<MINUTES) A CN A CN 3.2 1.8 86.0 1.4 98.0 30.5 PEAR-Q<CFS) T-PEAR<HRS) UOL<CU-FT> 1.46 7.83 29061 ENTER Cd: ]Ipath]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: a:tig10.h9d SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP STORM OPTIONS: 1 - S.C.S. TYPE-1A 2 - 7-DAY DESIGN STORM p - STORM DATA FILE .SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQCYEAR), DURATIONCHOUR>_ PRECIP<INCHES) 25,24,3.9 S.C.S. TYPE-1A DISTRIBUTION xxxxxxxxxxxxxxxxxxxx xxxxxx-x-x-x 25-YEAR 24-HOUR STORM 4,4"x-x 3.90" TOTAL PRECIP. �xx ENTER: ACPERU), CNCPERU), A<IMPERU), CNCIMPERU), TC FOR BASIN NO. 1 1.8,86,1.4,98.30.5 DATA PRINT-OUT: AREA<ACRES) PERVIOUS IMPERUIOUS TC(MINUTES) A CH A CN 3_2 - 1.8 86.8 1.4 98_8 30.5 PEAX-Q<CFS) T-PEAKCHRS> UOL(CU-FT) • 1.75 7.83 34481 ENTER Cd: ][path]filenamel.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: a:tig25.hyd SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP V 1 r: i L_ < ;; - �� �,� cr; c '�( c� � C1 A YUNGC I ili g F'..• .Y iii 'kms' -- 151211 51__f TYPE-1A RAINFALL DISTRIBUTION INIER: FREQ<YEAR). DURATION<HOUR), PRECIP(INCHES) .24,2.5 xxxx-xKxxxxxxxxxxxxxx S.C.S. TYPE-1A DISTRIBUTION xwmxxxxxxxxxxxxxxxxx 2-YEAR 24-HOUR STORM *w'* 2.50" TOTAL PRECIP. i.e4*-0-m-K-N-wx NIER: A(PERU), CN(PERU), ACIMPERU>, CN(IMPERU). TC FOR BASIN NO_ 1 _8,86.1.4,98,30_5 ATA PRINT-OUT: AREA<ACRES> PERVIOUS IMPERUIOUS TC(MINUTES) A CN A CH 3.2 1.8 86.0 1.4 98.0 30.5 PEAR-Q(CFS) T-PEAK<HRS) UOL(CU-FT) .96 7.83 19547 INTER [d: ][pathlfilename[.extl FOR STORAGE OF COMPUTED HYDROGRAPH: :tiy2_hyd PECIPY: C - CONTINUE, N - NEUSTORM. P - PRINT, S - STOP ..TORM OPTIONS: - S.C.S. TYPE-1A - 7-DAY DESIGN STORM 'S - STORM DATA FILE PECIFY STORM OPTION: ti S.G.S. TYPE-1A RAINFALL DISTRIBUTION INTER: FBEQ<YEAR), DURATION<HOUR), PRECIP(IHCHES) 5,24,3.1 S.C.S. TYPE-1A DISTRIBUTION xxxxxxxxxxxxmxxxxxxx -x-a*ML S-YEAR 24-HOUR STORM +- 3.10" TOTAL PRECIP. x ENTER: A(PERU), CN(PERU), ACIMPERU). CH(IMPERU), TC FOR BASIN HO. 1 1.8.86,1.4,98,30.5 DATA PRINT-OUT: AREACACRES) PERUZOUS IMPERVIOUS TC(MINUTES) A CH A CN 3.2 1_8 86.0 1_4 98.0 30_5 PEAH-Q(CFS) T-PEAR(URS) UOLCCU-PT) 1.29 7.83 25849 ENTER [d:][pathlfilename[_extl FOR SIORAGE OF COMPUTED HYDROGRAPH: • a:tig5.hyd SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT_ S - STOP JOB -r) t>2. b‘v i s t oN ZTec ENGINEERS, INC. SHEET NO. OF 3737 S.E. 8th Avenue CALCULATED BY DATE PORTLAND, OREGON 97202-3761 tt (503) 235-8795 CHECKED BY DATE SCALE C P GtT `T o / - ;S7b2� EC- S Q 35-, C . 6/ , ccs. L 3 - 5L. c.F -s, a • ice . �.S r2" Q , c5e0 C,A e a 0 . 06S D PRODUCT 207 JOBS (7 S-e s Toj ZTec ENGINEERS, INC. SHEET NO. OF /J p 3737 S.E. 8th Avenue CALCULATED BY DATE / PORTLAND, OREGON 97202-3761 L (503) 235-8795 CHECKED BY DATE SCALE \;'\= PCT E►2 C U L--1 `r LI 77 Q Av\ t LI7 ) 4 0 s, mac) 71.E-U if e -2_ FT3 L,,; 1 / C¶=5 x6xh6.- 5 r _ --7 7 7z" Z:?' D PRODUCT 207 r STORMFILTER DESIGN NOTES STORMFILTER TREATMENTCAPACITY ISA FUNCTION OF THE CARTRIDGE SELECTION AND THE NUMBER OF CARTRIDGES.THE STANDARD MANHOLE STYLE IS SHOWN WITH THE MAXIMUM NUMBER OF CARTRIDGES 17).VOLUME SYSTEM IS ALSO AVAILABLE WITH MAXIMUM 7 CARTRIDGES. 072"MANHOLE STORMFILTER PEAK HYDRAULIC CAPACITY IS 1.5 CFS.IF THE SITE CONDITIONS EXCEED 1.5 CFSAN UPSTREAM BYPASS STRUCTURE IS REQUIRED. OUTLET CARTRIDGE SELECTION '4 SUMP CARTRIDGE HEIGHT ST _ 18' LOIN.8; _ RECOMMENDED HYDRAULIC DROP AHI 3.05' 2.3' 1.8'_ / 0% SPECIFIC FLOW RATE(gpmlel) 2 gpnVfT I gpoM° 2 gpmN1' I I gaNB' 2 IIPTAW I gpm'IP A CARTRIDGE FLOW RATE(g.Tm) 22.5 11.25 15 ` 7.5 10 5 Rya,, L@__ at 1 INLETit ; J 11/4 / =1( 11■ OUTLET rff--Vill 72'LD.MANHOLE SI REQUIREMENTS TOP SLAB ACCESS (86")O'D' STRUCTURE ID SEE FRAME AND STRUCTURE DATA WATER DUALITY FLOW RATE(cls) COVER DETAIL C" 'N\\ PEAK FLOW RATE(US) • (RETURN PERIOD OF PEAK FLOW(yo) • OF CARTRIDGES REQUIRED. CARTRIDGE FLOW RATEPLAN VIEW . u"STANDARD OUttET RISERMEDIA TYPE(CSF,PERLITE 2PG,OAC.PNS)FLONKI7:42ACM�"• Bi' i PIPE DATA I.E. MATERIAL DIAMETER ;.:.•;$ INLETPIPEp1:,"•" INLET PIPE 52 • O OUTLET PIPE/ RIM ELEVATION ) ANTI-FLOTATION BALLAST WIDTH HEIGHT CONTRACTORTO GROUT TO FRAME AND COVER NOTESISPECIAL REQUIREMENTS: FINISHED GRADE (DIAMETER VARIES) GRADE N.T.S. •PEN ENGINEER OF RECORD RING/FUSERS ,-7',.‹,,:!?..:?7,5,7,,,--- 1111.1111 ,.J7,ti/.t j%--- i ., GENERAL NOTES FLOATABLES I. CONTECH TO PROVIDE ALL MATERIALS UNLESS NOTED OTHERWISE. STORMFILTER BAFFLE 2.DIMENSIONS MARKED WITH(}ARE REFERENCE DIMENSIONS,ACTUAL DIMENSIONS MAY VARY, ems" CARTRIDGE 3.FOR SITE SPECIFIC DRAWINGS WITH DETAILED VAULT DIMENSIONS AND WEIGHTS,PLEASE CONTACT YOUR CONTECH ENGINEERED SOLUTIONS LLC REPRESENTATIVE,www,CanISchES,can 4.STORMFILTER WATER QUALITY STRUCTURE SHALL BE IN ACCORDANCE WITH ALL DESIGN DATA AND INFORMATION CONTAINED IN THIS INSIDE HEIGHT DRAWING. 5.STRUCTURE SHALL MEET AASHTO HS20 LOAD RATING,ASSUMING EARTH COVER OF 0'-5'AND GROUNDWATER ELEVATION AT.OR BELOW,THE I 0' OUTLET PIPE INVERT ELEVATION.ENGINEER Of RECORD TO CONFIRM ACTUAL GROUNDWATER ELEVATION.CASTINGS SHALL MEET AASHTO 11111 • FILTER D CART CAIDDGES ITHSM LL BEMEDIAHLOGO. INLETPpE HYDRAULIC PROP 6.BFILTER CARTRIDGES SHALL C N ACT TIMES,ALLSEA LEAST 3CTUATED,RApUu FLOW.AND SELF CLEANING.RAO;AI.MF.CYA OFFTh SHAT(HI INLET INV, BET-INCHES.FILTER MEDIA CONTACT Y{ME SHALL OE AT LEAST Jg SECONDS. TO OWLET INV. 7.SPECIFIC FLOW RATE IS EQUAL TO THE FILTER TREATMENT CAPACITY jgpm)DMOEO BY THE FILTER CONTACT SURFACE AREA(ry II;111111. NOTES �8 � 1. ANY SUB-BASE,BACKFILL DEPTH,AND/OR ANTI-FLOTATION PROVISIONS ARE SITE-SPECIFIC DESIGN CONSIDERATIONS AND SHALL BE SPECIFIED BY ENGINEER OF RECORD. 2.CONTRACTOR TO PROVIDE EQUIPMENT WITH SUFFICIENT LIFTING AND REACH CAPACITY TO LIFT AND SET THE STORMFILTER STRUCTURE (LIFTING CLUTCHES PROVIDED). FLOW KIT 3.CONTRACTOR TO INSTALL JOINT SEALANT BETWEEN ALL STRUCTURE SECTIONS AND ASSEMBLE STRUCTURE OUTLET SUMPf 4,CONTRACTOR TO PROVIDE,INSTALL,AND GROUT INLET PIPETS). HDPE OUTLET RISER J 5.CONTRACTOR TO PROVIDE AND INSTALL CONNECTOR TO THE OUTLET RISER STUB.STORMER TER EDUPPEO WITH A DUAL DIAMETER HOPE OUTLET STUB AND SAND COLLAR.IF OUTLET PIPE IS LARGER THAN 8 INCHES.CONTRACTOR TO REMOVE THE 81NCH OUTLET STUB AT MOLDED SECTION A-A PROVIDED BY CONTRACTOR. 6.(N CDT UNE COUPLING BY CONTRACTOR TO TAKE APPROPRIATE ATE MEAS REEOR EQUAL STO PROTECT CARTRIDGES FROM CONSTRUCTIOII-RELAIED EROSION RUNOFF. CNTECH• SFMH72 _ . 