Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
SUB2014-00001
SUB2014-00001 OAK STREET ESTATES SUBDIVISION NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2014-00001 M& P. OAK STREET ESTATES SUBDIVISION 120 DAYS = 8/20/2014 SECTION I. APPLICATION SUMMARY FILE NAME: OAK STREET ESTATES SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2014-00001 Sensitive Lands Review SLR2014-00001 REQUEST: The applicant is requesting subdivision approval for a thirty- eight lot subdivision of an 8.84 acre two parcel site located north of SW Oak Street, mics -block between SW 69`" Avenue and SW 66 Avenue. The applicant is also requesting a sensitive lands review for slopes than 25 A is to the development from SW greater percent. public street proposed serve Oak Street which connects to SW 69th Avenue to the west of the site. APPLICANT: AKS Engineering & Forestry, LLC Chris Goodell 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 OWNER 1: Oak Street Holdings Company SB LLC, VLB Oak Street LLC & Armory Holdings, LLC 3825 SW Hall Boulevard Beaverton, OR 97006 OWNER 2: Joan E. Newman Trustee of Betty Jean Weber Trust 7392 SW Tenino Lane Tualatin, OR 97062 LOCATION: 6700 SW Oak Street; WCTM 1S136AA, Tax Lot 00201 10240 SW 69"' Avenue; WCTM 1S136AA, Tax Lot 00301 ZONE: R-4.5: 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. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.390, 18.430, 18.510, 18.705, 18.715, 18.725, 18.765, 18.775, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the preliminary subdivision and sensitive lands review request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this decision. NOTICE. OF DECISION YAGI? 1 Ol; 24 SUB2014-((X)01 / SLR2014-0(")1- OAK STRFET I'STMES SUBDIVISION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the COMMUNITY DEVELOPMENT DEPARTMENT ATTN: Agnes Kowacz, 503-718-2427. The cover letter shall clearly identify where in the submittal the required information is found: Prior to any ground disturbance work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the urban forestry plan and send written verification with a signature of approval directly to the city manager or designee within one week of the site inspection. 2. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non- compliance with the urban forestry plan and send written verification with a signature of approval directly to the project planner within one week of the site inspection 3. Prior to any ground disturbance work, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation. 4. Prior to any ground disturbance work, the applicant shall provide a tree establishment bond that meets the requirements of Urban Forestry Manual Section 11, Part 2. Prior to PFI permit submittal, the applicant shall provide a revised site plan showing the required street trees or pay a fee in lieu. 6. Prior to issuance of the PFI permit, the applicant shall the water quality manhole to the street instead of the easement between Lot 8 and 9. Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard-or.gov) for review and approval: 7. Prior to PFI submittal, the applicant shall obtain city approval of the street name. 8. Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover street, drainage, and utility improvements and any other work in the public right-of-way. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard- 2 L.gov). a. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee," and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project document. b. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition (and any subsequent versions or updates)". 9. Prior to issuance of a PFI permit the applicant shall provide a preliminary access report which verifies that design of all site driveway and street connections are safe by meeting appropriate standards such as roadway geometric standards and sight distance. NOTICE OF DECISION PAGE 2 OF 24 SUB201401001 / SLR2014-00001- OAK STREF,T ESTATES SUBDIVISION 10. Prior to issuance of a PFI permit, the applicant shall obtain city approval of a preliminary plat showing sufficient right-of-way dedication to provide a public right-of-way half -width of at least 29 feet along the frontage of the subject property along SW Oak Street, a full width of at least 50 feet along internal streets, and a three-quarter width of at least 42 feet (with slight modifications at the southern end of the site) along 69`h Ave. Eight foot public utility improvements shall be provided along the abutting property frontages. A 20 -foot easement shall be shown for the pedestrian pathway/stairway connection from `A' Street to SW Ventura Drive. 11. Prior to issuance of a site permit the applicant shall obtain city approval of design plans for: (A) a half -street improvement of SW Oak Street along the site frontage to an 18 -foot paved half - width with pavement tapers on each end plus a curb, 5 -foot wide planter strip (with street trees and lights) and 5 -foot wide sidewalk; (B) improvement of SW 67`h Avenue and A Street to a 28 -foot paved width within a 50 -foot right- of-way with 5 -foot wide planter strips (with street trees and lights), 5 -foot wide sidewalks and a designation of which side of the street parking will be permitted; (C) improvement of SW 69`h Avenue within and abutting the subject property to a three-quarter street section with a 24 -foot paved width plus curb, 5' planter strip (with street trees and lights), and 5' sidewalk within a 42 -foot right-of-way. The right-of-way may narrow slightly at the southern end of the subject property to transition to meet the existing right-of-way of 69`h Ave. (D) partial improvement of SW 69`h Avenue (from the subject property to Oak St) to a minimum 24 - foot paved width. (E) A 10' wide pathway/ stairway connection from `A' Street to Ventura Drive within a 20 -foot easement. 12. Prior to issuance of a 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. 13. Prior to issuance of a PFI permit the applicant shall obtain approval from the city engineer and other appropriate agencies of the final stormwater report and the final design of the storm drainage system to serve the site and any downstream impacts. 14. Prior to issuance of a PFI permit, the applicant shall provide approval from Tualatin Valley Fire & Rescue (FVF&R) for access, hydrant placement and fire flow test of nearest hydrant. 15. Prior to issuance of a PFI permit, the applicant shall pay the addressing fee. (STAFF CONTACT: Paul Izatt, Public Works). 16. Prior to issuance of a PFI permit, the applicant shall obtain approval from the Tualatin Valley Water District for the proposed water system and connections and any offsite improvements necessary to accommodate this service. 17. Prior to issuance of a PFI permit, the applicant shall obtain city and Clean Water Services (CWS) approval of design plans for water quality as required by Clean Water Services Design and Construction Standards and the City of Tigard and shall address potential downstream drainage issues, and shall include a proposed maintenance plan. 18. Prior to issuance of the site permit the applicant shall obtain city approval of plans to provide adequate downstream drainage. NOTICE OF DECISION PAGI�; 3 OF 24 SUB2014-00001 / SLR2014-0(X101- OAK SIREET ESTATES SUBDIVISION 19. Prior to issuance of a site permit, a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop 20. Prior to issuance of a PFI permit the applicant shall obtain a 1200-C or 1200 -C -N General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act and comply with all other applicable erosion control requirements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg�d>tigard-or.gov) for review and approval: 21. Prior to final plat approval, the applicant's engineer shall obtain city approval of a final access report that verifies design of driveways and streets are safe by meeting standards for adequate sight distance and other appropriate design parameters. 22. Prior to final plat approval, the applicant shall dedicate additional right-of-way to provide 29feet from centerline on SW Oak Street on the final plat. The applicant shall complete all improvements as listed in condition 11. 23. 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. 24. 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. 25. Prior to final plat approval, the applicant shall obtain approval from the Tualatin Valley Water District and the city engineer of the construction of the water system to serve the site and any offsite improvements necessary to accommodate this service. 26. Prior to final plat approval, pay the fee in -lieu of undergrounding the existing overhead utility lines along the frontage of SW Oak Street. All other utilities serving the development shall be constructed underground. 27. Prior to final plat approval, the applicant shall provide written certification from a geotechnical engineer that all aspects of construction have been completed in accordance with the geotechnical engineer's report and recommendations. The geotechnical engineer shall also certify that any unanticipated site conditions have been addressed in accordance with appropriate standards and best practices and that the development has been constructed safely, the stability of the site has been maintained, landslides, sloughing, or other problems will be avoided now and in the future, and that no negative effects of the development will impact neighboring properties or streets. NOTICE OF DECISION PAGE 4 OF 24 SUB2014-00001 / SJ 82014-00(X)1- OAK STREET ESTATES SUBDIVISION 28. Prior to final plat approval, all aspects of the proposed infrastructure (such as transportation, storm drainage, sanitary sewer, water, utility, etc.) shall be in place and operational with accepted maintenance plans. The developer's engineer shall provide written certification that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg(ci)tigard-or.gov) for review and approval: 29. Prior to issuance of building permits, the applicant shall submit a paper copy of the final recorded plat. 30. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. 31. Prior to issuance of building permits, all elements of the proposed infrastructure (such as transportation, sanitary sewer, storm drainage, water, etc.) shall be in place and operational with accepted maintenance plans. The developer's engineer shall provide written certification that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The applicant is requesting subdivision approval for a thirty-eight lot subdivision of an 8.84 acre two parcel site located north of SW Oak Street, mid -block between SW 69`h Avenue and SW 66`h Avenue. The applicant is also requesting a sensitive lands review for slopes greater than 25 percent. .The site is relatively flat except the area along the northern property line, which drops steeply to the north with a slope greater than 25 percent.. The two parcel site includes an existing single family residence and the former state armory site, which includes buildings and pavement that will be removed. A public street is proposed to serve the development from SW Oak Street which connects to SW 69`h Avenue to the west of the site. Site Historv: The east parcel (6700 SW Oak Street) is currently developed with the former state armory building, associated accessory buildings and a large parking lot. The westarcel (10240 SW 69`h Avenue) is developed with a manufactured home placed on the site in 2003. A search ofCityrecords found a temporary use permit (I7UP2005- 0016) that approved the placement of a manufactured home on the west parcel. No other land -use cases associated with the subject parcels were found. Vicinity Information: The site is zoned R-4.5. Properties to the north, south and west are zoned R-4.5 and properties to the east are within City of Portland jurisdiction. The area is primarily single family neighborhoods with minimum lot sizes ranging from 5,000 square feet to 7,500 square feet. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET NOTICE OF DECISION PAGE 5 OF 24 SUB2014-(XX0 / SLR2014-(XXX)1- OAK'MZEET ESTATES SUBDIVISION A notice of a pending land use action was sent to neighboring property owners within 500 feet of the subject site boundaries on May 1, 2014. The City received a letter dated May 8, 2014 from Karen Blodgett expressing concerns regarding increased traffic in the area. Ms. Blodgett suggested a longer si'gnal time at SW Pacific Highway and SW 69 Avenue as well as speed bumps on SW 69`h Avenue to slow down traffic. On May 9, 2014, an email from Jamie Tingley was received inquiring about the development specifically pertaining to lot sizes, square footages of the proposed homes and pricing of the new homes. Two letters, dated May 13`h and 15`h, 2014, were received from Jim Long (CP04 Chair) expressing concerns including increased traffic and speeds, need for additional parks, need for sidewalks in the area, water run-off and affordable housing. Lastly, the city received a phone call from Chad Daul of the Portland Police Department asking for the applicant's contact information. No other public comments were received. RESPONSE: The letters were forwarded to the applicant. As stated in the decision, the proposed development meets minimum lot size requirements, transportation issues have been addressed in section 18.810. The development is required to pay park development fees and a transportation development tax to mitigate for the addition of 38 residences. These issues are addressed further under each relevant approval criteria as discussed below. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: A. Applicable Development Standards 18.430 Subdivisions 18.510 Residential zoning districts 18.705 Access, Egress and Circulation 18.715 Density Computations 18.725 Environmental Performance Standards 18.765 Off-street parking and loading requirements 18.775 Sensitive Lands 18.790 Urban Forestry Plan 18.795 Vision Clearance Areas 18.810 Street and Utility Improvement Standards B. Impact Study SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. APPLICABLE DEVELOPMENT STANDARDS 18.430 SUBDIVISIONS 18.430.020 General Provisions D. Lot averaging. Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The minimum lot size for the R-4.5 zoning district is 7,500 square feet. The largest lot created with the proposed subdivision (Lot 15) will be 15,117 square feet and the smallest lot (Lots 2-5) will be 6,000 square feet, which is 80% of the minimum allowed. The average for all the lots is 7,500 square feet. This standard is met. 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; NOTICE OF DECISION 1'\(; 116 (W 24 SUB2014(x1 M / SIAN1400001- OAK SIRLET ESTATES SUBDIVISION 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. 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; According to the Washington County Surveyor, the proposed plat name, "Oak Street Estates," has been reserved (by Linda Rigutto, dated 11 /14/13). This standard is met. 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the city determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. The applicant's narrative provides an explanation for all common improvements, as required. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards; Section 18.810. This standard is met. FINDING: Based on the analysis above, the proposal has met all of the preliminary plat approval standards for subdivisions. 