'Al ENGINEERED SOLUTIONS LLC STORMFILTER StormFilter. www.ConI.WES.com ,,,••,•,,,,,,-_„•,w;,A.,--... SOW Cove Pam.Dr.5As400.Wort Chu...DII45454 STANDARD DETAIL 800.3351122 513d3.5.7510 513441.7993 FAX A A LC— - Tigard St Swale channel Calculator Given Input Data: Shape Trapezoidal solving for Depth of Flow Flowrate 0.1265 cfs slope 0.0050 ft/ft Manning's n 0.0750 Height 2.0000 ft Bottom width 7.5000 ft Left slope 0.2500 ft/ft (v/H) Right slope 0.2500 ft/ft (v/H) Computed Results: Depth 0.0700 ft velocity 0.2322 fps Full Flowrate 51. 5224 cfs Flow area 0. 5449 ft2 Flow perimeter 8.0775 ft Hydraulic radius 0.0675 ft Top width 8.0603 ft Area 31.0000 ft2 Perimeter 23.9924 ft Percent full 3. 5017 % Critical Information Critical depth 0.0206 ft Critical slope 0.3003 ft/ft Critical velocity 0.8098 fps Critical area 0.1562 ft2 Critical perimeter 7.6699 ft Critical hydraulic radius 0.0204 ft Critical top width 7.6648 ft Specific energy 0.0709 ft Minimum energy 0.0309 ft Froude number 0.1574 Flow condition Subcritical Page 1 MARK DANE PLANNING INC. 12725 SW GLENHAVEN ST, 97225 markdaneplanning@gmail.com 503-332-7167 , elf • 1 David D. Hunter, Consulting Arborist 6/2/2015 Project Name: 10150 - 10180 SW Tigard Street Tigard, OR 97223 Mark Dane Planning Inc. 12725 SW Glenhaven Street Portland, OR 97225 503-332-7167 markdaneptanning@gmail.com Here is the Tree Identification and Report for 10150 and 10180 SW Tigard Street Tigard, OR 97223. This document is for use the meeting City of Tigard Urban Forestry Plan Standards/codes. The site map shows the location of the trees. The excel document meets the Part 3 Urban Forestry Plan page 10-6. Tree Identification Common Name Scientific Name Apple Malus spp. Crabapple Mains spp. Cherry Prunus spp. Pear Mains spp. Plum. Prunus spp. Rock maple Acer glabrum Birch Betula pubescens Western red cedar Thuja plicata Ash Fraxinus pennsylvanica Silver maple Acer saccharinum Engelmann spruce Picea engelmannii Blue spruce Picea pungens Coast redwood Sequoia sempervirens Atlas cedar Cedrus atantica Juniper Juniperus commonis Japanese maple Acer palmatum Vine maple Acer circinatum Douglas fir Pseudotsuga menziesii The tree inventory is on an attached spread sheet, for the tree conditions,DBH and condition rating. Site map is utilized with tree marked onto existing map. The trees are in the open,been planted, are not heritage trees. DBH: This is a measurement of tree diameter at breast height,a standard measurement taken at 4.5 feet above ground. DDH/15-409 Visual Tree Assessment Report 1 David D. Hunter, Consulting Arborist 6/2/2015 Project Name: 10150 - 10180 SW Tigard Street Tigard, OR 97223 Condition Good: Trees rated as good are in apparent good health and appear structurally sound. No apparent problems or immediate concerns. Fair: Trees rated as fair are in a state of decline. It can be possible to remedy some of the trees' problems, but the fact is, once tree decline starts it is difficult to remove/remedy all aspects of the tree decline. Poor: Trees rated as poor are in poor health or have structural problems that it difficult, if not impractical to save the tree. Removal is recommended. Dead: These trees are dead and may pose an immediate risk due to the extent of decay in the main trunk, stem or larger branching. See hazardous. Hazardous: Trees rated as hazardous are not in good shape either structurally or health condition. Some of the hazards can be taken care of by proper pruning, if practical. Usually,REMOVAL IS RECOMMENDED as soon as possible to avoid injury to life or property. Trees that are in poor health usually have a low landscape value or even a negative value. The mitigation value for these trees should be similar value of low or none. I inspected the site on June 1, 2015. Observations and conclusions are as of that date. Recommendations Follow the Guidelines for the Protection of Trees in Construction Sites if required by the City of Tigard during site development. A tree protection plan can be developed if required. Conclusion The project will have impact upon the trees. The conditions of most of the trees are in poor condition or have structural concerns that make the trees not to be recommended for preservation. I do not see a need for tree protection plan on this project. The Douglas fir trees are in poor condition and have a root disease. The ash trees and silver maples have structural defects. The arborvitaes were not inventoried as trees,but border a great deal of fence line. DDH/15-409 Visual Tree Assessment Report 2 David D. Hunter, Consulting Arborist 6/2/2015 Project Name: 10150 - 10180 SW Tigard Street Tigard, OR 97223 Certification I certify that all the statements in the foregoing report and tree survey are correct to the best of my knowledge, and are made in good faith. David D. Hunter, Consulting Arborist American Society of Consulting Arborists—Registered Consulting Arborist#408 USFS Trained in Tree Risk Assessment and Forest Diseases ISA Certified Arborist# PN-1068A ISA Tree Risk Assessor Qualified Professional Forester/ Professional Plant Appraisera`Q • H UNr�� David D. Hunter, Consulting Arborist 4e PO Box 324 '�1///,jam``` .,, s KMS Forest Grove, OR 97116-0324 ,.,,�,� 'RN�R 503-319-0380 `t� bd` www.davidhunterarborist.com e�Con suhm �' ddhunterarborist:' aol.com DDH/15-409 Visual Tree Assessment Report 3 David D.Hunter,Registered Consulting Arborist#408 1 Project Name: 10150- 10180 SW Tigard Street Tigard, Oregon 97223 June 2,2015 Guidelines for Protection of Trees on Construction Sites To preserve certain mature trees within a construction site some precautions must be taken to assure that neither the trunk, limbs,nor root system of the tree are excessively damaged. The root system of a tree is the most vital, the most delicate part of the plant, and the most easily damaged. The root system extends far from the trunk, often beyond the drip line of a tree. The fine absorbing roots,those that collect water and nutrients for the tree,are located primarily within the top eight to twelve inches of the soil. The roots and soil in this surface layer must be protected from injury. Any encroachment, disturbance, or compaction of the soil around the tree will damage or destroy the fine absorbing roots. Injury caused by cutting,crushing, suffocation, poisoning, or moisture stress by inundation or dehydration can result in the death of the tree. Injuries caused during construction projects may not be finally apparent for many • years after completion of the project,but can ultimately kill the tree. The following guidelines are minimum standards recommended for the preservation of trees. These guidelines should be incorporated in construction contracts, and details made available to all parties involved with the work on the site,including equipment operators. Other guidelines and protective measures may also be appropriate, in addition to those listed below. 1. Protection Barrier:A protection barrier shall be installed around the tree or trees to be preserved. The barrier shall be constructed of durable fencing material such as chain-link fencing. This project: the fencing should be chain-link fencing. The barrier shall be placed as far from the base of the tree(s)as possible, preferably at the drip-line. The fencing shall be maintained in good repair throughout the duration of the project,and shall not be removed, relocated, or encroached upon without permission of the arborist involved. There shall be signing on the fencing stating who the project site arborist is and a contact phone number(David D. Hunter, Consulting Arborist 503-319-0380), and that no encroachment occurs without the written consent of the project arborist. 2. Storage of Materials: There shall be NO storage of materials or supplies of any kind within the protection barriers. Concrete and cement materials,block, stone, sand,and soil shall NOT be placed within the drip-line of the tree. 3. Fuel Storage: Fuel storage shall NOT be permitted within 150 feet of any tree to be preserved. Refueling, servicing, and maintenance of equipment and machinery shall NOT be permitted within 150 feet of protected trees. 4. Debris and Waste Materials: Debris and waste from construction or other activities shall NOT be permitted within the protected areas. Wash-down of concrete or cement handling equipment, in particular, shall NOT be permitted within 150 feet of protected trees. DDH/15-409 Tree Protection Guidelines and Construction Sequence David D. Hunter,Registered Consulting Arborist#408 2 Project Name: 10150- 10180 SW Tigard Street Tigard, Oregon 97223 June 2, 2015 5. Grade Changes: Grade changes can be particularly damaging to trees. Even as little as two inches of fill can cause the death of a tree. Lowering the grade can destroy major portions of a root system. Any grade changes proposed should be approved by an International Society of Arboriculture(ISA) Certified Arborist(CA) or a Registered Consulting Arborist(RCA)of the American Society of Consulting Arborists (ASCA)before construction begins,and precautions taken to mitigate potential injuries to trees attempting to preserve. 6. Damages: Any damages or injuries to the trees should be reported to the project arborist as soon as possible. Severed roots shall be pruned cleanly to healthy tissue, using proper pruning tools. Broken branches or limbs shall be pruned according to International Society of Arboriculture (ISA)Pruning Guidelines and ANSI A-300 Pruning Standards. 7. Preventative Measures: Before construction begins, fertilization of the affected trees is recommended to improve the tree vigor and health. Soil analysis testing should be completed to assure fertilization with appropriate fertilization products. Pruning of the tree canopies and branches should be done at the direction of the project arborist to remove any dead or broken branches, and to provide the necessary clearance for construction equipment. ASSUMPTIONS AND LIMITING CONDITIONS 1. Any legal description provided to the consultant is assumed to be correct. Any titles and ownership's to any property are assumed to be good and marketable.No responsibility is assumed for matters legal in character. Any and all property is appraised or evaluated as though free and clear, under responsible ownership and competent management. 2. It is assumed that any property is not in violation of any applicable codes, ordinances, statutes, or other governmental regulations. 3. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible;however,the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. 4. The consultant shall not be required to give testimony or to attend court by reason of this report, unless subsequent contractual arrangements are made, including payment of an additional fee for such services described in the fee schedule and contract of engagement. 5. Loss or alteration of any of this report invalidates the entire report. 6. Possession of this report or a copy thereof does not imply right of publication or use for any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. 7. Neither all nor any part of the contents of this report,nor copy thereof, shall be conveyed by anyone,including the client, to the public through advertising, public relations,news, sales,or other media, without the prior expressed written or verbal consent of the consultant/appraiser—particularly as to value conclusions, identity of the consultant/appraiser, or any reference to any professional society or institute or to any installed designation,conferred upon the consultant/appraiser as stated in his qualifications. DDH/15-409 Tree Protection Guidelines and Constniction Sequence David D. Hunter, Registered Consulting Arborist#408 3 Project Name: 10150- 10180 SW Tigard Street Tigard, Oregon 97223 June 2, 2015 Construction Sequence 1. Before: Before work is started, the tree protection fencing must be installed, with guidance of the project arborist. Any pruning to avoid conflict with the fencing can be done by the project arborist during installation. Fencing shall be signed with project arborist and/or city arborist contact information. Signing shall face out toward work area. 2. During: The tree protection plan is to save the adjacent trees in the project area, and to have as little impact as possible. Any pruning or removals should follow the Guidelines for the Protection of Trees on Construction Sites must be followed. Large roots over 2"diameter should be dug under or around instead of shear cutting with equipment. If larger roots must be cut the Guidelines must be followed. The project arborist will be notified of the cutting of larger roots over 2" of diameter. Project arborist can be on site, with reasonable notice,to be able to aid in the pruning of tree limbs or roots. Project arborist will write report(s)to document tree protection work done. 3. After: Project arborist to verify that tree protection standards were met as pertaining to the Guidelines for the Protection of Trees, and write report as needed to document resul David D. Hunter, ASCA Registered Consulting Arborist# 408 PO Box 324 Forest Grove, OR 97116 USFS Tree Risk Assessor Trained ISA Tree Risk Assessor Qualified ISA Certified Arborist# PN -1068A 4 F9 PNW ISA Certified Tree Risk Assessor#0150 Professional Forester ANCk i.AA Sal.i£T../ JG: t1)111.1 i i\t.AiMOill,IS Professional Plant Appraiser Cell: 503-319-0380 • :�'� tL,�� tit Email: ddhunterarborist waol.com Web: www.davidhunterarborist.com DDH/15-409 Tree Protection Guidelines and Construction Sequence PRODUCED NY AN AU TOOEAK EOUCA,ONAL PROOOCT . . --- —may -----:;.:7, p :Al - C`f ` LEGEND: /7J�/(f/\�//(' �j� l (( ;i/4`7— /`2' �y/, //yam r,•.ws w�,r w M w..,a Oil M ���•—_—.,! • vim" •\r/^�V V 1P i ,(M M 1/J 1 -/ B�nvY.:,Ys / Y Ito 0)16'29 p _ 11d�+/`+0�¢�v 6s" .AN iwr 111 1....11LA HATA WALLY, povf.