18.510 RESIDENTIAL ZONING DISTRICTS The site is located in the R-4.5: Low-density residential zoning district. The R-4.5 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Proposed .Ndnimum Lot Size 61000 sq. ft. mm Detached unit q.. 7 500 sft 15,117 sq. ft. max. Average Muutnum Lot Width, Detached Units 50 ft. 50 ft. Maximum Lot Coverage N/A N/A Minimum Setbacks Front yard 20 ft. Verified at BUP Side facing street on corner & through lots 15 ft. Verified at BUP Side yard 5 ft. Verified at BUI' Rear yard 15 ft. Verified at BUP Side or rear yard abutting more restrictive zoning district N/A. N/A Distance between property line and front of garage 20 ft. Verified at BUP :Maximum Height 30 ft. Verified at BUP :Minimum Landscape Requirement N/A N/A (1] Lot coverage includes all buildings and impervious areas. According to the applicant's site plan, the proposed lots range in size from 6,000 square feet to 15,117 square feet. Through the use of lot averaging JDC 18.430.020.D), lots may be less than the allowed minimum lot size, provided that each lot is not less than 80% of the minimum lot size of that zone and the average for all lots is not less than the minimum lot size. In this case, lots cannot be less than 6,000 square feet. Compliance with setbacks, building he' ht and minimum landscape requirements will be verified prior to the issuance of building permits at the time of site plan review for individual lots. However, each lot has sufficient space to locate a home within required setbacks. FINDING: Based on the analysis above, development standards in the R-4.5 residential zone have been met NOTICE OF DECISION PACE 7 OF 24 SUB20144X1001 / SLR2014-(xN101— OAK STREET ESTATES SUBDIVISION or will be verified at the time of building permit issuance. 18.705 ACCESS, EGRESS AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is a thirty-eight 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. As shown on the applicant's site plan, all lots, except Lot 24, will take access from the new public road that connects from SW Oak Street to SW 69`" Avenue to the west. Lot 24 will take access from SW Oak 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). The applicant's engineer has submitted Preliminary Sight Distance Certification signed by Alexander Hurley, P.E. stating that adequate sight distance is available at the proposed intersection of SW 67" Avenue with SW Oak Street. While the site is sloped and street alignments will have curves and driveway/street connections, it is evident that driveway connections within the subdivision can be designed to provide adequate sight distance and meet appropriate design standards. This standard is met and will be conditioned to assure compliance at construction. The following condition of approval will be applied to the decision: Prior to issuance of a site permit, the applicant shall provide a preliminary access report that 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 that verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. The applicant shall obtain approval of this report prior to final plat approval. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed access onto SW Oak Street is more than 350 feet from and outside the queuing and influence area of any collector or arterial street. This standard does not apply. NOTICE, OF DFICISION PAGE 8 OF 24 SUB201400MI/SI,R20141NNN11-OAK ' REF:TESTATESSUBI VISION 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. No new driveways or street connections are proposed to Arterials or Collectors. The new northern leg of SW 67"Avenue is proposed to intersect SW Oak Street directly opposite the existing south leg of SW Oak Street. These standards are met. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 or fewer units) Number Dwelling Unit/Lots Min. Number of Min. Access Width Min. Pavement Driveways Required Width 1 or 2 1 15' 10' 3-6 1 20' 20' The proposed vehicular access and egress for the project is consistent with the minimum 10 -foot paved driveway within a 15 -foot -wide access way. This standard is met. FINDING: Based on the analysis above, the access, Egress and Circulation standards are met or are capable of being met. Compliance with the standards will be assured through conditions of approval. 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; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. NOTICF OF DECISION PAGE, 9 OF 24 SUB2014-(9 001 / S1,R2014-("X)1- OAK Sl'U ET ESTATES SUBDIVISION 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 38. Residential Density Calculations Buildable Land Area Gross Area Sl~ 386,366 Subtractions 1. Sensitive Land Areas -38,407 2. Park Dedications 0 3. Public Rights -of -Way actual -69,192 5. Area for Existing House 0 .Subtotal: Subtraction- -907,599 Density Transfer 38,407 x.25) +9,601 Net Buildable Land Area 288,368 Maximum Residential Units Calculation Net Buildable Land Area 288,368 (divide by) Minimum Lot Area in R- 4.5 Zone 7,500 Maximum Residential Units 38.44 Minimum Residential Units Calculation Maximum Number of Units Allowed 38.44 (multiply by0.8 80% Minimum Residential Units 30.75 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 30 and the proposal is for 38 new units. This standard is met. FINDING: 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 PERFORMACE 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. 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. NOTICF OF DFCISION P.AGI? I00I� 24 St T2014-00001 / SI.8201400001- OAK S'IRL "F E,S' I'ATHS SUBDIVISION Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: 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 18.745.040 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three (3) years (per the Street Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. NOT10" OF llE(;ISION V.AGI�: 11 OF 24 SUB2014-00001 / S1.R2014-INNHII-OAK STREET ESTATES SUBDIVISION According to the applicant's narrative and site plan, a total of 2,687 lineal feet of frontage is proposed with the development. The total lineal feet calculation includes the frontage on SW Oak Street and the proposed road through the development. A total of 67 street trees are required for this proposal. The site plan shows 57 proposed street trees. Prior to PFI permit submittal, the applicant shall submit a revised site plan showing how the street tree requirements are met or pay the fee in lieu. FINDING: Based on the analysis above, the Landsca ing and Screening standards have not been fully met but can be through the following condition of approval: Prior to PFI permit submittal, the applicant shall submit a revised site plan showing how the street tree requirements are met or pay the fee in lieu 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings. Parking for each single family dwelling is proposed on the same lot as the dwelling. This standard is met. 18.765.070 Minimum and Maximum Off -Street Parking Requirements H. Specific requirements. See Table 18.765.2. FINDING: Table 18.765.2 requires 1 parking space per dwelling unit. The applicant is proposing more than one parking space per unit. One space will be located within an attached garage, and at least one other space will be provided within the driveway, consistent with this standard. 18.775 SENSITIVE LANDS 18.775.020 Applicability of Uses—Permitted, Prohibited, and Nonconforming F. Sensitive lands permits issued by the director. 1. The director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: a. Drainageways; b. Slopes that are 25% or greater or unstable ground; and c. Wetland areas which are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map." 2. Sensitive lands permits shall be required for the areas in paragraph 1 of this subsection F when any of the following circumstances apply: a. Ground disturbance(s) or land form alterations involving more than 50 cubic yards of material; b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50% of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and nonresidential structures intended for human habitation; and d. Accessory structures which are greater than 528 square feet in size, outside floodway areas. The site contains areas with slopes that are 25% or greater on the northern most portion of the site, specifically on proposed lots 7 through 12; therefore a Type II sensitive lands permit is required with this proposal. The applicant has submitted for a sensitive lands review along with the subdivision application. This standard is met. NOTICE OF DI'CISION PAGi F 120F24 SUB2014 MI / SLR2014-W001- OAK STREET ESTXFES SUBDIVISION 18.775.070 Sensitive Land Permits C. With steep slopes. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title; 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; 3. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; 4. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink -swell capability; compressible/organic; and shallow depth -to -bedrock; and 5. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. The proposed land form alterations and disturbances are limited to the extent necessary to provide for the streets, sidewalks, and utilities. The applicant has attempted to limit the land alteration on the steep slopes by reserving the majority of the steep slope areas within Open Space Tract A. The applicant states that proper precautions will be set in place both before and during construction to control erosion, stream sedimentation and ground instability. The siting and design of single family homes will be reviewed at building permit to ensure structural stability and the proper drainage of foundation and crawl spaces. In sensitive areas where vegetation was removed; these areas will be replanted to prevent erosion. The applicant has submitted a geotechnical report from GeoPacific Engineering, Inc. This report provides specific recommendations for site preparation, engineered fill, keyways and benching for construction of fill on slopes, excavating conditions and utilities trenches, erosion control considerations, wet weather earthwork, pavement design, anticipated foundations, drainage and seismic design. The report states that cuts and fills are anticipated to be at 9 feet or less, consistent with the proposed preliminary grading plan. The final construction documents shall include a review and signoff from the geotechnical engineer. An erosion control and grading plan will be required as part of the engineering approval process to ensure that grading within the steep slope areas will not result in sedimentation or erosion, as well as avoid on or off-site adverse effects. Furthermore, the City will require the applicant's engineer to submit the proposed construction plans to the geotechnical engineer for review and approval prior to City ap roval of the construction plans. A geotechnical report has been conducted to evaluate the suitability of the lots for building placement. The approval criteria are met or are capable of being met. Compliance with the standards will be assured through conditions of approval requiring engineering approval of construction drawings. 18.790 URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; An Urban Forestry Plan prepared/approved by a Certified Arborist/ Tree Risk Assessor has been provided. This standard is met. NOTICE OF DECISION PAGE 13 OF 24 SUB2014-00001 / SLR2014-00001- OAK STREET ESTATES SUBDIVISION 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); A tree preservation and removal plan was submitted identifying all trees proposed for preservation and for removal. The plan meets the tree preservation and removal standards; this standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and An existing tree plan was provided that identifies the canopy of existing open grown trees. According to the supplemental report, no concerns regarding soil conditions were identified. The project arborist has signed the Urban Forestry site plan and attested that the plan meets the tree canopy site plan standards. This standard is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. A supplemental report was prepared by the project arborist, Brandt Thissell; AKS Engineering & Forestry. The report includes the required inventory data for the existing open grown treesFM Section 10, Part 3, and Subsection D) protection measures, consisting of a 5 foot metal fence secure to the ground located along the dripline of preserved trees which shall be in place prior to any site work. As submitted, the project meets the effective tree canopy in accordance with UFM Section 10, Part 3. Because the site is zoned R-4.5, the required effective tree canopy is 40% for the entire site and 15% per lot. According to the supplemental report, the entire development site is 317, 174 square feet (40% coverage= 126,870). As stated in the report and shown on the tree canopy plan, the qualifying mature tree canopy area provided is 270,912 or 85%; this standard is met. The minimum 15% canopy per lot is also met. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-231 R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. The site meets the canopy requirements; therefore, this standard does not apply. FINDING: Based on the analysis above, the urban forestry plan requirements have been fully met. 18.790.060 Urban Forestry Plan Implementation C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11, part 2 of the Urban Forestry Manual. FINDING: The applicant's proposal does not address tree establishment. Therefore, a condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11, Part 2. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy siteplan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the ap licant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire Ian forestry plan. This can be met through a condition of approval. FINDING: Based on the analysis above, the applicable urban forestry inventory standards have not been fully met but can be with added conditions of approval. NOTU (W DECISION PAGE 14 OF 24 SUB2014-00001 / SLR2o14-0000l— OAK b"IREE'r ESTATES SUBDIVISION 18.795 VISUAL CLEARANCE 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. FINDING: The site plan shows the visual clearance areas where the new street connects to SW Oak Street. New home construction and driveways on each of the proposed lots will be required to meet the applicable visual clearance triangle requirement. Prior to issuance of building permits, visual clearance will be ensured through site plan review. This standard is met. 18.810 STREET AND UTILITY IMPROVEMENTS STANDARDS: 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street 2. No development shall occur unless streets within the development meet the standards of this chapter 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half -street improvements meeting the standards of this title are constructed adjacent to the development. The proposed subdivision will have two street extensions that connect to SW Oak Street and a new public street. All lots will front a public street. This standard is met. E. Minimum Rights -of -Way and Street Widths: Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Downtown District, street right- of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1 This site lies adjacent to SW Oak Street, which is classified as a local street on the City of Tigard Transportation System Plan map. At present, there is approximately 25 feet of right of way from centerline, according to the most recent tax assessor's map. The preliminary street plan included with the application shows dedication of four additional feet of right of way, which would meet this requirement. SW 67'" Avenue and "A" Street are proposed to be improved with a 28 -foot paved width within a 50 -foot right of way. This will require restricting parking to one side of the street. SW 69`'' Avenue is shown to be improved with a paved width of 24 feet. Half street improvements of a 24 -foot paved width in a 42 -foot right of way with curb, 5' planter strip with street trees and lights and a 5 -foot sidewalk are shown along the proposed lots of the subdivision. A minimum 24 -foot paved width will need to be provided along SW 69`" Avenue from the subject property to SW Oak Street. This criterion is met. F. Future street plan and extension of streets. NOTI(T OF DUCISION PAGE 15 (* 24 SI'B20140111101 / SIR2014-00011-O.AK SIR I?I' f l:SI'ATFS AN ISION 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de- sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the city engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. A conceptual future street connectivity plan is included with the application. This plan includes a future connection to the west to SW Locust Street. Pre-existing development on adjacent properties to the east and west and steep slopes to the north make other street connections infeasible. This standard does not apply. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. `A' Street is approximately 800 feet north of SW Oak Street, which exceeds the 530 -foot spacing standard of this section for east -west connectivity. However, the applicant is proposing a pathway connection within this 530 -foot spacing standard for pedestrians and cyclists. Pre-existing development on adjacent properties precludes street connections offsite within this 530 -foot spacing. NOWIF, ( )F D1:C1S1ON 1'.V;I" 16 01, 24 SUB2014-00001 / S1A2014-00001- O \K S'IRI :I A, FSCXIVIS Sl'RDIV'ISIOti The proposed development provides connectivity to the south by connecting to SW Oak Street and to SW69t1i Avenue, and the location of the new portion of SW 69`I' Avenue facilitates a future connection to the west to SW Locust Street. The steep slope on the northern portion of the subject property precludes street connections to the north, but the applicant is proposing to provide connectivity for pedestrians via a pathway with stairs. This standard is met. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. The applicant has not proposed a street name for the new street. Prior to PFI submittal, the applicant shall obtain city approval of the street name. N. Grades and curves. 1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. All street grades are less than 12%. No grade changes are proposed to existing streets. This standard is met. 18.810.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by paragraph 1 of this subsection B. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The block to be created by the new street, SW 67`" Avenue, SW 69"' Avenue, and SW Oak Street has a perimeter of approximately 2,300. The applicant is proposing a pedestrian connection between Lots 1 and 2 and Lots 33 and 34. This standard is met. 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right- of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city's standard width for NOTICI �'OFDI-VISION PV; 1 17 01 24 SUB207400001 / SLIL?01400(N11- OAK STREET ESTATES SUBI)IVISION public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. All easements, including an 8 foot public utility easement, shall be recorded with the final plat. This standard is met. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district. The proposed lots do not contain any part of existing or proposed right of way. All lots meet the depth width requirements. This standard is met. C. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case 18.162.050.0 applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. All proposed lots have a minimum frontage of 25 feet onto a public street. This standard is met. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least 10 feet wide is required abutting the arterial rights-of-way; and 2. All through lots shall provide the required front yard setback on each street. No through lots are proposed. This standard does not apply. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. All lots, where practical, contain right angles to the street, with the exception of corner lots. This standard is met. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. B. Requirement of developers. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). The proposed plans show sidewalks that meet city design standards along the frontage of SW Oak Street and along the proposed new streets. While SW Oak Street does not currently have sidewalks, there are no existing sidewalks within 300 feet that would meet the 18.810.070.13.2 criteria to connect to. This standard is met. 18.810.090 Sanitary Sewers NOTICI i OIC' Dl TISION RVG I 18 01 r 24 SUB20141R MI / SIA2014-00001-OAK S'1RI?F F F5 1'. SUBDIV'IS1ON A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over -sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. The application proposes to provide sanitary sewer service for properties along SW 69t' Avenue via connections to the existing sanitary main under SW 69"' Avenue, and providing service to homes along SW 67`" Avenue via a new sanitary sewer main under SW 67`' Avenue, which would connect to the larger sanitary main running under the proposed `A' Street. It is evident that an adequate sewerage system can be provided to serve the proposed development. No other properties have been identified that would need to be served through the subject property. This standard can be met through the following condition of approval: Prior to issuance of a 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. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2.Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3.Surface water drainage patterns shall be shown on every development proposal plan. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/ effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25 -year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. NOTICU 01'DECISION PAG 1? 19 OF 24 SUB2014- )0001 / S1,1Z2u14ofHxli-0:1K S"]RI?I "1' I,S7':117?S SUBDIVISION 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. The proposed redevelopment of the site will significantly reduce the amount of impervious surface by removing most of the existing buildings and pavement on the subject property. This will result in lower peak runoff so detention is not required. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in -lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under -grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above -ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in - lieu of undergrounding. There are existing overhead utility lines along the frontage of SW Oak Street on the opposite side of the street from the proposed development. Therefore, the fee -in -lieu applies. The fee is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 200 lineal feet; therefore the fee would be $7,000.00. All new utilities serving the subject property shall be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant shall provide approval from Tualatin Valley Fire & Rescue ('I'VF&R) for access and hydrant placement prior to issuance of the PFI permit. Public Water System: Tualatin Valley Water District ("I"VWD) provides service in this area. The applicant shall obtain approval from TVWD of any aspects of the proposed development that would affect the water system prior to issuance of the site permit. Storm Water Quality_: NOHC1' OF DECISION RXG1? 20 OF 24 SUB2014(XN101 / SLR2014-(xxx)1-OAK STREET ESTATES SUBDIVISION The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed in accordance with the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. A Water Quality Swale is proposed to provide treatment for the entire site. It is evident that an adequate storm drainage treatment system can be provided to serve the proposed development. Final design will be worked out in the plan review process. This standard can be met by the following conditions: Prior to issuance of a PFI permit, the applicant shall obtain approval from the City Engineer and other appropriate agencies of the final stormwater report and the final design of the storm drainage system to serve the site and any downstream impacts. Prior to final plat approval, the applicant shall obtain approval from the City Engineer and other appropriate agencies of the construction of the storm drainage system (including maintenance plans) to serve the site and mitigation of any downstream impacts. Before the City accepts this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The facility shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show, what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant shall meet the requirements of the Federal Clean Water Act regarding National Pollutant Discharge Elimination System (NPDES) erosion control permits that may be needed for this project. The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200 -C -N permits as applicable. With the size of this site, it is anticipated that a 1200-C permit will be necessary. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the I grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance o£ building permits. NOTICE OF DECISION PAGE 21 OF 24 SUB2014-00001 / SI.R2014-0((K)1- OAK STREET ESTATES SUBDIVISION Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount ofV.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the ap licant's as -built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file withpoints for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Engineer's Written Certification Required: Section 18.810.200 states that the developer's engineer shall provide written certification of a form provided by the city that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. B. IMPACT STUDY SECTION 18.390.040.B.e requires that the applicant include an impact study. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the CommunityDevelopment Code requires the dedication of real property interests, the applicant shall either specificaly concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant's narrative includes an impact study that addresses impacts of the proposed development on public facilities and services. The applicant is constructing a new street to access the homes. The proposed subdivision is for thirty-eight lots, traffic impacts to the city and county transportation system will be offset with frontage improvements as well as payment of the Transportation Development Tax. In addition to the new street, the applicant will dedicate right-of-way and make half -street improvements along SW Oak Street and SW 69`h Avenue. The applicant proposes to collect storm drainage from the site via a storm pipe underneath SW 67`h Avenue and SW 69`h Avenue extension to a storm water management facility in Tract A. A new public 8" sewer line will be constructed within the extension of SW 67`h Avenue from SW Oak Street. There is an existing sewer main under SW 69`h Avenue. No negative noise impacts are anticipated from this residential development. In addition to the Transportation Development Tax, each new unit will be assessed a Parks Development Fee at issuance of building permits. ROUGH PROPORTIONALITY ANALYSIS The Transportation Development Tax (IDT) is a mitigation measure required for new development and will be paid at the time of building permits. Based on Washington County implementation figures for 2013/2014, TDTs are expected to recapture approximately 27.0percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the use and the size of the use proposed and upon completion of this development, the future builders of the residences would be required to pay TDTs of approximately $253,270 ($6,665 x 38 new single-family dwelling units). However, the applicant receives credit for the existing development on the site, a single family residence and the armory complex. The total credit is $194,881. Therefore, the total TDT due is $58,389, or $1,537 per unit. NOTICE OF DECISION PAGE 22 OF 24 SUB2014-00001 / SLR2014-00(101- OAK STREET ESTATES SUBDIVISION Based on the estimate, for single family residential, that total TDT fees cover 27.0 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $216, 256 ($58,389= 0.27). The unmitigated impact is the difference between the TDT paid and the full impact, or $157,867. FINDING: Using the above cost factors, a total of $58,389 TDT is required. SECTION VII. OTHER STAFF COMMENTS The City Police Department reviewed the proposal and had no objections to it. The City Public Works Department (Contact Vance Walker, 503-718-2606) has reviewed the proposal and provided comments on sheet 14 of the drawings regarding the relocation of the water quality manhole to the street instead of the easement between Lot 8 and 9. These comments have been incorporated into this land use decision. The City Development Review Engineer (Contact Greg Berry, 503-718-2468) has reviewed the proposal and provided comment In a Memorandum dated June 5, 2014, which can be found in the land use file and as an attachment to this decision. The findings and conclusions in the Memorandum have been incorporated into this land use decision. SECTION VIII. AGENCY COMMENTS Tualatin Valley Water District (Stewart Davis) reviewed the proposal and had no objections to it. They request the applicant submit 3 sets of drawings of water improvements for review and approval. Clean Water Services Qackie Sue Humphreys, 503-681-3600) has reviewed this proposal and issued a letter dated May 9, 2014 stating conditions to be met prior to plat recording. In addition, a Sensitive Area Pre -Screening Site Assessment (File No. 13-002634) finds that the project will not significantly impact the existing or potentially sensitive areas found near the site. The applicant obtained a CWS Service Provider Letter (SPL #13-002949) for impact to the sensitive area; a copy of the CWS SPL was submitted with the application. The applicant must comply with the conditions of the SPL. A copy of both CWS letters can be found in the land use file (SUB2014-00001). CenturyLink (Alan Meins, 503-242-5517) stated that CenturyLink telecommunication facilities exist on the site. Easements shall be established to preserve the right for CenturyLink to maintain the facilities. Tualatin Valley Fire and Rescue Qohn Wolfe, 503-259-1504) has reviewed the proposal and offered comments in a May 26, 2014 letter, states requirements for fire access, sprinklers, fire hydrants, and premises identification. The letter also states that hydrants need to be provided based on the fire flow. Therefore, the applicant has been conditioned to provide approval from TVFR for a fire flow test of the nearest fire hydrant demonstrating available flow at 20 PSI of residual pressure. Attachments: The City of Tigard Development Review Engineer Memo, dated June 5, 2014 SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: NO'11CI ( OF DECISION PAG F" 23 OF 24 SUB2014(XXX)1 / SLR2014-(X)001- OAK STREET ESTATES SUBDIVISION THIS DECISION IS FINAL ON JULY 10, 2014 AND EFFECTIVE ON JULY 25, 2014 UNLESS AN APPEAL IS FILED. Areal: The ector's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may ap eal this decision in accordance with Section 18.390.040.G.2. of the Tiggard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any parry during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 4:00 PM ON JULY 24, 2014. Questions: If you have any questions, please callthe City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. July 10, 2014 PREPARED BY: Ades Kowacz DATE Associate Planner July 10, 2014 APPROVED BY: Tom McOlge DATE Assistant Community Development Director NOTICE OF DECISION PAGE 24 OF 24 SUB2014-(XM1 / SLR2014-00001- OAK STREET ESTATES SUBDIVISION MEMORANDUM CITY OF TIGARD, OREGON DATE: June 5, 2014 TO: Agnes Kowacz, Associate Planner FROM: Greg Berry, Project Engineer PROJECT: SUB 14-01, SLR14-01 Oak Street Subdivision Access Management (Section 18.705) Section 18.705.030.B requires site plans be presented for approval showing how access requirements are to be fulfilled in accordance with this chapter. The application includes a site plan for the proposed 38 -lot subdivision. 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. Each of the proposed lots will have access to 67`h Ave, 69`h Ave, or `A' Street, each of which are proposed to be public streets. This standard is met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. Applicant's engineer has submitted Preliminary Sight Distance Certification signed by Alexander Hurley, P.E. stating that adequate sight distance is available at the proposed intersection of 67`h Ave with Oak St. While the site is sloped and street alignments will have curves and driveway/street connections, it is evident that driveway connections within the subdivision can be designed to provide adequate sight distance and meet appropriate design standards. This standard can be met by condition. Prior to obtaining a site permit the applicant shall provide a preliminary access report which verifies that design of all site driveways and street connections (including new driveway connections to new streets) are safe by meeting appropriate standards (such as roadway geometric standards and sight distance). Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. The applicant shall obtain approval of this report prior to final plat approval. ENGINEERING COMMENTS PAGE 1 Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The proposed access onto Oak Street is more than 350 feet from and outside the queuing and influence area of any collector or arterial street. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. No new driveways or street connections are proposed to Arterials or Collectors. The new northern leg of 67`x' rive is proposed to intersect Oak St directly opposite the existing south leg of Oak St. This standard is met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights -of -Way and Street Widths: Section 18.810.030.E requires a local street (with parking on both sides) 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. ENGINEERING COMMENTS PAGE 2 This site lies adjacent to SW Oak Street, which is classified as a local street on the City of Tigard Transportation System Plan map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The preliminary street plan included with the application shows dedication of four additional feet of right-of-way, which would meet this requirement. SW 67`h Avenue and A Street are proposed to be improved with a 28 -foot paved width within a 50 -foot right-of-way. This will require restricting parking to one side of the street. SW 69`h Avenue is shown to be improved with a paved width of 24 feet. Half street improvements of a 24 -foot paved width in a 42 -foot right-of-way with curb, 5' planter strip with street trees and lights and a 5' sidewalk are shown along the proposed lots of the subdivision. A minimum 24 -foot paved width will need to be provided along 69`h Ave from the subject property to Oak St. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. A conceptual future street connectivity plan is included with the application. This plan includes a future connection to the west to Locust Street. Pre-existing development on adjacent properties to the east and west and steep slopes to the north make other street connections infeasible. Street Alignment and Connections: Section 18.630.040 and 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. `A' Street is approximately 800 feet north of Oak street, which exceeds the 530 -foot spacing standard of this section for east -west connectivity. However, the applicant is proposing a pathway connection within this 530 -foot spacing standard for pedestrians and cyclists. Pre- existing development on adjacent properties precludes street connections offsite within this 530 -foot spacing. ENGINEERING COMMENTS PAGE 3 The proposed development provides connectivity to the south by connecting to Oak Street and to 69`" Ave, and the location of the new portion of 69`" Ave facilitates a future connection to the west to Locust Street. The steep slope on the northern portion of the subject property precludes street connections to the north, but the applicant is proposing to provide connectivity for pedestrians via a pathway with stairs. This standard is met. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. No cul-de-sacs are proposed. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No street grades in excess of 120ro are proposed. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non -access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. ENGINEERING COMMENTS PAGE 4 The development does not abut and is not traversed by an arterial or major collector street. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi -family residential developments. No private streets are proposed. Traffic Study: Section 18.810.030.CC Requires a traffic study for development proposals meeting certain criteria. Mitigation of Transportation Impacts: Policy 1.9 of Tigard's Transportation System Plan states that the City shall require all development to meet adopted transportation standards or provide appropriate mitigations. The 38 lots of this proposed subdivision would be anticipated to generate approximately 365 daily trips, with 29 trips in the morning peak hour and 38 trips in the afternoon peak hour. This is less than the traffic volume thresholds of 18.810.030.CC, and is not much more than the previous armory use that existed on this site. No excessive traffic volumes, hazard locations, access configuration issues, or other locations as described in 18.810.030.CC have been identified in the vicinity of the site. Comments have been received expressing concern about traffic from the proposed subdivision and traffic issues in the surrounding area, particularly at intersections with Hwy 99W. State traffic analysis procedures commonly use a threshold of 50 development trips per hour to identify, locations potentially impacted by development traffic. The trip generation of the proposed development is less than this threshold. Therefore a traffic study is not required for this proposal. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. ENGINEERING COMMENTS PAGE 5 PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The existing steep slopes on the northern portion of the subject property preclude a street connection in that direction. The application proposes a pedestrian pathway/ stairway connection to the north to Ventura Drive. This standard is met. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15 -foot frontage or a minimum 15 -foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Section 18.810.070.B.2 states that if there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality. The proposed plans show sidewalks that would meet city design standards along the frontage of Oak St and along the proposed new streets. While Oak Street does not currently have sidewalks, there are no existing sidewalks within 300 feet that would meet the 18.810.070.B.2 criteria to connect to. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in ENGINEERING COMMENTS PAGE 6 accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over -sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The application proposes to provide sanitary sewer service for properties along 69" Ave via connections to the existing sanitary main under 69t' Ave, and providing service to homes along 67" Ave via a new sanitary sewer main under SW 67`" Ave, which would connect to the larger sanitary main running under the proposed `A' Street. It is evident that an adequate sewerage system can be provided to serve the proposed development. No other properties have been identified that would need to be served through the subject property. This standard can be met by condition. Prior to obtaining the PFI permit the applicant shall obtain approval from the City Engineer and other appropriate agencies for the final design of the sanitary sewer system to serve the site and any downstream impacts. Prior to final plat approval the applicant shall obtain approval from 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: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no apparent significant upstream drainage ways that impact this development. The applicant shall design the storm drainage system to also accommodate all drainage that currently flows onto the subject property. All aspects of the storm drainage system shall be complete and approved prior to plat approval. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for ENGINEERING COMMENTS PAGE 7 storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The proposed redevelopment of the site will significantly reduce the amount of impervious surface by removing most of the existing buildings and pavement on the subject property. This will result in lower peak runoff so detention is not required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) which require the construction of on- site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. A Water Quality Swale is proposed to provide treatment for the entire site. It is evident that an adequate storm drainage treatment system can be provided to serve the proposed development. 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 stormwater report and the final design of the storm drainage system to serve the site and any downstream impacts. Prior to final plat approval the applicant shall obtain approval from the City Engineer and other appropriate agencies of the construction of the storm drainage system (including maintenance plans) to serve the site and mitigation of any downstream impacts. Before the City accepts this facility as a public facility, the developer shall maintain it for a minimum of three years after construction is completed. The facility shall be placed in a tract and conveyed to the City on the final plat. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. Utilities: ENGINEERING COMMENTS PAGE 8 Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under -Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in -lieu of under -grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under -grounding the utilities outweighs the benefit of under - grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under -grounding would result in the placement of additional poles, rather than the removal of above -ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in -lieu of under -grounding. There are existing overhead utility lines along the frontage of SW Oak St on the opposite side of the street from the proposed development. Therefore, the fee -in -lieu applies. The fee is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 200.00 lineal feet; therefore the fee would be $ 7,000.00. AN new utilities serving the subject property shall be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant shall provide approval from the Tualatin Valley Fire and Rescue for access and hydrant placement before issuance of the PFI permit. ENGINEERING COMMENTS PAGE 9 Public Water System: Tualatin Valley Water District (FVWD) provides service in this area. The applicant shall obtain approval from TVWD of any aspects of the proposed development that would affect the water system prior to issuance of the site permit. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200 -C -N permits as applicable. With the 6 -acre size of this site, it is anticipated that a 1200-C permit will be necessary. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Departmentl"ior-ta asaancc-o f bu ding_permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on- site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. ENGINEERING COMMENTS PAGE 10 Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as -built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83(91). Steep Slopes 18.775.070 C. requires findings that all of the following criteria have been satisfied: The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; The steep slopes on the north end of the site will not be disturbed. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; The proposed storm drainage will direct runoff away from the steep slope by conveying it in pipes to the bottom of the slope. This is expected to reduce erosion and ground instability. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink -swell capability; compressible/ organic; and shallow depth -to -bedrock; No structures will be placed on the steep slopes. The loose fill at the top of the slope will be replaced with an engineered fill where required to ensure stability. ENGINEERING COMMENTS PAGE 11 Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. No vegetation will be removed. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE PERMIT: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard- or.gov) for review and approval: Prior to issuance of a site permit, a Public Facility Improvement (PFI) permit is required for this project to cover street, drainage, and utility improvements and any other work in the public right-of-way. Detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in ° addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). Prior to issuance of a PFI permit the applicant shall provide a preliminary access report which verifies that design of all site driveway and street connections are safe ° by meeting appropriate standards such as roadway geometric standards and sight distance. Prior to issuance of the PFI permit, the applicant shall obtain city approval of a preliminary plat showing sufficient right-of-way dedication to provide a public right-of- way half -width of at least 29 feet along the frontage of the subject property along SW Oak St, a full width of at least 50 feet along internal streets, and a three-quarter width of ® at least 42 feet (with slight modifications at the southern end of the site) along 69 h Ave. 8 -foot public utility improvements shall be provided along the abutting property frontages. A 20 -foot easement shall be shown for the pedestrian pathway/stairway connection from `A' Street to Ventura Drive. Prior to obtaining a site permit the applicant shall obtain city approval of design plans for: a half -street improvement of Oak Street along the site frontage to a 18 -foot paved half -width with pavement tapers on each end plus a curb, 5 -foot wide ® planter strip (with street trees and lights) and 5 -foot wide sidewalk; improvement of SW 67`'' Avenue and A Street to a 28 -foot paved width within a 50 -foot right-of-way with 5 -foot wide planter strips (with street trees ENGINEERING COMMENTS PAGE 12 and lights) and 5 -foot wide sidewalks, designate which side of the street parking will be permitted; 69`h Ave within and abutting the subject property shall be improved to a three-quarter street section with a 24 -foot paved width plus curb, 5' planter strip (with street trees and lights), and 5' sidewalk within a 42 -foot right-of- way. The right-of-way may narrow slightly at the southern end of the subject property to transition to meet the existing right-of-way of 69"' Ave. partial improvement of SW 69`h Avenue (from the subject property to Oak St) to a minimum 24 -foot paved width. A 10' wide pathway/ stairway connection from `A' Street to Ventura Drive within a 20 -foot easement all designed according to applicable Tigard codes. Prior to issuance the PFI permit the applicant shall obtain approval from the city engineer and other appropriate agencies for the final design of the sanitary sewer system to serve the site and any downstream impacts. Prior to obtaining the PFI permit the applicant shall obtain approval from the city ® engineer and other appropriate agencies of the final stormwater report and the final design of the storm drainage system to serve the site and any downstream impacts. Prior to obtaining a site permit the applicant shall provide approval from TVF&R for access and hydrant placement. Prior to issuance of permits, the applicant shall pay the addressing fee. (STAFF IV CONTACT: Paul Izatt, Public Works). Prior to obtaining a site permit the applicant shall obtain approval from the Tualatin ° Valley Water District for the proposed water system and connections and any offsite improvements necessary to accommodate this service. Prior to obtaining the site permit the applicant shall obtain city and CWS approval of f design plans for water quality facility as required by Clean Water Services Design and Construction Standards and the city of Tigard and shall address potential downstream drainage issues, and shall include a proposed maintenance plan. Prior to issuance of the site permit the applicant shall obtain city approval of plans to provide adequate downstream drainage. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate ENGINEERING COMMENTS PAGE 13 private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the UBC, for the proposed grading slope construction. The recommendations of the report will need to be incorporated into the final grading plan and a final construction supervision report must be filed with the Engineering Department prior to issuance of building permits. The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. Prior to issuance of the PFI permit the applicant shall obtain a 1200-C or 1200 -C -N General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act and comply with all other applicable erosion control requirements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard- or.gov) for review and approval: Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by GPS tie networked to the City's GPS survey or by random traverse using conventional surveying methods. The final plat data and/or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05 or subsequent legislation), Washington County, and the City of Tigard. Note: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the city has reviewed and approved the final plat. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for city signatures. Prior to final plat approval the applicant shall pay the city's current final plat review fee. Prior to final plat approval the applicant shall submit as -built drawings tied to the city's GPS network. The applicant's engineer shall provide the City with an electronic file with points for the complete street design and each structure (walls, manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced ENGINEERING COMMENTS PAGE 14 to NAD 83 (91). As -built drawings must show the approved construction drawings and any and all changes from them. The final plat shall show all easements within the property. Prior to final plat approval, the applicant's engineer shall obtain city approval of a ® final access report which verifies design of driveways and streets are safe by meeting standards for adequate sight distance and other appropriate design parameters. Q� The applicant shall dedicate additional right-of-way to provide 29feet from centerline on Oak Street on the final plat. Prior to final plat approval the applicant shall provide: a half -street improvement of Oak Street along the site frontage to a 18 -foot paved half -width with pavement tapers on each end plus a curb, 5 -foot wide planter strip (with street trees and lights) and 5 -foot wide sidewalk; improvement of SW 67th Avenue and A Street to a 28 -foot paved width within a 50 -foot right-of-way with 5 -foot wide planter strips (with street trees and lights) and 5 -foot wide sidewalks, designate which side of the street parking will be permitted; 691h Ave within and abutting the subject property shall be improved to a three-quarter street section with a 24 -foot paved width plus curb, 5' planter strip (with street trees and lights), and 5' sidewalk within a 42 -foot right-of- way with a city -approved transition at the southern end of the subject property to meet the existing right-of-way of 69th Ave. partial improvement of SW 69th Avenue to a 24 -foot paved width with a curb, 5 -foot wide planter strip (with street trees and lights) and 5 -foot wide sidewalk where adjacent to the site; all constructed according to applicable Tigard codes. Prior to final plat approval the applicant shall obtain approval from the city engineer and other appropriate agencies of the construction of the sanitary sewer system to serve the site and mitigation of any downstream impacts. Prior to final plat approval the applicant shall obtain approval from the city engineer o 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. Prior to final plat approval the applicant shall obtain approval from the Tualatin m Valley Water District and the city engineer of the construction of the water system to serve the site and any offsite improvements necessary to accommodate this service. ENGINEERING COMMENTS PAGE 15 Prior to final plat approval, pay the fee in -lieu of undergrounding the existing overhead utility lines along the frontage of Oak Street. All utilities serving the development shall be constructed underground Prior to final plat approval the applicant shall provide written certification from a geotechnical engineer that all aspects of construction have been completed in accordance with the geotechnical engineer's report and recommendations. The geotechnical engineer shall also certify that any unanticipated site conditions have been addressed in accordance with appropriate standards and best practices and that the development has been constructed safely, the stability of the site has been maintained, landslides, sloughing, or other problems will be avoided now and in the future, and that no negative effects of the development will impact neighboring properties or streets. Prior to final plat approval all aspects of the proposed infrastructure (such as transportation, storm drainage, sanitary sewer, water, utility, etc.) shall be in place and operational with accepted maintenance plans. The developer's engineer shall provide written certification that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF BUILDING PERMITS: ✓Prior to issuance of building permits, the applicant shall submit a paper copy of the final recorded plat. Prior to issuance of building permits all elements of the proposed infrastructure / (such as transportation, sanitary sewer, storm drainage, water, etc.) shall be in place and operational with accepted maintenance plans. The developer's engineer shall provide written certification that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to city acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THE FOLOWING CONDITION SHALL BE MET BEFORE THE CITY ACCEPTS MAINTENANCE RESPONSIBILITY FOR THE CONSTRUCTED FACILITIES Before the City accepts this facility as a public facility, the developer shall maintain it for the full warranty period (one year for street and sanitary facilities; three years for stormwater detention and treatment facilities) after construction is completed. The developer will be required to submit annual reports to the City which show what maintenance operations were conducted on the facility for that year. Once the maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will ENGINEERING COMMENTS PAGE 16 take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. All landscaping along streets must be established and healthy prior to city acceptance of the street for maintenance. ENGINEERING COMMENTS PAGE 17 REQUEST COMMENTS City of Tigard REQUEST FOR COMMENTS DATE: May1.2014 TO: PER ATTACHED LIST FROM: City of Tigard Planning Division STAFF CONTACT: Ames Kowacz, Associate Planner Phone: (503) 718-2427 Fax: (503) 718-2748 Email: a esk&tigard-or.gov SUBDIVISION & SENSITIVE LANDS REVIEW SUB2014-00001 / SLR2014-00001 - OAK STREET SUBDIVISION - REQUEST: The applicant is requesting a Type II subdivision application to subdivide two lots, approximately 8.88 acres in size, into 38 lots. The site is currently developed with buildings and impervious surface previously used by the Tigard armory; these structured will be removed. The development will be served by a public street off of SW Oak Street and connect to the west to SW 69th Avenue. This proposal also includes a sensitive lands review for slopes exceeding 25 percent. The property is located at 6700 SW Oak Street & 10240 SW 69th Avenue; Washington County Tax Assessor's Map 1S136AA, Lots 00201 & 00301. ZONE: R-4.5: Low -Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low -Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430; Subdivisions and 18.775; Sensitive Lands Review. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FRIDAY, MAY 15, 2014. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact Please refer to the enclosed letter. Written comments provided below: of our office. Name & Number of Person(s) Commenting: I 1/CURPLN/MASTERSIREO FOR COMMENTS NOTIFICATION LIST (UPDATED 08 13 13) Page 1 of 2 FILE NOS: SLtB2 1A-uvtxW� sLR-zolkl-O000l I FILENAME: DAY- Stet &A WIVI.&Iwk, -'Place a checkmark in the block to the left of the name of each person or organization that needs to be notified. CITY OFFICES C.D. Administration/Kenny Asher, CD Director C.D. Administration/Tom McGuire, Asst CD Director City Administration/Cathy Wheatley, City Recorder Development Services/Planning-Engineering Techs. ✓ Development Services/Development Eng. Mike McCarthy (Copy on all Notices of Decision) Development Services/Arborist L,-' Building Division/Mark VanDomelen, Building Official S/ Police Department/Jim Wolf, Crime Prevention Officer t/ Public Works/Brian Rager, Asst PW Director Public Works/Karleen Aichele, Engineer Tech 1 Hearings Officer (2 sets) Planning Commission (12 sets) City Attorney File/Reference (2 sets) LOCAL AND STATE JURISDICTIONS City of Beaverton, Planning Manager, POB 4755, Beaverton OR 97076* City of Beaverton, Steven Sparks, Dev Svcs Mgr, POB 4755, Beaverton OR 97076* City of Durham City Manager, 17160 SW Upper Boones Ferry Rd, Durham OR 97224* City of King City City Manager, 15300 SW 116th Ave, King City OR 97224* City of Lake Oswego, Planning Director, POB 369, Lake Oswego OR 97034* City of Portland, Planning Bureau Director, 1900 SW 4th Ave, Suite 4100, Portland OR 97201 City of Tualatin Planning Manager, 18880 SW Martinazzi Ave, Tualatin OR 97062* Metro - Land Use and Planning, 600 NE Grand Ave, Portland OR 97232-2736, Joanna Mensher, Data Resource Center (ZCA-Adopted)* Metro - Land Use and Planning, 600 NE Grand Ave, Portland OR 97232-2736, Paulette Copperstone, (ZCA-RFC Only)* Metro - Land Use and Planning, 600 NE Grand Ave, Portland OR 97232-2736, 0. Gerald Uba, PhD, (CPA/DCA/ZON)* ODOT, Rail Division, Dave Lanning, Sr. Crossing Safety Specialist, 555 13th Street NE, Suite 3, Salem OR 97301-4179 (Notify if ODOT R/R-Hwy Crossing is only access to land) ODOT, Region 1- Development Review Coordinator Carl Torland, Right-of-Way Section, 123 NE Flanders, Portland OR 97209-4037 (Vacations)* ODOT Region 1 Development Review Program, 123 NW Flanders St, Portland OR 97209 OR Dept of Energy, Bonneville Power Administration, Routing TTRC - Attn: Renae Ferrera, POB 3621, Portland OR 97208-3621 (powerlines in area) OR Dept of Aviation, Tom Highland, Planning, 3040 25th Street, SE, Salem OR 97310 (monopole towers) OR Dept of Environmental Quality (DEQ), Regional Administrator, 2020 SW Fourth Ave, Suite 400, Portland OR 97201-4987 (Notify for Wetlands and Potential Environmental Impacts) OR Dept of Fish & Wildlife, Elizabeth Ruther, Habitat Biologist, North Willamette Watershed District, 18330 NW Sauvie Island Road, Portland OR 97231 OR Dept of Geo. & Mineral Ind., 800 NE Oregon Street, Suite 5, Portland OR 97232 OR Dept of Land Conservation & Dev., Mara Ulloa, 635 Capitol Street NE, Suite 150, Salem OR 97301-2540 (Comp Plan Amendments & Measure 37) - Per 11/18/13 email from John Floyd - u have the option to send email copies See DLCD website for online submittal procedures OR Division of State Lands, Melinda Wood (WLUN Form Required), 775 Summer Street NE, Suite 100, Salem OR 97301-1279 Per 08/07/13 email from Cheryl Caines - docs should be emailed/do not send hard copies OR Parks and Rec Dept State Historic Preservation Office, 725 Sumner St NE, Suite C, Salem OR 97301 (Notify if property has HD overlay) OR Public Utilities Commission, 550 Capitol Street NE, Salem OR 97310-1380 US Army Corps of Engineers, Kathryn Harris, Routing CENWP-OP-G, POB 2946, Portland OR 97208-2946 (Maps and CWS letter only) Washington County Consolidated Communications Agency (WCCCA) "911", Dave Austin, POB 6375, Beaverton OR 97007-0375 (monopole towers) Washington County, Dept of Land Use & Trans, Naomi Vogel-Beattie, 155 N First Ave, Suite 350, MS 13, Hillsboro OR 97124 (general apps)* Washington County, Dept of Land Use & Trans, Brent Curtis, 155 N First Ave, Suite 350, MS 13, Hillsboro OR 97124 (CPA)* Washington County, Dept of Land Use & Trans, Assessment & Taxation, 155 N First Ave, Suite 350, MS 9, Hillsboro OR 97124 (ZCA)* Washington County, Dept of Land Use & Trans, Doria Mateja, Cartography, 155 N First Ave, Suite 350, MS 14, Hillsboro OR 97124 (ZCA)* UTILITY PROVIDERS, SPECIAL DISTRICTS & AGENCIES Beaverton School District #48, Jennifer Garland, Demographics, 16550 SW Merlo Rd, Beaverton OR 97006-5152 Century Link, Lynn Smith, Right-of-Way Manager, OR and SW WA, 8021 SW Capitol Hill Rd, Portland OR 97219 Century Link, Attn: John Pfeifer, 1600 7th Ave, 4th Floor, Seattle, WA 98191-0000 (proposed and approved Annexation notices) Century Link, Karen Stewart, Local Government Affairs Director, 310 SW Park Ave, Portland OR 97205 (proposed and approved Annexation notices) Clean Water Services, Development Services Department, David Schweitzer/SWM Program, 2550 SW Hillsboro Hwy, Hillsboro OR 97123* 1/CURPLN/MASTERSIREO FOR COMMENTS NOTIFICATION LIST (UPDATED 08 13 13) Page 1 of 2 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS ✓ Comcast Cable Corp., Gerald Backhaus, 14200 SW Brigadoon Court, Beaverton OR 97005 (See map for area contact) UTILITY PROVIDERS, SPECIAL DISTRICTS & AGENCIES (continued) Comcast Cable Corp., Alex Silantiev, 9605 SW Nimbus Ave, Bldg 12, Beaverton OR 97008 (See map for area contact) Metro Area Communications Commission (MACC), Fred Christ, 15201 NW Greenbrier Parkway, C-1, Beaverton OR 97006-4886 (annexations only) ✓ NW Natural Gas Company, Scott Palmer, Engineering Coord., 220 SW Second Ave, Portland OR 97209-3991 NW Natural Gas Company, Account Services, ATTN: Annexation Coordinator 220 SW Second Ave, Portland OR 97209-3991 (Annexations only) Portland General Electric, Mike Hieb, Svc Design Consultant, 9480 SW Boeckman Rd, Wilsonville OR 97070 Portland Western R R, Burlington Northern Sante Fe R R, Oregon Electric R R, (Burlington, Northern Sante Fe R R predecessor), Bruce Carswell, President and GM, 200 Hawthorne Ave SE, Suite C320, Salem OR 97301-5294 Union Pacific Railroad, Director of Public Affairs, 301 NE 2nd Ave, Portland OR 97232 (currently the PA Dir is Brock Nelson, 503-249-3079) ✓ Tigard/Tualatin School District #231, Teri Brady, Administrative Offices, 6960 SW Sandburg St, Tigard OR 97223-8039 Tigard Water District, POB 230281, Portland OR 97281-0281 Tualatin Hills Parks and Rec District, Planning Mgr, 15707 SW Walker Rd, Beaverton OR 97006* Tualatin Valley Fire & Rescue, John Wolff, DeputyFire Marshall, 11945 SW 70th Ave, Tigard OR 97223-9196* ✓ Tualatin Valley Water District, Administrative Office, 1850 SW 170th Ave, Beaverton OR 97006* ✓ Tri -Met Transit Development, Ben Baldwin, Project Planner, 710 NE Holladay St, Portland Or 97232 (If project is within 1/4 mile of a transit route) 1/ Verizon, John Cousineau, OSP Network, 4155 SW Cedar Hills Blvd, Beaverton OR 97005 *Indicates automatic notification in compliance with intergovernmental agreement if within 500' of the subject property for anv/all citv Droiects (Poriect Planner is Responsible for Indicating Parties to Notifvl I IThis document is password protected. Please see Chris or Doreen if you need updates. Thank you. If this roster is updated, please update the corresponding mailing labels at I/CURPLN/Request for Comments Notification Labels I/CURPLN/MASTERS/REO FOR COMMENTS NOTIFICATION LIST (UPDATED 08 13 13) Page 2 of 2 CITY OF PORTLAND NAOMI VOGEL-BEATTIE CENTURY LINK — RIGHT-OF-WAY DEPT PLANNING BUREAU DIRECTOR 1400 SW WALNUT STREET MS 51 QWEST CORPORATION dba CENTURY 1900 SW 4TH AVE, SUITE 4100 HILLSBORO OR 97123-5625 LINK QC PORTLAND OR 97201 1208 NE 64" St, 4" Floor SEATTLE WA 98115 CLEAN WATER SERVICES (CWS) DEV SVC DEPT DAVID SCHWEITZER/SWM PROGRAM 2550 SW HILLSBORO HWY HILLSBORO OR 97123 TIGARD/TUALATIN SCHOOL DISTRICT 23J TERI BRADY ADMINISTRATIVE OFFICES 6960 SW SANDBURG ST TIGARD OR 97223-8039 TRI -MET TRANSIT DVLPMT BEN BALDWIN, PROJ PLANNER 710 N HOLLADAY ST PORTLAND OR 97232 COMCAST CABLE CORP GERALD BACKHAUS 14200 SW BRIGADOON COURT BEAVERTON OR 97005 TUALATIN VALLEY WATER DISTRICT (TVWD) ADMINISTRATIVE OFFICE 1850 SW 170TH AVENUE BEAVERTON OR 97006 VERIZON JOHN COUSINEAU OSP NETWORK 4155 SW CEDAR HILLS BLVD BEAVERTON OR 97005 NW NATURAL GAS COMPANY SCOTT PALMER ENG COORD 220 NW SECOND AVE PORTLAND OR 97209-3991 PORTLAND GENERAL ELECTRIC MIKE HIEB SVC DESIGN CONSULTANT 9480 SW BOECKMAN RD WILSONVILLE OR 97070 City of Tigard REQUEST FOR COMMENTS DATE: May 1, 2014 TO: PW, Brian Raper FROM: City of Tigard Planning Division STAFF CONTACT: Agnes Kowacz, Associate Planner Phone: (503) 718-2427 Fax: (503) 718-2748 Email: a eskntigard-or._gov SUBDIVISION & SENSITIVE LANDS REVIEW SUB2014-00001 / SLR2014-00001 - OAK STREET SUBDIVISION - REQUEST: The applicant is requesting a Type II subdivision application to subdivide two lots, approximately 8.88 acres in size, into 38 lots. The site is currently developed with buildings and impervious surface previously used by the Tigard armory; these structured will be removed. The development will be served by a public street off of SW Oak Street and connect to the west to SW 69th Avenue. This proposal also includes a sensitive lands review for slopes exceeding 25 percent. The property is located at 6700 SW Oak Street & 10240 SW 69t" Avenue; Washington County Tax Assessor's Map 1S136AA, Lots 00201 & 00301. ZONE: R-4.5: Low -Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low -Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430; Subdivisions and 18.775; Sensitive Lands Review. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FRIDAY, MAY 15, 2014. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact Please refer to the enclosed letter. Written comments provided below. Name & Number of Person(s) Commenting: of our office. 05/07/2014 09:43 FAX 5035910986 TVWD Engineering k' 1City of Tigard 1� V0 REQUEST FOR COMMENTS DATE: May 1. 2014 TO: TVWD MAY 01 � FROM: C4 of Tigard Planning Division STAFF CONTACT: Agnes Kowacz. Associate Planner Phone: (503) 718-2427 Fax: {503} 718-2748 Email: agnesk�=ar -or.� SUBDIVISION & SENSITIVE LANDS REVIEW SUB2014-00001 / SLR2014-00001 - OAK STREET SUBDIVISION - IM 001/001 REQUEST: The applicant is requesting a Type II subdivision application to subdivide two lots, approximately 8.88 acres in size, into 38 lots. The site is currently developed with buildings and impervious surface previously used by the Tigard armory; these structured will be removed. The development will be served by a public street off of SW Oak Street and connect to the west to SW 69th Avenue. This proposal also includes a sensitive lands review for slopes exceeding 25 percent. The property is located at 6700 SW Oak Street & 10240 SVS' 69th Avenue; Washington County Tax Assessor's Map 1S136AA, Lots 00201 & 00301. ZONE: R-4.5: Low -Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low -Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430; Subdivisions and 18.775; Sensitive Lands Review. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FRIDAY, MAY 15, 2014. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact Please refer to the enclosed letter. of our office. Name & Number of Person(s) Commenting: .�fjtr t/ f i °'`�`�L� d its C1eanWatcr Services MEMORANDUM Date: May 9, 2014 To: Agnes Kowacz, Associate PI er, City of Tigard From: Jackie Sue Humphreys, lean Water Services (the District) Subject: Oak Street Subdivision, SUB2014-00001, 1S136AA00201, 00301 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PLAT RECORDING A Clean Water Services (the District) Storm Water Connection Permit Authorization must be obtained prior to plat approval and recordation. Application for the District's Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering plan submittal), and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.2.b-1. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one -acre of disturbance, project will require a 1200 -CN Erosion Control Permit. If site area and any offsite improvements required for this development exceed five -acres of disturbance, project will require a 1200-C Erosion Control Permit. c. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 07-20, Section 4.05.5, Table 4-1. Access shall be provided for maintenance of facility per R&O 07-20, Section 4.02.4. 2550 SW Hillsboro Highway • Hillsboro, Oregon 97123 Phone: (503) 681-3600 • Fax: (503) 681-3603 • cleanwaterservices.org e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 13-002949, dated March 5, 2014. i. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. 'l ►A,° ,'�� CenturyLinko, May 12, 2014 City of Tigard Planning Division 13125 SW Hall Blvd Tigard, Oregon 97223 Attn: Agnes Kowacz Re: OAK STREET SUBDIVISION — SUB 2014-00001/SLR2014-00001 The above referenced request has been reviewed by CenturyLink QC and we have existing telecommunications facilities within the above referenced area. It is imperative that CenturyLink rights be preserved in this area. In order to preserve CenturyLink's rights in this area, we are requesting "As -Built" easements be established, either a public utility easement, or a perpetual non-exclusive private easement to CenturyLink would be acceptable. Any cost incurred by CenturyLink for the relocation/adjustment of these facilities will be the responsibility of the owner/developer. Please contact our engineer, Theresa Coleman, 503-242-3952 for any questions you may have. Sincerely, Alan Meins Right -of -Way Agent 8021 SW Capitol Hill Rd Portland, OR 97219 Alan.Meins@centurylink.com 503-242-5517 CC: Theresa Coleman City of Tigard REQUEST FOR COMMENTS DATE: May1.2014 TO: Police FROM: City of Tigard Planning Division STAFF CONTACT: Agnes Kowacz, Associate Planner Phone: (503) 718-2427 Fax: (503) 718-2748 Email: agneskktiQard-or.gov SUBDIVISION & SENSITIVE LANDS REVIEW SUB2014-00001 / SLR2014-00001 - OAK STREET SUBDIVISION - REQUEST: The applicant is requesting a Type II subdivision application to subdivide two lots, approximately 8.88 acres in size, into 38 lots. The site is currently developed with buildings and impervious surface previously used by the Tigard armory; these structured will be removed. The development will be served by a public street off of SW Oak Street and connect to the west to SW 69th Avenue. This proposal also includes a sensitive lands review for slopes exceeding 25 percent. The property is located at 6700 SW Oak Street & 10240 SW 69th Avenue; Washington County Tax Assessor's Map 1S136AA, Lots 00201 & 00301. ZONE: R-4.5: Low -Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. COMPREHENSIVE PLAN DESIGNATION: Low -Density Residential. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.430; Subdivisions and 18.775; Sensitive Lands Review. Attached are the Site Plan, Vicinity Map and Applicant's Statement/Plans for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: FRIDAY, MAY 15, 2014. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact Please refer to the enclosed letter. Written comments provided below. Name & Number of Person(s) Commenting: t I k 5Z> 2-) . ' 1 1 Cd ►J 1 of our office. Tualatin Valley Fire & Rescue May 26, 2014 City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Oak Street Estates www.tvfr.com Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply, please contact the local water purveyor for information surrounding water meter sizing. 2) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. (OFC D105) Building heights are not provided at this time. This condition will apply if building heights exceed 30 feet. 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING' signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING' signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503.2.) 4) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. (OFC D103.1) 5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) North Operating Center Command & Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 7401 SW Washo Court 12400 SW Tonquin Road Aloha, Oregon 97007-1042 11945 SW 70`h Avenue Tualatin, Oregon 97062-8350 Sherwood, Oregon 97140-9734 503-259-1400 Tigard, Oregon 97223-9196 503-649-8577 503-259-1500 503-259-1600 TV40 Tualatin Valley Fire & Rescue www.tvfr.com 6) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) 7) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. (OFC 503.3) 8) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (OFC 503.2.7 & D103.2) 9) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (OFC 13105.2) Please provide a current fire now test of the nearest fire hydrant demonstrating available flow at 20 psi residual pressure as well as fire flow calculation worksheets. Please forward copies to both TVF&R as well as your water purveyor. Fire flow calculation worksheets as well as instructions are available on our web site at www.tvfr.com. 10) FIRE HYDRANTS — ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) Show that no portion of any structure exceeds this requirement. Only one hydrant is shown on plans submitted. Determine number of hydrants needed and show with proper distribution. 11) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Appendix C, Table C 105.1. Considerations for placing_ fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 12) PRIVATE FIRE HYDRANTS: To distinguish private fire hydrants from public fire hydrants, private fire hydrants shall be painted red. (OFC 507.2.1, NFPA 24 & 291) 13) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (OFC C102.1) Page 12 TV&. Tualatin Valley Fire & Rescue www.tvfr.com 14) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (OFC 510.1) 15) PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6) 16) CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) 17) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDCs shall be located on the same side of the fire apparatus access roadway and or drive aisle. FDCs shall normally be remote except when approved by the fire code official. Fire sprinkler FDCs shall be plumbed to the fire sprinkler riser downstream of all control valves. Each FDC shall be equipped with a metal sign with 1 inch raised letters and shall read, "AUTOMATIC SPRINKLERS OR STANDPIPES" or a combination there of as applicable. (OFC 912.2) 18) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 1410.1 & 1412.1) 19) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a'/2 inch stroke. (OFC 505.1) 20) ANGLE OF APPROACH AND DEPARTURE: The angles of approach and departure for fire apparatus roads shall not exceed 8 Degrees. (OFC 503.2.8, NFPA 1901) ADDITIONAL COMMENTS: The above listed criteria are preliminary potential applicable conditions that MAY apply to this project. If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, 'A- X& &"// John Wolff Deputy Fire Marshal Copy: TVF&R File Page 13 RECEfVED MAY 12 2014 CITY OF TIGARD pLANNINGIENGINEERING May 8, 2014 Ms. Agnes Kowacz City of Tigard Community Development Division 13125 SW Hall Blvd. Tigard, OR 97223 Re: Case No. SUB2014-00001 / SLR2014-00001 Dear Ms. Kowacz, Thank you for the notice regarding the proposed subdivision on the old Armory property. While I do agree with beautifying our neighborhood and building new homes is a positive direction, I'm very concerned about the traffic. The street in front of our house (SW 69t Avenue between Oak & Pine) is very busy during commuting hours and during the day with delivery trucks. If the proposed subdivision does move forward, our neighbors and I agree that we would like to see the traffic signal at SW 69th & Pacific Highway become longer (with a left turn signal included) so traffic does not back up on Pine or 69th Avenue. We would also like to see speed bumps placed on 691h Avenue between Pine & Oak Streets, to slow traffic down. We have several small children and foot traffic on this street, we have had issues with speeding drivers, and additional traffic would only make it worse. Please consider these options when your committee plans for this subdivision. Thank you for including the neighbors in the process. Please don't hesitate to contact me if you have any questions (503-550-5756 or kb_ptld@yahoo.com). Sincerel , d Karen Blodgett 10555 SW 69th Avenue Tigard, OR 97223 Agnes Kowacz From: Agnes Kowacz Sent: Monday, May 12, 2014 12:06 PM To: Jamie Tingley Cc: Mathew Scheidegger (Scheideggerm@aks-eng.com) Subject: RE: plans for land of former Oregon Army National Guard Base on SW Oak You are welcome Jamie. I think that it is appropriate to raise your concerns during the comment period. However, the code does allow for lots of 7,500 square feet in this zone. At this point, 1 am not looking at the size of homes and the sizes are not proposed at this time. I am not sure who you would talk to regarding the size of the homes since that is done at a later stage. Matt, do you know who the builder will be for this project? Agnes Kowacz I Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503.718.2427 agnesk@tigard-or.gov From: Jamie Tingley[mailto:jamietingley@hotmail.com] Sent: Monday, May 12, 2014 10:16 AM To: Agnes Kowacz Cc: Mathew Scheidegger (Scheideggerm@aks-eng.com) Subject: Re: plans for land of former Oregon Army National Guard Base on SW Oak Thank you. Since the proposed plans aren't approved at this time, is there anything I can do to voice my opinion and make a change on the lot and potential home size? Or I this set in stone? Jamie Tingley On May 12, 2014, at 10:13 AM, "Agnes Kowacz" <A ng esK a,ti arP d-or.gov> wrote: Hi Jaime - The subject site is zoned R-4.5 which means 7,500 square foot lots. At this stage, I do not know how large or small the proposed homes will be or the price point. There has not been a contractor assigned to the job since the subdivision has not been approved. The application is complete, but not approved at this point. AKS is the firm that is the applicant on this project; I have copied Matt Scheidegger, who is the point of contact. He may have additional information for you. Hope this helps, thank you! Agnes Kowacz I Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 503.718.2427 agnesk@tgard-or.gov From: Jamie Tingley[mailto:jamietingley(a)hotmail.com] Sent: Monday, May 12, 2014 9:29 AM To: Agnes Kowacz Subject: RE: plans for land of former Oregon Army National Guard Base on SW Oak Thank you for the information Agnes I see in the attached document, on the fourth page, there is the space where the base is and is categorized as the "sbuject site" and then a nearby area categorized as a "planned development overlay". The "planned development overlay" is an area that recently had homes built on it that were about 4,000 sq.ft. homes on about 7,500+ sq.ft lots and they were sold for around $400- 500K. Does this mean that the same fate is intended for this newly zoned area - with homes to be built by the same builder and for around the same price? Has this all been formally approved and if so, when will they start clearing the land and building homes? And also, do we know who will be building these homes and what layouts will be available? I ask this as my husband and I live in the area and want to buy a home in the neighborhood but want to know if we can anticipate being able to afford what is planned for the "subject site" or not. Thank you, Jamie From: AgnesK@tgard-or.gov To: iamietingley@hotmail.com; KennyA@tgard-or.gov; TomM@tgard-or.gov; cherylc@tigard- or. ov; Johnfl@tgard-or.gov; Marissa@tgard-or.gov; Garyp@tgard-or.gov Subject: RE: plans for land of former Oregon Army National Guard Base on SW Oak Date: Mon, 12 May 2014 15:36:11 +0000 Hi Jamie - I am the planner working on this project. The proposal is to subdivide the property into 38 single family lots. I have a copy of the plans if you are interested in taking a look. I am also attaching the notice of proposal that went out. Please feel free to call me/email me with any questions. Thanks! Agnes Kowacz I Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 2 503.718.2427 agnesk@tigard-or.gov From: Jamie Tingley[mailto:jamietingley@hotmail.com] Sent: Friday, May 09, 2014 12:00 PM To: Kenny Asher; Tom McGuire; Cheryl Caines; John Floyd; Marissa Grass; Agnes Kowacz; Gary Pagenstecher Subject: plans for land of former Oregon Army National Guard Base on SW Oak Hello and good afternoon, I am hoping someone within the City of Tigard Community Development could help me in figuring out what the plans are for the land that was part of the Oregon Army National Guard Base on SW Oak. There was a posting listed on SW Ventura indicating a community meeting to address proposed plans, I arrived at the nearby elementary school on the proposed night, or what I thought was the night, and couldn't find anyone there for a meeting and unfortunately must have missed my opportunity to listen to proposed plans. What I'm hoping for is to find out what is intended for the land (housing development, apartments, etc?) and any additional information available at this time. Thank you for your help. -Jamie Tingley current Tigard resident 503-891-7898 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." May 13, 2014 Tigard City Council and Planning Commission 13125 SW Hall Boulevard Tigard, OR 97223 RE Safety Issues and the Oak Street Estates. Good evening Councilors and Mayor - I'm here tonight mostly for safety issues. First of all, the City of Tigard is being remiss in not widening SW 72nd Avenue between the big box stores on SW Dartmouth and Pacific Highway. This is that segment in the "Tigard Triangle" where the homeless camp was disbanded late last year. It is particularly dangerous for pedestrians and bicyclists in that there are no sidewalks for a majority of that length. While the City of Tigard is spending $1.55 million on improvements to 72nd Avenue south of Dartmouth, it is at this time investing none north of Dartmouth on 72nd Avenue. Second of all, it was exactly six months ago today (on 11/12/13] that over fifty residents attended a Neighborhood Meeting about the Armory development now called "Oak Street Estates," just west of the Willamette Meridian in what was the old "Town of Metzger." This is an area Metzger annexed into the City of Tigard years ago without receiving some of the promised infrastructure improvements. The acoustics at the Neighborhood meeting were not good in the cafeteria and many people complained that they couldn't hear the Developer's representative and asked him to speak louder. He said he was speaking as loud as he could. Quite a lot (over a dozen) of the people attending the meeting left early because they couldn't hear him. Many local Tigard residents stated that traffic along SW Oak Street is already dangerous, especially during rush hour, with many cars, some speeding, and with no sidewalks on either side. It is also dangerous for pedestrians and bicyclists at night because there are no streetlights. At that Neighborhood meeting and subsequent CPO4M meetings the following issues, requests, and unanswered questions were discussed, and unanimously approved at two CPO4M meetings for submission to the City of Tigard. 