-1-AD . ,14,,Ad, 71-0(2___,Kor Qs' ,,,I.:/ /t-io-- Alaco.-e--t,-)-rR um L.4 •�/ /}�j .4 Da :ALA 0,44.1 9Y kill /� / V �' ()w+ 0548 P. 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I \ 100 MOM • M•Mt MI Ea YYXYYELMIAMLYYAM I El.39R \ .—__ AMMO WI [11x9 W 1r0 :x(16/1♦ ._ ..-_..�—... *ur •_ Yr-• J09 M.. 101 S0&10180 SW TIGARD STREET -... ;„=,.....11,e MARK DANE PLANNING INC. �, — XYY �� ,,, __„__ ,�,_ 12725$W GLENKAVZN$7[CEI,PCR LA43 OP 97225 VOL-rnnrkdonal.an•I:q@GrnOil.cPm Y arm _ PNe,,e:(503)332.219, EXISTING CONDITIONS — A 14 LOT SUBDIVISION I TAX LOTS 3700,3800,+900 TM 1S135CC 1 OF 4 y PLOTt6IC _ Mr 11 101100110101011,101109)150001,10)1•AB 0300001d ADDITIONAL DOCUMENTS Cheryl Caines From: Cheryl Caines Sent: Wednesday, December 16, 2015 8:44 AM To: Mark Dane Cc: Tom McGuire Subject: Tigard Fees - Burt's Landing Attachments: Cheryl Caines.vcf Mark, Below please find the fee information for Burt's Landing you requested. Pre-application fee: $718.00 Estimated Subdivision Application fee: $3909.50 (50%of the total below) $6424+ ($93 x 15 lots) =$7,819 The 15 lots is based on the 14 new lots and one lot for the existing home on tax lot 800. Please let me know if you have questions. Cheryl Caines Associate Planner City of Tigard (503)718-2437 cherylc(a�tigard-or.gov 1 Cheryl Caines From: Cheryl Caines Sent: Tuesday, December 15, 2015 10:50 AM To: 'Mark Dane' Subject: RE: Burt's Landing Mark, I had a chance to speak with Tom. A pre-dated letter will not work as you suggested in our phone conversation. The ORS is clear. I checked the supplemental materials yesterday before I e-mailed you to ensure there was no statement that no further materials would be provided. There was no reference to the matter. Cheryl From: Cheryl Caines Sent: Tuesday, December 15, 2015 9:35 AM To: 'Mark Dane' Subject: RE: Burt's Landing Tom McGuire will not be in the office until after 1 pm today. I will not have an update until after I speak with him. Cheryl From: Mark Dane [mailto:markdaneplanning@gmail.com] Sent: Tuesday, December 15, 2015 9:29 AM To: Cheryl Caines Subject: Re: Burt's Landing Just as an fyi we spoke yesterday, and we spoke Friday, concerning your request to include the additional properties. I have called the Civil, and we can get any further revisions back in. We did sign the box. under 4a. Did you check you files to make sure you don't have that ? If that has been misplaced we can give you the copy we kept. I have a meeting at the City of Portland at 10. I will come by the Tigard after that. Mark Dane Planning Inc. 12725 SW GLENHAVEN ROAD, PORTLAND OR 97225 503-332-7167 markdaneplanninq gmail.com On Mon, Dec 14, 2015 at 4:31 PM, Cheryl Caines <cherylc@tigard-or.gov>wrote: Hi Mark, Not sure if you tried to call back. I've been away from my desk this afternoon. I was thinking about the 180 day completeness issue this morning for Burt's Landing and took a look at the calendar. The application was submitted on June 16, 2015. The 180th day was yesterday, 12/13/15. According to ORS227.178(4) the application is void. (4) On the 181st day after first being submitted, the application is void if the applicant has been notified of the missing information as required under subsection (2) of this section and has not submitted: (a) All of the missing information; (b) Some of the missing information and written notice that no other information will be provided; or (c) Written notice that none of the missing information will be provided. I will ask if we can issue a partial refund for the application. If you would like to re-submit, a new Pre-app will be required. Please let me know if you have questions. Cheryl Caines Associate Planner City of Tigard (503) 718-2437 2 Cheryl Caines From: Cheryl Caines Sent: Friday, August 07, 2015 11:21 AM To: 'David D. Hunter' Subject: RE: Tigard Street Project Attachments: SUB2015-00012 Incomplete.pdf; SPC_Permits15080710240.pdf Hi David, Attached please find the incomplete letter sent in July. I've also highlighted some (not all) of the key points from the Urban Forestry Manual (link to on-line). There are examples in the appendix that show what needs to be provided and tables that you can use to make calculations. Please let me know if you have any questions. Cheryl Caines Associate Planner City of Tigard (503) 718-2437 From: David D. Hunter [mailto:ddhunterarborist@aol.com] Sent: Friday, August 07, 2015 10:45 AM To: Cheryl Caines; markdaneplanning@gmail.com; curtis.markdaneplanning@gmail.com Subject: Re: Tigard Street Project Mark, I have chatted with Cheryl Caines. I will send a separate email comment of what was discussed. David D. Hunter David D. Hunter, Consulting Arborist, LLC PO Box 324 Forest Grove, OR 97116-0324 503-319-0380 ASCA Registered Consulting Arborist#408 USFS Trained Tree Health and Risk Assessor Professional Plant Appraiser ISA Tree Risk Assessor Qualified ISA Certified Arborist# PN 1068 A www.davidhunterarborist.com ddhunterarboristaol.com Original Message From: Cheryl Caines <cherylc(a�tigard-or.gov> To: 'Mark Dane' <markdaneplanninq(a�gmail.com>; David D. Hunter<ddhunterarboristaol.com>; Curtis Eschman <curtis.markdaneplanninggmail.com> Sent: Fri, Aug 7, 2015 10:09 am Subject: RE: Tigard Street Project Hi Mark, 1 Don't see an e-mail from weeks ago,just the one from Wednesday. Left a message for David. Hopefully we can connect soon. Have a good weekend. Cheryl Caines Associate Planner City of Tigard (503) 718-2437 From: Mark Dane [mailto:markdaneplanning@gmail.com] Sent: Thursday, August 06, 2015 8:34 PM To: Cheryl Caines; David D. Hunter; Curtis Eschman Subject: Fwd: Tigard Street Project Ms Caines - can you confirm that you responded to David regarding your incompleteness letter, and his report, including what was necessary to meet the City Tree protection mitigation / requirements. He said that he sent an e-mail weeks ago and you did not respond. This doesn't seem like you so I wanted to confirm. Thank-you Mark Dane Planning Inc. 12725 SW GLEN HAVEN ROAD, PORTLAND OR 97225 503-332-7167 markdaneplanning@gmail.com Forwarded message From: David D. Hunter<ddhunterarborist@aol.com> Date: Thu, Aug 6, 2015 at 11:21 AM Subject: Fwd: Tigard Street Project To: markdaneplanning(ii),gmail.com, curtis.markdaneplanning(cigmail.com Here is the email I sent City of Tigard. Had sent one few weeks ago too. David D. Hunter David D. Hunter, Consulting Arborist, LLC PO Box 324 Forest Grove, OR 97116-0324 503-319-0380 ASCA Registered Consulting Arborist#408 USFS Trained Tree Health and Risk Assessor Professional Plant Appraiser ISA Tree Risk Assessor Qualified ISA Certified Arborist# PN 1068 A www.davidhunterarborist.com ddhunterarborist(a�aol.com Original Message From: David D. Hunter<ddhunterarboristaol.com> To: Cherylc <Cherylc(cr�tigard-or.gov> 2 Sent: Wed, Aug 5, 2015 6:28 am Subject: Tigard Street Project Cheryl, I am the arborist working for Mark Dane Planning on the Tigard Street Project. Am trying to aid on what they need to get completed with relationship to trees. I understand most of the codes, but tree health and tree conditions are not good and preservation of many of them would be not worthy. Basically how can we connect so that I can get the paperwork that is required to get the project moving forward. Thank you. David D. Hunter David D. Hunter, Consulting Arborist, LLC PO Box 324 Forest Grove, OR 97116-0324 503-319-0380 ASCA Registered Consulting Arborist#408 USFS Trained Tree Health and Risk Assessor Professional Plant Appraiser ISA Tree Risk Assessor Qualified ISA Certified Arborist# PN 1068 A www.davidhunterarborist.com ddhunterarborist( aol.com 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." 3 Tree Inventory- 10150 - 10180 SW Tigard Street Tigard, OR 97223 6-2-2015 Tad # Species Common Name DBH Av. Canopy Area Open/Stand Heritage Condition Rating # Comments 1 Acer glabrum Rock maple 6 0 open no 0 dead 2 Malus spp. Crab apple 6 706.5 open no 1 3 Prunus spp. Cherry 10 314 open no 2 4 Malus spp. Apple 10 314 open no 2 5 Malus spp. Apple 6 314 open no 2 6 Malus spp. Apple 7 314 open no 2 7 Juglans spp. Walnut 5 78.5 open no 1 8 Malus spp. Apple 15 0 open no 0 dead 9 Acer glabrum Rock maple 12 706.5 open no 2 10 Acer glabrum Rock maple 12 706.5 open no 2 11 Acer glabrum Rock maple 10 706.5 open no 2 12 Acer glabrum Rock maple 12 706.5 open no 2 13 Malus spp. Apple 10 706.5 open no 2 14 Betula pubescens Birch 20 1256 open no 2 15 Juniperus commonis Juniper 10 78.5 open no 1 16 Malus spp. Apple 11 314 open no 2 17 Malus spp. Apple 12 314 open no 2 18 Prunus spp. Cherry 6 314 open no 2 19 Malus spp. Apple 12 314 open no 2 20 Prunus spp. Cherry 7 314 open no 1 21 Malus spp. Crab apple 6 314 open no 1 22 Prunus spp. Cherry 6 314 open no 1 23 Maus spp. Apple 11 314 open no 1 24 Prunus spp. Cherry 8 706.5 open no 2 25 Malus spp. Apple 7 200.9 open no 2 26 Malus spp. Apple 7 314 open no 2 27 Prunus spp. Cherry 7 314 open no 2 28 Malus spp. Apple 5 200.9 open no 2 29 Malus spp. Pear 6 314 open no 2 30 Prunus spp. Cherry 8 1256 open no 1 falling apart 31 Malus spp. Apple 6 78.5 open no 2 32 Malus spp. Apple 7 314 open no 2 33 Malus spp. Apple 6 153.86 open no 2 34 Prunus spp. Cherry 8 314 open no 1 35 Pseudotsuga menziesii Douglas fir 6 314 open no 1 root disease 36 Pseudotsuga menziesii Douglas fir 8 314 open no 1 root disease 37 Pseudotsuga menziesii Douglas fir 9 314 open no 1 root disease 38 Pseudotsuga menziesii Douglas fir 9 314 open no 1 root disease 39 Pseudotsuga menziesii Douglas fir 10 314 open no 1 root disease 40 Pseudotsuga menziesii Douglas fir 9 314 open no 1 root disease 41 Pseudotsuga menziesii Douglas fir 10 314 open no 1 root disease 42 Pseudotsuga menziesii Douglas fir 10 314 open no 1 root disease 43 Acer spp. Maple 7 706.5 open no 1 many stems 44 Acer spp. Maple 6 314 open no 1 45 Acer spp. Maple 7 314 open no 1 46 Pseudotsuga menziesii Douglas fir 10 314 open no 1 root disease 47 Thuja plicata Western red cedar 16 1962.5 open no 3 48 Pseudotsuga menziesii Douglas fir 14 706.5 open no 1 root disease 49 Pseudotsuga menziesii Douglas fir 16 314 open no 1 root disease 50 Pseudotsuga menziesii Douglas fir 8 78.5 open no 1 root disease 51 Pseudotsuga menziesii Douglas fir 8 314 open no 1 root disease Prepared by David D. Hunter, RCA#408 6/11/2015 Page 1 Tree Inventory- 10150 - 10180 SW Tigard Street Tigard, OR 97223 6-2-2015 52 Pseudotsuga menziesii Douglas fir 11 314 open no 1 root disease 53 Pseudotsuga menziesii Douglas fir 14 200.9 open no 1 root disease 54 Pseudotsuga menziesii Douglas fir 9 78.5 open no 1 root disease 55 Pseudotsuga menziesii Douglas fir 12 200.9 open no 1 root disease 56 Pseudotsuga menziesii Douglas fir 6 0 open no 0 root disease 57 Pseudotsuga menziesii Douglas fir 10 78.5 open no 1 root disease 58 Pseudotsuga menziesii Douglas fir 7 78.5 open no 1 root disease 59 Pseudotsuga menziesii Douglas fir 6 78.5 open no 1 root disease 60 Fraxinus pennsylvanica ash 11 706.5 open no 2 61 Fraxinus pennsylvanica ash 11 706.5 open no 1 62 Fraxinus pennsylvanica ash 12 314 open no 2 63 Fraxinus pennsylvanica ash 10 314 open no 1 64 Fraxinus pennsylvanica ash 10 314 open no 1 2 stems at base 65 Fraxinus pennsylvanica ash 15 706.5 open no 2 66 Acer saccharinum Silver maple 13 314 open no 2 67 Acer saccharinum Silver maple 10 314 open no 1 2 stems at 4' 68 Acer saccharinum Silver maple 6 78.5 open no 1 69 Acer saccharinum Silver maple 14 314 open no 1 all growth one side 70 Acer saccharinum Silver maple 14 1256 open no 1 4 stems at 6' 71 Acer saccharinum Silver maple 6 78.5 open no 1 72 Acer saccharinum Silver maple 16 1256 open no 1 multiple stem at DBH 73 Acer saccharinum Silver maple 20 706.5 open no 1 74 Acer saccharinum Silver maple 14 706.5 open no 1 2 stems at 3' 75 Acer saccharinum Silver maple 6 314 open no 1 3 stems at 4' 76 Acer saccharinum Silver maple 12 1962.5 open no 1 4 stems at DBH 77 Acer saccharinum Silver maple 23 1962.5 open no 1 78 Acer saccharinum Silver maple 20 1962.5 open no 1 stems at DBH 79 Picea engelmannii Engelmann spruce 12 314 open no 2 80 Picea engelmannii Engelmann spruce 15 314 open no 2 81 Picea pungens Blue spruce 10 314 open no 1 82 Acer palmatum Japanese maple 6 314 open no 2 83 Picea pungens Blue spruce 14 706.5 open no 2 84 Sequoia sempervirons Coast redwood 29 1256 open no 2 85 Sequoia sempervirons Coast redwood 44 1962.5 open no 2 86 Sequoia sempervirons Coast redwood 28 1962.5 open no 2 87 Picea pungens Blue spruce 13 314 open no 2 88 Cedrus atlantica Atlas cedar 