1. What do "System Development Charges" (SDC) ($5,000-$7,000/house) cover? 2. What is the City of Tigard plan for improvements to handle the increased traffic? 3. We request to City of Tigard that sidewalks are needed not just in front of Oak Street development but the length of SW Oak Street from 651h to 69th 4. We request to the City of Tigard use traffic calming devices, e.g. speed bumps, on this segment of SW Oak Street. 5. What will be done to mitigate the impacts of this proposed development? 6. There is not a park for over 15 blocks, where will the children play? We request a park or green space or open space be provided within the development. 7. Request traffic study for traffic light (left turn) at 691h and Pacific Hwy #99. 8. Could the City of Tigard/AKS/developer buy land for park space? 9. There was a big landslide in the mid-1990s at the north side of the property. It's really steep with a 50% grade. Residents are concerned about these sensitive lands and water run-off. We think the City of Tigard should want to be cautious about approving anything with sensitive lands (e.g. the Bull Mountain house). 10. Where will there be Affordable Housing? I'd he glad to answer any questions you may have. The CPO4M will be also submitting theses comments and others by the Thursday May 15th administrative deadline. Sincerely --Ji Long, Chair, CPO4M 03-647-0021 MAY 15 �p14 © May 15, 2014 C1� G �NGiNEERiN� ?LW111 Tigard City Council, Planning Commission and Planning Dept. c/o Agnes Kowacz, Associate Planner 13125 SW Hall Boulevard Tigard, OR 97223 RE: Safety Issues and the Oak Street Estates. It was about six months ago (on 11/12/13] that over fifty residents attended a Neighborhood Meeting about the Armory development that is now called "Oak Street Estates," just west of the Willamette Meridian in what was the old "Town of Metzger." This is an area of Metzger annexed into the City of Tigard years ago without receiving some of the promised infrastructure improvements. The acoustics at the Neighborhood meeting were not good in the cafeteria and many people complained that they couldn't hear the Developer's representative and asked him to speak louder. He said he was speaking as loud as he could. Quite a lot (over a dozen) of the people attending the meeting left early because they couldn't hear him. Four pages of notes of questions, answers, and unanswered questions from that meeting were submitted to the City Planning Department last year. Many local Tigard residents stated that traffic along SW Oak Street is already dangerous, especially during rush hour, with many cars, some speeding, and with no sidewalks on either side. It is also dangerous for pedestrians and bicyclists at night because there are no streetlights. At that Neighborhood meeting and subsequent CPO4M meetings the following issues, requests, and unanswered questions were discussed, and unanimously approved at two CPO4M meetings for submission to the City of Tigard. 1. What do "System Development Charges" (SDC) ($5,000- $7,000/house) cover? 2. What is the City of Tigard plan for improvements to handle the increased traffic? 3. We request to City of Tigard that sidewalks are needed not just in front of Oak Street development but the length of SW Oak Street from 65th to 69th 4. We request to the City of Tigard use traffic calming devices, e.g. speed bumps, on this segment of SW Oak Street. S. What will be done to mitigate the impacts of this proposed development? 6. There is not a park for over 15 blocks, where will the children play? We request a park or green space or open space be provided within the development. 7. We request traffic study for traffic light at 69th and Pacific Hwy #99. 8. Could the City of Tigard/AKS/developer buy land for park space? 9. There was a big landslide in the mid-1990s at the north side of the property. It's really steep with a 50% grade. Residents are concerned about these sensitive lands and water run-off. We think the City of Tigard should want to be cautious about approving anything with sensitive lands (e.g. the Bull Mountain house). 10. Where will there be Affordable Housing? I'd be glad to answer any questions you may have. '1� 9 Sincerely, 1im Lon hair, CPO4M 503-64 -0021 do 1� p Ca Py Q� MAILING/ NOTIFICATION AFFIDAVIT OF MAILING I, Agnes Kowacz, being first duly sworn/affirm, on oath depose and say that I am an Associate Planner for the City of Tigard, Washington County, Oregon and that I served the following: ❑X NOTICE OF a `FYPF. II Proposal FOR SUB2014-00001 / SLR2014-00001 (6700 SW Oak Street) ❑ AMENDED NOTICE - X Director of Community Development ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ik copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached hst(s), marked Exhibit "B", and by reference made a part hereof, on May 1, 2014, and deposited in the United States Mail on May 1, 2014 postage prepaid. STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the day of 12014. OFFICIAL STAMP -� 13ETSY GALICIA NOTARY PUBLIC -OREGON COMMISSION NO. 925741 MY COMMISSION EXPIRES MARCH 09, 2018 NOTARY PUBLIC F ORE 10N My Commission Expires: Notice of a Type II Proposal a Subdivision Without Planned Development Case ID: SUB2014-00001 / SLR2014-00001 Tigard Community Development Contact Information Date of Notice: Thursday, May 01, 2014 120 days = Wednesday, August 20, 2014 To: Interested Persons Staff Contact: Agnes Kowacz 503-718-2427 agnesk@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Thursday, May 15, 2014 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: SUB2014-00001 / SLR2014-00001. Please address your comments to the appropriate staff person: Agnes Kowacz. Information About the Proposal Description of the Proposal: The applicant is proposing a 38 lot subdivision with open space and storm water facility tracts. The subdivision will be served by a public street off of SW Oak Street which will connect to the west to SW 69`h Avenue. This proposal also includes a sensitive lands review for slopes exceeding 25 percent. Applicant: AKS Engineering & Forestry, LLC Chris Goodell 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 Owner 1: Oak Street Holdings Company SB LLC, VLB Oak Street LLC & Armory Holdings, LLC 3825 SW Hall Boulevard Beaverton, OR 97006 Owner 2: Joan E. Newman 'Trustee of Betty Jean Weber Trust 7392 SW Tenino Lane Tualatin, OR 97062 Proposal Address: 6700 SW Oak Street and 10240 SW 69th Avenue Legal WCTM1S136AA Tax lot 00201 and 00301 Description: Zoning: R-4.5: Low -Density Residential District Approval Criteria: TDC 18.430 & 18.775 What You Should Know About This Type II Proposal City of Tigard, Community Development Division • 13125 SW Hall Blvd., Tigard, Oregon 97223 I/CURPLN/Forms/QJ Staff Reports/Notice of Type 11 Proposal_Templ_06-05-12 The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Appeal Information Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Zoning and Site Map Notice to Mortgagee, Lienholder, Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. City of Tigard, Community Development Division •13125 SW Hall Blvd., Tigard, Oregon 97223 I/CURPLN/Forms/0) Staff Reports/Notice of Type 11 Proposal_Templ_06-05-12 P6 Zoning Map VENTURA Generalized Zoning Categod URA b 1.....11............ Lpoen Subject Site Zone Dewnptfon Residential LOCUST ST I.....1. ..........t .....tl............1 ......:............: /.RR..:..■..tt...■/� I ■11/.■ .....////\/■ A Use Central BusinesslDminct Pants and Recreation MA ELEAF ST ■/.//■ R....///.\/■ \/././I....■\.//\/■ 1.....1............ 1.//......... _ 1.........■11 I...■\/....\1 I......■^��.. .......■ ■R.....■ >! overlay Zones ■..R...■ ■R....tt 'a . t ........ ..\/\.\. .• ST Pp-C4of T14.1d n t p/ 1 _ OR 9,223 �1. Site Map It VMf UMA AAS .9 —3AW 9113 -Is "MMA MG -- — -- ---------y,1------ -------- ------------- L A'. 000V 101 XV1 ----------- - - --------------- A —Aw M 12 O(M 401 XV1 -wd '(J' XVI I., -- -- ------ . .. ...... nv . - ----- — - -- ----- � Dori 101 xvi .......... ----- --------------- I OOK 101 XV1 - - ------- - - -- - ------- - - -- - --------- H-7 X. di df .SiM ", Itz'101 x1\11 i L---- I r------------ 0090101 XV1 ---------- !•A-Asum ---------------- - TYl 001f 101 XV1 ------------ Ir. -------- - -- r ------ ----------------- ---- - ------ --- OOK 101vm XV1 --- - -------- ----- ------ - 000 ------------- zo - - --n ` I V ---- - ------ 4; A -4 off V North City of Tigard, Community Development Division - 13125 SW Hall Blvd., Tigard, Oregon 97223 I/CURPLN/Forms/QJ Staff Reports/Notice of Type 11 Proposal_Templ_06-05-12 City ofTigard Request for 500' Property Owner Mailing Labels PROPERTY OWNER INFORMATION IS VALID FOR 3 MONTHS FROM THE DATE OF YOUR REQUEST. Contact Staff Member Chris Wiley, 503-718-2714 or christinew0 'pard-or,gov NAME OF YOUR PROJECT: Tigard Armory Site TIGARD STAFF PLANNER YOU ARE WORKING WITH: Agnes Kowacz and Mike McCarthy PLEASE INDICA'T'E ALL MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) THAT ARE INCLUDED IN YOUR PROJECT OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW. (If more than one (1) tax lot or if the parcel has no address, you must separately identify each tax lot associated with the project.) IS 1 36A.1 Tax Lot 201 �. n . `�z_ !—� � Gy412 sem" M.EETING.Afte tting your land use application to the City, and the project planner has reviewed your application for comp eteness, you will be notified by means of a completeness review letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS, PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. ❑ Completeness Letter Received Indicating 2 Sets of Envelopes w/Affixed Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter -rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: Rochelle Wasula PHONE: 503.925.8799 NAME OF COMPANY: AKS Engineering and Forestry EMAIL: rwasula@aks-eng.com This request can be sent by e-mail, US mail, or hand delivered to the City of Tigard. Please allow a 2 -day minimum for processing requests. Upon completion of your request, the contact person listed u -ill be called to pick up their request that will be placed in "Will Call" by the company name (or by the contact person's last name if no company) at the front counter in the Permit Center. The cost of processing your request must be paid at the time of pick up, as exact cost cannot be pre -determined. PLEASE NOTE. FOR REASONS OFACCVRACY, ONLY ORIGINAL AUff ING LABELS PROVIDED BY THE CITY VS. RE- TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. I - EXAMPLE - - COST FOR THIS REOUEST - I !L sheets of labels x S2, sheet = 58.00 x 2 sets = S16.00sheu(s) of labels x S2j'shcct = x\ sets — 1 sheets of labels x S2/sheet for interested parties x 2 sets= 5 4.00 shecr(s) of labels x S2/sheet for interested parries = Rx� sets = (ILLEAATL LIST = S11.00 ;E FRA' ti ' — S11.00 T(YI'AL = S31.00 TOTAL =53 I/CURPLN/Masters/SW Property Owner Mailing Labels Request P-P cc _F , I ��1�1�1�1�i�1e1� • an an San an a m am -WP rim-, 1 S1 E31 BB -12700 1 S125DD04100 ALLEN LYLA M BERTELL, GABRIEL T 6431 SW POMONA ST FORREST, PATRICIA A PORTLAND OR 97219-6703 9835 SW 'VENTURA CT TIGARD OR 97223 TIGARD OR 97223 1 S 136AA06300 1 S 136A D01900 AMIRIFAR, HOSSEIN & BLADEN, DAVID & JEAN AGNEESSENS, SUSAN 6914 SW OAK 11021 SW 65TH AVE TIGARD OR 97223 PORTLAND OR 97219 1 S125DD01700 1 S136AD03001 ANDREWS, GARY R AND BLODGETT, BRANT RONALD & PHYLLIS D KAREN ANN 6730 SW VENTURA PLACE 10555 SW 69TH TIGARD OR 97223 TIGARD OR 97223 1S136AD01600 1S136AD01700 ARMSTRONG, SUSAN MARIE BLUME, JULIE E & HENDRIK A 10560 SW 69TH AVE 6875 SW PINE ST TIGARD OR 97223 TIGARD OR 97223 1S136AA02100 1S125DD05900 ARNSBERG, PAUL BODENDORFER, MICHAEL W & SUSAN 8818 SW SPRUCE ST 6735 SW VENTURA DR TIGARD OR 97223 TIGARD OR 97223 1S125DD02600 1S136AD01901 ATTIA, FARAG A & PEGGY C BOTTERON, DAVID & CONSTANCE E 6885 SW VENTURA DR 6910 SW OAK ST TIGARD OR 97223 TIGARD OR 97223 1 S1 E31 BB -13500 1 S125DD02500 BACHMAN ROSS & BOYER, THOMAS L & JENNIFER FULLERTON, ANN 10922 SW 65TH AVE 6905 SW VENTURA DR PORTLAND OR 97219-6704 TIGARD OR 97223 1 S136ADQ0200 1 S125DD02700 BARR, MARIANNE CAROLYN BUI, CHUC VAN & 18160 COTTONWOOD RD #207 NGUYEN, NHU-CAM T SUNRIVER OR 97707 6865 SW VENTURA DR PORTLAND OR 97223 1S136AA08500 1S136AA03000 BEAN, KARLA BYRNE, BLAKE W NASER, SAMIR 11123 SW 66TH AVE 10039 SW 70TH PL PORTLAND OR 97223 TIGARD OR 97223 1S125DD05800 1S136AD01800 BERENDES, WILLIAM J CARDENAS, MICHAEL H/SANDRA J 9890 SW VENTURA CT 6805 SW PINE ST PORTLAND OR 97223 TIGARD OR 97223 1S136AA09400 CHUNG,GRACE 4129 N 49TH WAY PHOENIX AZ 85018 1S136AA02700 CONNELL, ROBERT L & KIMBERLEY K 11102 SW 66TH AVE PORTLAND OR 97219 1S136AA02800 COOK, ROBERT E 11101 SW 66TH AVE PORTLAND OR 97223 1S136AD04400 CORNISH, MARY D 6721 SW PINE ST PORTLAND OR 97223 1S1E31BB -13700 COTTET TERESA J 10906 SW 65TH AVE PORTLAND OR 97219-6704 1S1E316J3 J8600 COTTET TE ESA J 10906 SW 6TH AVE PORTLAND O)T' 97219-6704 1S136AA03600 CRUCCHIOLA, LOUIS & ARLEEN E 11315 SW 66TH AVE PORTLAND OR 97223 1 S136AD00603 CUNEFARE, K MICHELLE CUNEFARE, PATRICIA L 10435 SW 66TH AVE PORTLAND OR 97223 1S136AA08700 DANIEL MACNAUGHTON INC 3802 SW MARTINS LN PORTLAND OR 97239 1S136AAQ8�00 DANIEL M NAUGHTON INC 3802 SW MAAXTINS LN PORTLAND OF2 97239 1S136AA10000 DANIEL M, CNAUGHTON INC 3802 SW MTINS LN PORTLAND Ok 97239 1S136AA00100 DAVIS, KRISTINE 10801 SW 65TH AVE PORTLAND OR 97219 1S125DD03600 DEL-BUONO, ROBERT E & ELLEN A 9885 SW VENTURA CT TIGARD OR 97223 1S136AA05900 DIAZ, CHRISTIAN & AMBER 10923 SW 65TH AVE PORTLAND OR 97219 1S125DD05400 DIETZ, THOMAS PATRICK & CYNTHIA 9840 SW VENTURA CT TIGARD OR 97223 1S136AD03100 DOUD, TROY L & ERIKA C 6535 SW HARGIS RD BEAVERTON OR 97007 1S136AA05400 DRASKOVIC, VLADIMIR & SANJA 11220 SW 66TH AVE PORTLAND OR 97223 1S136AA00300 DUTRA, BRETT C & BONNIE S 10241 SW 69TH AVE TIGARD OR 97223 1S125DD03100 DWYER, ERIN L & WILLIAM P 6600 SW VENTURA DR TIGARD OR 97224 1S125DD04200 DWYER, THOMAS & NANCY 6100 SW ALFRED ST PORTLAND OR 97219 1 S1 E31 BB -14200 1 S136AA03400 EL-TOBGY TAMIR & HARPER, ROBERT B & TRACY TEAV ANNIE 11231 SW 66TH 11108 SW 65TH AVE PORTLAND OR 97223 PORTLAND OR 97219-6755 1S136AD00100 1S136AA03100 ELLIOTT, KELSEY HART, ROBERT J & CYNTHIA S 11205 SW 65TH AVE 11137 SW 66TH AVE PORTLAND OR 