19 314 open no 2 89 Pseudotsuga menziesii Douglas fir 18 706.5 open no 2 90 Cedrus atlantica Atlas cedar 23 1256 open no 2 91 Picea pungens Blue spruce 6 153.86 open no 1 92 Maus spp. Crab apple 6 314 open no 1 93 Malus spp. Pear 6 78.5 open no 1 94 Malus spp. Pear 7 314 open no 2 95 Malus spp. Apple 6 314 open no 2 David D. Hunter„Consulting Arborist 96 Prunus spp. plum 7 314 open no 1 Po Box 324 97 Prunus spp. plum 6 153.85 open no 1 Forest Grove, OR 97116 98 Prunus spp. plum 6 314 open no 1 503-319-0380 99 Prunus spp. plum 6 706.5 open no 1 many stems www.davidhunterarborist.com 100 Malus spp. Apple 9 314 open no 2 3 stems at 4' 101 Acer palmatum Japanese maple 6 314 open no 3 Prepared by David D. Hunter, RCA# 408 6/11/2015 Page 2 11111 TIGARD City of Tigard July 7, 2015 Mark Dane Mark Dane Planning,Inc. 12725 SW Glenhaven St. Portland, OR 97225 RE: Completeness Review Tigard Street Subdivision (SUB2015-00012) Dear Mr. Dane: On June 16,2015 the City received submittal of your application materials for a 12 lot subdivision located at 10150/10180 SW Tigard Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is still necessary before the application can be deemed complete. 1. Preliminary Plat • Provide a revised preliminary plat showing dimensions for lots, tracts, streets, easements, etc. • Provide a copy of the Plat Name Reservation form approved by Washington County to show compliance with 18.430.040.A.2. and ORS92.090 (1). 2. Access,Egress,Circulation 18.705.030.H.4 requires 125 feet spacing of local streets along a local street. Tigard Street is a neighborhood route which must meet local street access requirements. Provide the distance to the closest street intersection in the narrative. 3. Landscaping and Screening—Street Trees 18.745.040 A-G addresses the street tree requirements. The narrative states that street trees will be provided and planted according to the standards in the Urban Forestry Manual. The manual is available on-line at http://www.tigard-or.gov/city hall/urban forestry.php. • Provide plans showing the location, species, and size of the street trees to be planted. • Provide facts in the plans and narrative that show how the street tree plantings will satisfy the requirements in Section 2, Part 1, F of the Urban Forestry Manual. Include proposed locations of driveways, underground utilities, fire hydrants, utility boxes, etc. on the plan. • Provide a plan and calculations meeting the requirements of Section 12, Parts 2& 3 of the Urban Forestry Manual. See the examples found in Appendices 11 & 12 of the manual. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov 4. Urban Forestry Plan 18.790.030 outlines the requirements for an Urban Forestry Plan. Tree Preservation Removal—the arborist's supplemental report states that due to condition issues no trees are recommended for preservation. The existing conditions plan shows trees with notations of"trees to be removed" near groups of trees. However, it is unclear which trees are being removed. If all trees are being removed, please make a statement in the narrative that all trees are being removed and that a protection plan is not necessary. Tree Canopy & Supplemental Report — the narrative refers to the arborist's report; however, the report does not address canopy, soil characteristics, soil volume, etc. Please provide a plan and supplemental report that outlines how the canopy requirements will be satisfied in accordance with Section 10, Parts 2& 3 of the Urban Forestry Manual. See the example plans and templates found in Appendices 8&9. 5. Street and Utility Improvements 18.810.030.H Street alignment and connections. A future street plan was provided. Address how the proposed plan meets these requirements. 18.810.040 Blocks — address how the proposed design meets block length standards in relation to street and bike/ped connections. 18.810.060 Lots—how do the proposed lots meet these lot standards? 6. The items in the enclosed public facility completeness checklist must be addressed. Any questions pertaining to public facilities can be directed to Greg Berry at (503)718-2468. Please provide 3 copies of each revised document. If re-submitting individual pages/sheets you must replace them in the existing packets previously submitted. Should you have any questions with regard to items 1-5, please contact me at 503-718-2437. Questions regarding public facilities (#6) should be directed to Greg Berry, Project Engineer, at 503- 718-2468. Sincerely, Cheryl Caines Associate Planner cc: SUB2015-00012 Land Use File i 1 g " PUBLIC FACILITY PLAN 1 Project: Tigard Street Subdivision COMPLETENESS CHECKLIST Case No.: SUB2015-00012 T I G A R I) Date: July 6, 2014 GRADING ® Existing and proposed contours shown. Label new contour lines ® Does proposed grading impact adjacent parcels? ❑ Adjacent parcel grades shown. None shown O Geotech report submitted Submit preliminary geotech report STREET ISSUES ❑ Right-of-way clearly shown. Show RM/dedication for Tigard St, more clearly. A dedication of 5 feet is required ® Street name(s) shown. Show proposed name of"A"street C. Exist/proposed curb or edge of pavement shown. ❑ Street profiles shown. Provide profile extended 300'beyond site limits. For "A"street and Tigard St. Future Street Plan: Must show street profiles, topo Show future street plan and profile. ❑ on adjacent parcel(s), etc. Move future street north of 10121 & 10157 as this is a newer development ® Traffic Impact Report N/A ❑ Street grades compliant? Provide profiles 0 Street widths dimensioned and appropriate? "A"Street is appropriate. Show Tigard Street appropriately ® Private Streets? Less than 6 lotswidth appropriate? N/A ❑ Other: Show emergency vehicle turnaround SANITARY SEWER ISSUES El Existing/proposed lines shown. Show MH information at the connection C3Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/sizes noted? Show sizes ❑ Existing/proposed fire hydrants shown? Show hydrants ❑ Proposed meter location and size shown? Show meters ❑ Proposed fire protection system shown? N/A STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Prelim. sizing calcs for WQ/detention provided? ❑ Facility area matches requirements from calcs? Provide detention and calculations ❑ Water quality/detention facility shown on plans? Provide water quality(mechanical methods not al/owed)and detention Show facility and provide revised calcs ® Facility shown outside wetland buffer? N/AClStorm stubs to adjacent parcels required/shown? N/A The submittal is hereby deemed ❑ COMPLETE (Provide information noted above with PFI) I INCOMPLETE (Resubmit) By: yLJJ l)4, Date: July 6, 2015 I:\ENG\Devel ment Engineering\_LANDUSE_PROJECTS\Tigard St\Tigard Street Subdivision\SUB2015-00012_Completeness.Docx LANDUSE APPLICATION Project: SLe Ba ► s - ► Date: 1 -7 COMPLETENESS REVIEW COMPLETE y.INCOMPLETE STANDARD INFORMATION: [SrDeed/Title/Proof of Ownership Neighborhood Mtg.Affidavits,Minutes,List-of Attendees El USA Service Provider Letter • . :• • .. . - Ir Pre-Application Conference Notes ❑ #Sets Of Application Materials/Plans-"Paper Copies" ❑ Impact Study(18.390) ❑ 1 #Sets Of Application Materials/Plans-"CD's" es - • - : ••- ..•. •:. • -- NOTE: Envelopes are not due until your application has been deemed substantially complete by the Planning Division. You will be notified by letter when it is time to obtain your labels for the envelopes. PROJECT STATISTICS: ❑ Building Footprint Size ❑ %of Landscaping On Site ❑ Lot Square Footage ❑ %of Building Impervious Surface On Site PLANS DIMENSIONED: ❑ Building Footprint ❑ Parking Space Dimensions (Accessible&Bike Parking) ❑ Access Approach and Aisle ❑ Building Height ❑ Visual Clearance Triangle Shown ❑ Truck Loading Space Where Applicable ADDITIONAL PLANS: • ❑ Vicinity Map ❑ relriteetural Plan N Tree Inventory Existing Conditions Plan ❑ beee�e42 El Ugh ng Plaa Site Plan TREE PLAN/MITIGATION PLAN: - (,t..rh a✓l 1O S I'll P( 0 r, ❑ 'Trte. TreSery/a nun 4- •Reh40,1-.4-1 Tic-, ❑ ❑ -T'rcC °[ ,rsop4 St-1-c Pta✓i ❑ 6tap:Ace..er• rc p 0'r-}- ADDITIONAL DITIONAL REPORTS: (list any special reports) A ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) 18.630(Washington Square Re*ional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) ❑ 18.705(Access/Egress/Circulation - IOC_wI 0 18.780(Signs) ❑ 18.350(Planned Development) 18.710(Accessory Residential Units) 54-14-1-'k 0 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) ® 18.715(Density Computations) N 18.790(Tree Removal ❑ 18.370(Variances/Adjustments) El 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) ❑ 18.380(Zoning Map/Text Amendments) tia18.725(Environmental Performance Standards) 18.798(Wireless Communication-Facilities 21 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) El 18.810(Street&Utility Improvement Standards) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) ❑ 18.420(Land Partitions) 1 • •• ''••. s ❑ 18.430(Subdivisions) 18.745(Landscaping&Screening Standards)) Kr 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) El 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) El 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) p 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: fLtAlAre. 5 --t-e--4-5 : l a-el Via511 rti4-8n Cow .- 1( 6L4-- Fes erVc-4;aSgaege2E 02.0I:\curpin\masters\forms-revised\land use application completeness review.doc (Updated:20-May-08) LEGEND: ~ p . /\- Some Symbols shown maynot be used on y-T map DIT INLET 0" 99�DECIDUOUS TREE RIM 62.99 r" • SO.\1ti's00�` ��LE I T (S) 161.29 9# \�` \6 \g9 . c , -'min EVERGREEN TREE _. \ \� ® STORM SEWER MANHOLE Q. / /" , DO SANITARY SEWER CLEANOUT Q C• ATCH BASIN ® SANITARY SEWER MANHOLE A A WATER VALVE C.B. *gully ,� Q W• ATER METER RIM 161.71 / I.E. IN (N) OUT (S) 159.61 �/ Zr FIRE HYDRANT 11"° - TEL JBOX . o BOLLARD / I// 36� cv _ / / iil �Q G• AS VALVE WM! /� flBEROPTIC Q GAS METER / wv VAULT 1 \\ —0— SIGN �J .. �`,•� . 0 MAILBOX �' • UTILITY POLE SAN. M.H. ,i 20"F ` O. leF RIM 162.30 ��, \ \ # LIGHT POLE I.E. IN (NE) OUT (S) 151.85 / �, © ELECTRIC METER LADDER ON W. SIDE / s \ . . T. --E3 UTILITY AND UGHT POLE VM♦ I '• • `• • HOUSE -) GUY WIRE Y* *•.f4.-:'...1.•"(::• �� �''DS g 4 0 * TRAFFIC SIGNAL. POLE p� / / �$.0\ �\ _ • ® ELECTRICAL POWER PEDESTAL C.B. �` !GM SHED 111640 Q ti #11642 110250 #10200 �� �� ® COMMUNICATIONS PEDESTAL I.E. IN (N) OUT (S) 158.62 -. ��L t ..RIM 161.02 N-6 Q COMMUNICATIONS MANHOLE 01; ~ 14'F• 163 IL 10 T.L. 4800 T.1. 200 T.L 100 OVERHEAD UNE FLOWUNE WOOD PLANTER WATERiff TEL JBOX p � 6'M 5 � ' :ORVITAE XG GAS UNE / c;, 40 16'F /ji a Allill live XE ELECTRICAL UNE a' 4� _ S 89'57'00' E 366.72' COMMUNICATIONS LINE ,� f gur --,, Llyd OM.911111110 MOI0 f04104.f�S �� �IMIWOI f.ii>f f(0 !>•i `t i T.L 500 ,Q, to SANITARY SEWER UNE f• ..•:.�::..•� 24"CE# j �,` 12� , \-4S STORM DRAIN UNE . ` s %.. •...: ♦_ 1.� C Q l 0 ^l= }(}if WATER UNE *♦, /j •. , rsi4 6� • 0.z. ^�� ❑ FENCEUNE air/ Q .� i' c *e �+� TREES TO ca LOVED 0 ELECTRIC RISER Sr: i ! HOUSE #11700 �. (2) J TREE 0 BE REMOVE{ ,- ,. L - UTILITY RISER / t +�c 4� �� "ft f� j 0 TREES TO BE :? •:��. •, � 0 d. Q. -. �4bt. %,.. 0 6b, WATER MANHOLE ` / ' 0 Of ` ` F j0 \ \ S fC:64- ---*--Cf% #I z l Q Q � ANCHOR ,,,�..>> p 0 '� J� R S TO B9� # • � tt� + `' 6 NK �,^ �� arc 01i46, POLE , �f it i'% —411111.111fter.— 034%3 ' (::) t A 41/4 ACik • •..,:. .4.. Ck 0 ; D . ......... t .1A.j!1 s ;1 . i w Our.ifrp 16,3 G�` ' ' '� '�jrs 0 Qom' `° a, o 1 fj B . 0 _1 DS GREENHOUSE 1r *t w 1R 0 D . .c � ,� M • BRICK1 1 J PATIO �. 6ts, TREES 043E REMOVED .4 4 . , \T\f7 4 ,��, ., #10180 .:i‘ ,o4 161 f HOUSE �fF.F.16222 . - �>r �, '6s � � �� �/, ti��� `, � •�%�TEL JBOX f - #11730 SHED GREEP'.HOUSE *`1 ►', �f /.SES SAN = : g • M ' T4 BE DEMO S ai .1 • tril :,:::. `�� l 1 TREES T E '•�t� faf `/ PLAYHOUSEf^^ ARPORT I } HOUSE `� tj,�4 �SAN, M.H. a l ' 6 !WOOD FENCE ,,� .c. 1 - } BE DEMOCI' �ERIM 159.06 ;b y4. . \ • . 4 WIRE FENCE �� ,��, I a, tiIN (N) 15D.86 i//f7 T {��"� , ��-+� �..1' 44 4 .` 44 1 R l` . , \5g M• utak) T� t 3;:moil �� •. ,`o ,o .`ti I GARAGE .� .�` - - - ,� :,� acL..i 0 0 C) 0 0 0 L- \ TO BE DEMOUSFIED • o ' T.1. 701 N IL 702 .. "I A.C. TRACT A' PARCEL 1 s= ` TREES TO BE EMOVED \ )C.-) 4.:141ii 7* \\\G' ALL TREES UNKNOWN/,I.E. jt #11742 „ry ^ry. ti d titi 1 ry ry T.L. 3900 ..f 5' ARBORVITAE 0 - 0 0 00000L1 00 - - - - . . - As.w•A . 12' CONC. CULVERT HEDGE 11 LE 156.17 4t, A AQP ' MLP 89 - 12 RI 0 �� * \ , • E. 156.48 •` � . TO BE REMO ,s '- v ' *I' v*/ ito- -s. 0 t‘ ,v\ \ • BE DEMOLISHED \ 'vilit4\ J r_..L 0 0 0 - #10150 TRAILER 6� LE 156.12 HOUSE PARCEL 3 ; R72 162 \ Nv %it. #11770 1164 P - \ -...\*77.- .. .4‘"ID / , j6, lee I j IL 700 IL 703 IL 3800 IL 3700 `� ` Is,I * F ti ` SINISIHMINIAlklailliad _ _ _ _ 1. o o N 89'49'54' W 520.83' Gy ANCHOR POLE F . #11820 T.L 800 5 ARBORVITAE . ;� HEDGE TEL JBOX GRAPHIC SCALE IL 3600 30 0 15 30 60 120 I #10140 RECEIVED mmidaimIwzA•micziesP' - , \ JUN 16 2015 ( INi< ;r ) CITY OF TIGARD PLANNING/ENGINEERING 1 INCH = 30 loNST • . \ IL 3500 - SYM REVISION BY APPROVED DATE DRAWN MSD 4/14/14 sUs'rI'rLE JOB JOB NO.: 10150 & 10180 SSV TI GARD STREET DWG. NO.: DWG CHECKED MSD 4/14/14 MARK DANE PLANNING INC. : • ENGR. slim: SCALE 12725 SW GLENHAVEN STREET, PORTLAND OR 97225 EMAIL: markdanep(anning®gmaiLcom PHONE: 503 332--7167 EXISTING CONDITI 0 3800 + 900 TM 1 S 135CC 1 OF � A 14 LOT SUBDIVISION TAX LOTS 370 , 9 PLOTDATE CADFILE LEGEND: Some Symbols shown may not be used on map jl DITCH INLET _ ! RIM 62.99 - �•0��` 5s�p� � aG DECIDUOUS TREE / I.E. OUT (S) 161.29 S '� �� LSl 1.\�a•its.- - 0 EVERGREEN TREE f STORM SEWER MANHOLE s / \/ ' 0 SANITARY SEWER CLEANOUT / / CATCH BASIN ® SANITARY SEWER MANHOLE / / DQ WATER VALVE C.B. / Q WATER METER a RIM 161.71 / I.E. IN (N) OUT (S) 159.61 / 0 FIRE HYDRANT /� o BOLLARD / cv . 0 / / A GAS VALVE / , ® GAS METER / 0 / --°--SIGN / O/ . C7 MAILBOX R23 UTILITY POLE SAN. M.H. 0 RIM 162.30 zx UGHT POLE I.E. IN (NE) OUT (s) 151.85 © ELECTRIC METER LADDER ON W. SIDE 5 UTILITY AND LIGHT POLE -) GUY WIRE0 , 0 --- ' t TRAFFIC SIGNAL POLE // �,�1'�® ELECTRICAL POWER PEDESTAL C.B. fqPM #11640 �'� #11642 #10250 #10200RIM 161.02 / 0® COMMUNICATIONS PEDESTAL LE. IN (N) OUT (S) 158.62 4401t_:= / 0 COMMUNICATIONS MANHOLE ,/ IL 400 IL 4800 IL 200 IL 100 OVERHEAD UNE xG GAS UNE o// 2O' PUBLIC SDE & SSE XE ELECTRICAL UNE _ S 89'5700' E 366.72' •COMMUNICATIONS LINE ,/ } 195 // LL 500 , SANITARY SEWER LINE vi, . STORM DRAIN UNE . T ---7 r- F 'L �� . . XV— WATER UNEI . FENCE WATER 4 <1M LOT , LOT 7 LOT 8 LOT 4 TOT 5 ELECTRIC RISER ,,,'��° / #11700 8,233 SF6,426 SF 8,047 SF 9 20$ SF 6,651 SF '\ 0 UTILITY RISER a 6 / ISO WATER MANHOLE + "` / I i -•.�. / CO I ..�, , ( ------ �_ L-- ,____ ____JL II ....---- \ : ... . "s 0/30,., ss .., '.s."*.,,,,../ ......, ...., .I' ''''' .0''''''.°° '''''#°°°.\ 1 1 r 414 , \ , ; , 1 , ,I ' 0CM \ \ F" 7,000 SF • / . LOT 9 LOT 1 ...''''s1 L L ' H \ LOT 2 7,000 SF / / ' #11730 N •p----&-PP-: 60SAN M ````– --= ---- •\\\ 8,233 SF SANco. LOT 3 LOT 4 RMA159.06 ,• ,���� .'/ 6,444 SF ,,oco 6,651 SF I.E. - IP LOT 5 IN L @ LOT 6 6,426 SF i IL 702 ``, • 7 L 701 r- LOT 8,047 SF TRACT A 11 7 PARCEL 1 Z q T U 91 208 SF \V\ #11742 j) LOT s LOT 9 7,715 SF I / LST 2 1 � 7,00 SF 7,181 SF \ _ 8,033 SF MLP 89 - 12L ____ _ J 1 \ r ____ ____ _____\ \-- • LOT 10 ,// [01117812SF 1 1,„/ \ \ , �� LOT 1 = LOT 129,424SF r LOT 12 LOT 11 —� 8,033 SF 7,181 SF 7812 SF \ LOT 13 9 424 SF \ PARCEL 3 PARCEL 2 - LOT 14 7,202 SF "/ LOT 14 \ \ \ . #11770 #11764 , LO- 1 7,202 SF f// 7,00C SF . \ \ \__ \ IL 700 IL 703 L- LL-38I3� T.L. /00 T I N 89.491541 W 520.83' . . 111820 IL 800 s: GRAPHIC SCALE IL 3600 30 0 15 30 60 120 #10140 \ . I� I� ( INS ) 1 INCH = 30 FEET IL 3500 \\ SW REVISION BY APPROVED DATE DRAWN BY MSD 4/1114 /14 SUBTITLE JOB NO.: JOB CHECIMD MSD 4/14/14 MARK DANE PLANTING INC610150 & 10180 SW TIGARD STREET . x0'' DWG IIdGR. TITLE ' 12725 SW GLENHAVEN STREET, PORTLAND OR 97225 EMAIL: markdaneplanning®gmail.comSCALE • PHONE: (503) 332-7167 PRELIMINARYPLAT ' . . . , A 14 LSUBDIVISION + 2 OF 4 TAXLOTS 3700, 3800, 900 TM 1S135CC PLOTDATE CADFILE LEGEND: Some Symbols shown may not be used on map / DITCH INLET �,`.�' o,N DECIDUOUS TREE f/ RIM 62,99 SO.O'' .513 0°c e= . / I.E. OUT (S) 161.29 0 ���5�161,59 0 EVERGREEN TREE ' ' f/ �.\���`aye , ® STORM SEWER MANHOLE / � • PROP. ROW q R/W DO SANITARY SEWER CLEANOUT // ,. 54—FT RIGHT OF WAY Q CATCH BASIN / / Q SANITARY SEWER MANHOLE • / Mnr WATER VALVE C.B. "Y. © WATER METER RIM 561.71 � 1' FRONTAGE ca 5.0' 5' 5' PUNIER 5.0' SIDEWALK STRIP 32—FT PAVEMENT STRIP SIDEWALK 1.E. IN (N) OUT (S) 159.61 ZONE r fRaNTACE IcC FIR£ HYDRANT O.5' 0.5' ZONE CURB CURB�' 2.oX 2.0X ( 2 OX 20X O BOLLARD / } t2OX _ - t2.OX cv�Q GAS VALVE •.© GAS METER O , rel\ NEW CURH PER STD NEWCURB PER STD .�� DETAIL RD700 DETAIL RD700 PER sTD DET/UL RD72o SW 'A' DRIVE — TYPICAL SECTION SIGN \1111\....---- * , INSTALL STANDARD SIDEWALK Q MAILBOX \ V ,66 dr SCDRE WITIi 3'X3' GRID PATTERN SCALE: 1' Ms U71UTY POLE _SAN. M.H. `` 11 if Q a 5' RIM 162.30 # UGHT POLE I.E. IN (NE) OUT (S) 151,85 14, f ., I� ELECTRIC METER LADDER ON W. SIDE 5 \i, \\ UTILITY AND UGHT POLE /11/41!!!! p PROP. ROW • R/W --) GUY WIRE 0. RIGPHTOFWAY0 r TRAFFIC SIGNAL POLE �,0�� �'® ELECTRICAL POWER PEDESTAL C.B. / 1f M 111640 1'� #11642 110250 #10200 1� RIM 161.02 �// QQ s.o• Pu�TEe.. . 945' O AVEL ® COMMUNICATIONS PEDESTAL I,E, IN (N) OUT (S) 158.62 / dill : ��ry, / f `163 SIDEWALK STRIP 18—FT HALI STREET 14-Ftr LX PAVEMENT LDER 8 COMMUNICATIONS MANHOLE / / T.L 10 T.L 4800 T.L 200 T.L 100 G� cuRH ._�. OVERHEAD UNE 20X 2.Oz ±2.0% t2 OX XG GAS UNE / — -- AN 1 XE ELECTRICAL UNE � z r3' — ---,a— — , — \1 S 89700 E 366.72 NEVI culla PER STD COMMUNICATIONS UNE • t \v ,q- , DETAIL RD700 T.L 500 INSTALL STANDARD SIDEWALK SANITARY SEWER UNE PER STD DETAIL RD720 SW TIGARD STREET— TYPICAL SECTION STORM ` SCORE WITH 3'X3' GRID PATTERN SCALE: 1" y DRAIN UNE / i !jp � ' ;1XW WATER UNE ,['� I TT \FENCEUNE / '[iM ILO Ia, O I 8 \\ I- LO 4 1 \ 5 lk LOT •0 ELECTRIC RISER / ��'` ti #11700 • • "1 SF 6,426 SF 8,047 SF -^ 08 SF \ �.--- �r,_, j, 8,23 ' SF i . , � \___. ��� Q UTILITY RISER / f lifill \ \ ?' .' ` WATER MANHOLE / -ow; 43 ,CQ ' \ I I 1'i OIL 1114111111111 / 4V \ - / 4 /11 1 1 M 'I'"'� -�,. LOT t \\\-; \c) / / , / ,,,,..,- 4 © .,�—, IEIL .4;) 7,715 s�M .: / ii 16 f F,F.162,22 ��"` .. . � �,' ` \/ 1111730 N '�f . ,�``' �� /� • SAN Pi ,� ,Nri � `` 0 , Q / • coo LOT 3 . �.. SAN. MM. , 6 444 SF —.�r + = , k: RIM 159.06 / t. �` _�� ��� ; 4111111M ill 1 I.E. IN N 150.86 /� 1 a ��„ 4 „001+ ' \ te?\. t/ , if.,,„ me' .� — T.L 702Li c ����r� ` ��T.L 701 °� w � . WMA 1 i TRACT 'A' _ PARCEL 1 c �a. `1�I . �% 1111742 ;* 111111.°°- -‘1*N .*\ 40\ \ 1111 ,= L , 3900 111114* .moo.,,, ...w...&.:vi\i, \ %wow _ 7,0 1111SF iii.,____ 1/4. \ _ \ \ Ili__ ,181 SF Nik ,, ' . LaT 2 11 LI \ ,\ , f • MLP 89 - 12 , / , , . _ LOT , , LITIllhick..07,1k1 \\\ ;,4 ;: / � _ 1 \ 78 , SF 8,033 SF •� M 94 \ PARCEL 3 PARCEL 2 182 •� , D 111141111 #1170 LST X11764 ._ ,, 4 \ \ \ \ ,58 � LO �11111 a 1 `� 7,202 SF �, 8 / . 7 fa SI: /// T.L 700 T.L 703 .n.� T.L 3800 7 L 'i 0 1 01 ,I, �a i N 89.49'54' W 520.83' 111820 IL 800 �' ,N4lip ►: GRAPHIC SCALE IL 3600 v \ 30 0 15 30 60 120 1110140 11611111121MMIIIMMalla \ \ . ( n1 FEET ) \ . , 1 INCH = 30 FEET ♦` IL 3500 SW REVISION BY APPROVED DATE I DRAWN BY MSD 4%14/14 SUBTITLE JOB NO.: 10150 & 10180 ST TIGARD STREET gJOB CCD MSD 4/14/14 MARK DANE PINC. �� DWL Errc>R. 12725 SW GLENHAVEN STREET, PORTLAND OR 97225 EMAIL: markdaneplanning�gmail.comSCALE _ urriLiTyCHECKED 332 7167 I� PHONE. (503) A 14 LOT SUBDIVISION TAX LOTS 3700, 3800, 900 TM 1 S 135CC 3 OF z.... PLOTDATE - CADFILE