97219 PORTLAND OR 97223 1 S1 E30CC -11400 1 S136AD05500 FALK JACK L & HATHAWAY, DANNY LEE FALK REVA J 6710 SW PINE ST PO BOX 3151 TIGARD OR 97223 PORTLAND OR 97208-3151 1 S 136A D01000 1 S 136AA04400 FAULKNER-WILSON, SHERI HAYNES, CATHERINE 10445 SW 67TH AVE 6611 SW OAK ST TIGARD OR 97223 PORTLAND OR 97223 1S136AD05400 1S136AA03300 FOGG, ANDREW P HENDERSON, JAMES & KAREN 6614 SW PINE ST 11215 SW 66TH AVE TIGARD OR 97223 TIGARD OR 97223 1S1E31BB -12900 1S136AD04600 FREESE PAUL M & HETTICK, WILLIAM C & JANICE E FREESE CAITLAN M 6707 SW PINE ST 11014 SW 65TH AVE PORTLAND OR 97223 PORTLAND OR 97219-6714 1S136AA05800 1S125DD01400 FRICK PROPERTIES INVESTMENTS LLC HOMEN, LINDA J 200 GRANADA DR 11250 RAMONA AVE SPC 201 CORTE MADERA CA 94925 MONTCLAIR CA 91763 1S1E31BB -13100 1S125DD01300 GOMEZ NYCOLE L & JARRARD, STEPHEN D & FRANCI JONES SHELDON G 144 LONG HOLLOW RD 10946 SW 65TH AVE ELGIN TX 78621 PORTLAND OR 97219-6704 1S125DD01800 1S136AA05300 GORRETTA, FRANK H & MARY ALICE JASMER, LIBBY S 6760 SW VENTURA DR 11232 SW 66TH AVE TIGARD OR 97223 PORTLAND OR 97223 1S136AA06000 1S136AD01100 GURULE, ROMAN D & JENNESS, STEPHANIE K BRASHER, ROCHELLE Y 38 TERRACE HALL AVE 2517 NW 83RD PL BURLINGTON MA 01803 PORTLAND OR 97229 1S136AA04700 JEWELL, KRIS N & AMY L 11420 SW 66TH AVE PORTLAND OR 97223 1S136AD00900 JOHANNES, TRAVIS 10465 SW 67TH AVE TIGARD OR 97223 1S1E31BB -14000 JOHNSEN JOHN M & SABRINA J H 10828 SW 65TH AVE PORTLAND OR 97219-6737 1S136AD01200 JOHNSON, DOUGLAS W 10440 SW 69TH AVE TIGARD OR 97223 1S125DD03900 JOHNSON, MATTHEW & ANDREA 9855 SW VENTURA CT TIGARD OR 97223 1S136AA08400 KEIDEL, JEREMEY & TRICIA R 10025 SW 70TH PL TIGARD OR 97223 1 S1 E31 BB -13900 KELLEY GABRIEL A & JOHNSON SADIE F 10846 SW 65TH AVE PORTLAND OR 97219-6756 1S125DD03500 KENT, ERIC G TRUST 6690 SW VENTURA DR TIGARD OR 97223 1 S125DDW400 KENT, ERI ,G TRUST, THE 6690 SW.,VEI`4TURA DR PORTLAND ORi97223 1 S 136AA02201 KESSLER,JULES 6501 SW OAK ST TIGARD OR 97223 1 S125DD03800 KOSTUR, CHARLES J & DIANNE M 9865 SW VENTURA CT TIGARD OR 97223 1S136AD04800 KREFT, CHANDLER M BARRESI, ALISON R 6605 SW PINE ST TIGARD OR 97223 1S136AA09700 LEE, DOUGLAS R & DAPHNE 10230 SW MCKENNA PL TIGARD OR 97223 1S136AD04900 LENTZ,CAROL J 20385 S NOBLE LN WEST LINN OR 97068 1 S1 E31 BB -13400 LICHTENBERG ERICK R 10930 SW 65TH AVE PORTLAND OR 97219-6704 1S136AA05000 LIN, Yl PEI 368 CLAY ST W MONMOUTH OR 97361 1 S136AD03200 LITMER, LANCE B 10495 SW 69TH AVE TIGARD OR 97223 1S125DD00900 LOF, JOHN & NANCY 6695 SW VENTURA PL PORTLAND OR 97223 1S125b 01Q00 LOF, JO" "& NANCY 6695 SAI V,�:NTURA PL PORTtXND`gR 97223 1S136AD00800 LONGTIN, BLAKE & CHANDI 10485 SW 67TH AVE PORTLAND OR 97223 1S136AA05600 LOPEZ-JOHNSTON, SHANE C 6524 SW LOCUST ST PORTLAND OR 97223 1S125DD00500 LORENCE, THOMAS P REV LIV TRUST BY THOMAS P LORENCE TRUSTEE 10747 SW 65TH AVE PORTLAND OR 97219 1S125DD02300 LOUKA, MARK E 6945 SW VENTURA DR TIGARD OR 97223 1S136AA03700 LUC, DINH QUYNH AND KIT, LONG CHU 11327 SW 66TH AVE PORTLAND OR 97223 1S136AA01500 LUKE-DORF INC ATTN: SPANBOCK, HOWARD 11895 SW GREENBURG RD TIGARD OR 97223 1S125DD01600 MACGREGOR, HEATHER 6700 SW VENTURA PL TIGARD OR 97223 1S136AA09300 MACKEY, TIM & LYNNE 6955 SW LOCUST ST TIGARD OR 97223 1S136AA01700 MATHEWS, GINA L WARREN & EVERETT 6901 SW OAK ST TIGARD OR 97223 1S136AD00601 MAYFIELD, MAE & RAY TRUST 13230 SW HOAWARD DR TIGARD OR 97223 1S136AA02900 MCCULLOUGH, RICHARD N 11109 SW 66TH AVE PORTLAND OR 97223 1S136AA00400 MCGUIRE, SUSAN O 6909 SW OAK ST TIGARD OR 97223 1S136AA01202 MCLAUGHLIN, RICHARD D & DARLENE G 6915 SW OAK ST TIGARD OR 97223 1S125DD05500 MCLELLARN, ROBERT W & PALMYRA B 9860 SW VENTURA CT PORTLAND OR 97223 1S136AD05901 MERRILL, STEVEN D & SUSAN J % GOPAL LLC 11455 SW PACIFIC HWY TIGARD OR 97223 1S136AA08600 MILLER, MARK & LISA 10047 SW 70TH PL TIGARD OR 97223 1S136AD01300 MONROE, ROSS & MONTERRUBIO, ROSA 10470 SW 69TH AVE TIGARD OR 97223 1S125DD03200 MORLEY LIVING TRUST BY RICHARD AIJOAN L MORLEY TRS 6630 SW VENTURA DR TIGARD OR 97223 1S136AA08900 NELSON, CASEY MILLER, CATHERINE 10022 SW 70TH PL TIGARD OR 97223 1S136AD01400 1S136AA04200 MCALLISTER, MICHAEL T & CAROL M NILAVER, JENNIE S TRUST, THE 10500 SW 69TH AVE BY KEY TRUST CO NATIONAL ASSOC TR TIGARD OR 97223 11503 SW 66TH AVE PORTLAND OR 97223 1S136AA01900 O'BRIEN, MARGARET E 6087 SW OAK ST PORTLAND OR 97233 1 S136AA00201 OAK STREET DEVELOPMENT LLC 3825 SW HALL BLVD BEAVERTON OR 97005 lS125DD02900 OBRADOVICH, JODI HEINTZ 6825 SW VENTURA DR TIGARD OR 97223 lS136AA09500 ORDIZ, ORVIEL J HYDE, KELLY A 6930 SW LOCUST ST TIGARD OR 97223 1S136AA06500 PAGET, RICHARD R RUGGS, MARY ANNE 11033 SW 65TH AVE PORTLAND OR 97219 1 S136AD05600 PALMER, DAVID E & LINDA V 6716 SW PINE ST TIGARD OR 97223 1S136AA00302 PARKER, MICHELLE L CALLAHAN, LUCAS A 10275 SW 69TH AVE PORTLAND OR 97223 lS125DD01200 PARMENTER FAMILY LLC BY PARMENTER, GERALD D/JUDITH A TRS 16939 SW SILER RIDGE BEAVERTON OR 97007 lS136AA01600 PERRI, JULIE 10345 SW 69TH AVE TIGARD OR 97223 1S136AD04500 PETERSEN, OVE & LORA LEE 7608 SW PINE ST PORTLAND OR 97223 l S 136AA02200 PETERSON LIVING TRUST BY PETERSON, ROGER P/BRENDA M TRS 6601 SW OAK ST TIGARD OR 97223 lS136AA02500 PICCO, MICHAEL D 6533 SW LOCUST ST PORTLAND OR 97223 1 S1 E31 BB -12800 PIXLEY STEVEN R & JEAN W 11022 SW 65TH AVE PORTLAND OR 97219-6714 lS136AA02300 PIZER, WAYNE L 6517 SW LOCUST ST PORTLAND OR 97223 1S136AA03900 PRAGER, GORDON H & JOANN ANN PRAGER, MICHAEL S PO BOX 1510 PASADENA MD 21123 1S125DD06200 PRIVITERA, PAUL C & KRISTINA M 6655 SW VENTURA DR TIGARD OR 97223 1S125DD02400 QUERIN, TARILYNN 6925 SW VENTURA TIGARD OR 97223 1S136AD00501 RICHARDSON, ROBERT A BEVERLY J 10465 SW 66TH PORTLAND OR 97223 lS136AA02400 RICKERSON, ERIC 6525 SW LOCUST ST PORTLAND OR 97223 lS136AA09800 RIEHL, JAMES A & JESSICA 10225 SW MCKENNA PL TIGARD OR 97223 1S125DD01500 1S136AD05100 RIVAS, LUIS F & SCHOLIBO, GEORGE E JR & NELSON, VIRGINIA R SCHOLIBO, STEPHEN A PO BOX 231292 12241 SW TERWILLIGER BLVD TIGARD OR 97281 PORTLAND OR 97219 1S1E31BB -13800 1S136AD05000 ROBERTSON RITA K SCHOLI G ORGE E JR & 10852 SW 65TH AVE SCHOLIB TEPHEN A PORTLAND OR 97219-6704 12241 SWT WILLIGER BLVD PORTLAND OR 97219 1S136AA05100 1S136AD00600 ROHANI, JOSHAN W & JULIA M SCHULZ, CONRAD H & 11324 SW 66TH AVE LILLIAN K PORTLAND OR 97223 6666 SW OAK PORTLAND OR 97223 1S125DD02800 1S136AA05500 ROSS, CAROL SEELEY, BRIAN 6845 SW VENTURA DR 6532 SW LOCUST ST TIGARD OR 97223 PORTLAND OR 97223 1S136AA02000 1S136AD00602 SARIOGLU, ESTER SHAFER, NANETTE M & 10340 SW 69TH COY, JANET R TIGARD OR 97223 6680 SW OAK ST TIGARD OR 97223 1S136AA01400 1S136AA06600 SARVAY, JAMES A & CARMENZA M SHAVERS, MARK 6911 SW OAK ST 11039 SW 65TH AVE TIGARD OR 97223 PORTLAND OR 97219 1S136A 1201 1S125DD03700 SARVAY, MES A & CARMENZA M SHREVE FAMILY TRUST 6911 S11V"OA ST 9875 SW VENTURA CT TIGARD OR 97223 TIGARD OR 97223 1S136A 1300 1S136AA04500 SARVAY, ES A & CARMENZA M SIBERT, LIZBETH JEAN & 6911 SW ST BENNETT, JOE TIGAR OR 9 .223 11504 SW 66TH AVE PORTLAND OR 97223 1S136AA05200 1S136AA06200 SCHILL, THOMAS J & ROBBIN B SICKLES, PATRICIA C 11310 SW 66TH AVE 13694 SW HALL BLVD #1 PORTLAND OR 97223 TIGARD OR 97223 1S125DD03000 1S136AA03200 SCHOCK, CARL F & MICHELLE K SIEGBERG, GARY L 6805 SW VENTURA DR 11203 SW 66TH AVE TIGARD OR 97223 PORTLAND OR 97223 1S136AD00700 SIMMON,S PATRICK A & AQUILA, AMY C 10470 SW 67TH AVE TIGARD OR 97223 1S136AD05200 SIMPSON, STEVEN C & CAROL ANN 6600 SW PINE ST PORTLAND OR 97223 1S136AA04600 SMITH, JOSEPH P AND VERITA V 11424 SW 66TH AVENUE PORTLAND OR 97223 1S136AD04700 SMITH, LISA LYNETTE PORCH, CHAD FOSTER 6611 SW PINE ST TIGARD OR 97223 1S125DD05600 SODERQUIST, DAVID R & PAMELA E 9870 SW VENTURA CT TIGARD OR 97223 1 S136AD00300 SPENCE, THEODORE A 10430 SW 66TH AVE TIGARD OR 97223 1S136AD05700 SPILLUM, RONN & SUSAN J 6726 SW PINE ST TIGARD OR 97223 1S136AD02000 STENSLAND, KIRSTEN D 7000 SW OAK ST TIGARD OR 97223 1S136AA03800 STERNES, GERALD J AND SUSAN C 11401 SW 66TH AVENUE PORTLAND OR 97223 1S136AD00400 STINGER, HOWARD C & MAXINE E PO BOX 1204 VANCOUVER WA 98666 1S125DD05700 TAAFFE, RICHARD & AYUKO 9880 SW VENTURA CT TIGARD OR 97223 1S136AA03500 TAM, CHUNG MING 11305 SW 66TH AVE PORTLAND OR 97223 1S136AA04800 TAM, DANNY & CIELITO LINDA SADAN 17984 SW GILLETTE LN SHERWOOD OR 97140 1S125DD01100 TARKIAINEN, TERRI & KIANI 6665 SW VENTURA PL PORTLAND OR 97223 1S125DD03300 TEMERLIN, JANE 6660 SW VENTURA DR PORTLAND OR 97223 1S1E31BB -13200 THOMPSON WILLIAM R II & KIMBER 10940 SW 65TH AVE PORTLAND OR 97219-6704 1 S 136AA00600 THORPE, STEVE E BALES-THORPE, M RENEE 6917 SW OAK ST TIGARD OR 97223 1S13601200 THORP EVE E BALES- RPE, M RENEE 6917S OA ST TIGAF2D OR 9 223 1S136AA06400 TRIFUNOVIC, IVAN & MIRJANA KASAP 11029 SW 65TH AVE PORTLAND OR 97219 1S136AA09900 TSAI, ULA A & CHUNG, CHENG HUEI 6970 SW LOCUST ST TIGARD OR 97223 1S136AA04100 TUCKER, FRANK W 11433 SW 66TH AVE PORTLAND OR 97223 1S136 10,,00 VENTUR STATES OWNERS OF LOTS .1 -2 00000 1S136AA06100 VO, TOAN M 11007 SW 65TH AVE PORTLAND OR 97219 1S136AA09600 WAGNER, LAVERN E JR & WAGNER, SUE E 10240 SW MCKENNA PL TIGARD OR 97223 1 S 12 5W 19900 WASHINJG ON SQUARE ESTATES LOT OWNERS 00,000 1S125M19400 WASHIN ON SQUARE ESTATES LOT OWNE F 00000 1S125D 10 00 WASHIN ON SQUARE ESTATES LOT O E 000 1S125D 1 00 WASHIN ON SQUARE ESTATES LOT NE 00000 1S125D 0 00 WASHIN SQUARE ESTATES LOT OWNERS 00000 1S125D�Q300 WASHINio'1'bN SQUARE ESTATES LOT OWNER§ 000(SO 1S136AD01500 WEBB, ERIC G 2361 NW 17TH AVE CAMAS WA 98607 1S136AA00301 WEBER, BETTYJEAN TRUST BY NEWMAN, JOAN E TR 7392 SW TENINO LN TUALATIN OR 97062 1SIE31BB -14100 WEICHBRODT SEAN B & WEICHBRODT IVAN L & LESLEY B 6428 SW DICKINSON ST PORTLAND OR 97219-6639 1S136AA02600 WEIDMAN, TRACEY S & DARREN 11112 SW 66TH AVE PORTLAND OR 97223 1S125DD00800 WIENEKE, MARILYNN A 6755 SW VENTURA PL PORTLAND OR 97223 1S136AA05700 WIENS, MATTHEW & ODESSA 6516 SW LOCUST ST PORTLAND OR 97223 1 S1 E31 BB -13000 WIEST WENDY 11006 SW 65TH AVE PORTLAND OR 97219-6714 1S125DD04000 WILLIAMS, JAMES B AND PATRICIA D 9845 SW VENTURA COURT TIGARD OR 97223 1S136AA01800 WILLIAMS, TRUMAN D & CARRIE P 6817 SW OAK TIGARD OR 97223 1 S136AA00303 WILLIAMSON, KRISTOPHER 10280 SW 69TH AVE TIGARD OR 97223 1S136AD05300 WILTON, STEVEN L & ANITA R J 6606 SW PINE PORTLAND OR 97223 1S136AA04300 WONG, HOI H AND LOUISA M 6671 SW OAK TIGARD OR 97223 1S136AA09200 WOODWARD, ALEXANDER J & HOPKINS, TRACY A 6979 SW LOCUST ST TIGARD OR 97223 1S136AA04900 WRIGHT, GRANT S & JULIE C 11410 SW 66TH AVE PORTLAND OR 97223 1S125DD06100 YANTIS, WANDA D 6705 SW VENTURA DR TIGARD OR 97223 1S125 D06A00 YANTIS, ANDA D 6705S ENTURA DR TIGARD O 97223 1S136AA04000 ZELL, JOSCELYN P 11425 SW 66TH AVE PORTLAND OR 97223 DON & DOROTHY ERDT The fallowing labels list interested persons who requested notice 13760 SW 121ST AVENUE re: ANY development ANYWHERE, in Tigard. See Memo for File re: TIGARD OR 97223 interested Parties Update, August 2012, BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE 13085 SW HOWARD DR TIGARD OR 97224 TIGARD OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114TH PLACE 9600 SW FREWING STREET TIGARD OR 97223 TIGARD, OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97224 TIGARD OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE TIGARD OR 97223 TIGARD OR 97223 GRETCHEN BUEHNER CPO 48 MAILING ADDRESS 13249 SW 136TH PLACE 16200 SW PACIFIC HWY, STE H, BOX 242 TIGARD OR 97224 TIGARD OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 14357 SW 133RD AVENUE TIGARD OR 97223 TIGARD OR 97224 LORA GARLAND, CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 PATRICIA KEERINS NOT* Don't mail the City of Tigard label 12195 SW 121ST AVE if there is already a label for City of Tigard TIGARD OR 97223 printed from the GIS labels list. /CURPLN/SetUp/Labels/CIT Citywide Last Update: 06 24 2013 ALEXANDER CRAGHEAD JULIE RUSSELL, CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD OR 97223-6210 TIGARD OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST, STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING & BLAKE HERING JR. WILLIAM S. FARGHER NORRIS BEGGS & SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON, SUITE 200 10300 SW 92ND AVENUE PORTLAND OR 97204 HAPPY VALLEY OR 97086 DAVID WALSH 10236 SW STUART COURT TIGARD OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD OR 97223 TIGARD OR 97224 LISA HAMILTON, CPO 4B VICE CHAIR CAROL RENAUD — WACO CPO NEWSLETTER COORD. 13565 SW BEEF BEND ROAD OSU EXTENSION SVC - CITIZEN INVOLVEMENT FACULTY TIGARD OR 97224 155 NORTH 1ST AVENUE SUITE 200 MS48 HILLSBORO OR 97124 DAVID KIMMEL VICTOR DEFILIPPIS 1335 SW 66TH SUITE 201 13892 SW BRAYDON CT PORTLAND OR 97225 TIGARD OR 97224 /CUR PLN/Setup/Labels/CIT Citywide Last Update: 06 24 2013 Persons listed below want to be notified about EAST side development ONLY: Jim Long, Chair, CPO 4M 10730 SW 72"d Ave Portland, OR 97223 DAYLE D. & EVELYN O. BEACH 11530 SW 72"° AVENUE TIGARD OR 97223 No persons currently want to be notified about SOUTH or CENTRAL development ONLY: 1/CURPLN/SetUp/Labels/CIT Citywide Last Update: 06 24 2013 AFFIDAVIT OF MAILING 1, Agnes Kowacz, being first duly sworn/affirm, on oath depose and say that I am an Associate Planner for the City of Tigard, Washington County, Oregon and that I sen -ed the following: {Check Appropriate Box(s) Below} ® NOTICE OF TYPE II Decision FOR: SUB2014-00001 / SLR2014-00001 (6700 SW Oak Street) ❑ AMENDED NOTICE — ® City of Tigard Community Development Director's designee ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof, July 10, 2014, and deposited in the United States Mail on July 10, 2014, postage prepaid. Agnes Kowacz STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the ( 0 day of C \ Vk y , 2014. OFFICIAL STAMP BETSY GALICIA WO NOTARY PUBLIC -OREGON COMMISSION NO. 925741 MY COMMISSION EXPIRES MARCH 09, 2018 NOTARY PUBL C OF OREGON My Commission Expires: 3 Ci 1 20 10 1:ACDADM\Sr adininistratice Specialist\Affidavits\Affidavit of Mailing 1' -pe 11 Decision SUB2014 K01 6700 SW Oak Street - Agnes Kowacz.docx Notice of a Type II Decision Subdivision Without Planned Development Case ID: SUB2014-00001/SLR2014-00001 (Oak Street Estates) The Decision Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the requested land use action, subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the Final Decision and the proposal is described below. Tigard Community Development Contact Information Date of Notice: Thursday, July 10, 2014 120 days = Wednesday, August 20, 2014 Staff Contact: Agnes Kowacz 503-718-2427 agnesk@tigard-or.gov Appeal Information All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision. Appeal forms are available on the city's website or by person at the Permits Center. If you would like to appeal this land use decision, we need to receive your completed appeal form by 4 p.m. on Thursday, July 24, 2014. Please include the Case ID Number:: SUB2014-00001 / SLR2014-00001. Please hand -deliver your completed appeal form (which will be time -stamped) and pay the associated appeal fees at the Permits Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. If you have any questions regarding this decision please address them to the appropriate staff person noted on this form: Agnes Kowacz and note the Case ID Number:: SUB2014-00001 / SLR2014-00001 This decision is final on Thursday, July 10, 2014, unless an appeal is filed. The decision will go into effect on Friday, July 25, 2014, unless an appeal is filed. A copy of the Final Decision is available upon request from the staff contact person noted above. Information About the Decision Applicant: AKS Engineering & Forestry, LLC Chris Goodell 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 Owner 1: Oak Street Holdings Company SB LLC, VLB Oak Street LLC & Armory Holdings, LLC 3825 SW Hall Boulevard Beaverton, OR 97006 Owner 2: Joan E. Newman Trustee of Betty Jean Weber Trust 7392 SW Tenino Lane Tualatin, OR 97062 City of Tigard, Community Development Division • 13125 SW Hall Blvd., Tigard, Oregon 97223 pg. 1 I/CURPLN/Forms/QJ Staff Report/Notice of Type 11 Decision Templ_08 2812 Description of the Proposal: The applicant is proposing a 38 lot subdivision with open space and storm water facility tracts. The subdivision will be served by a public street off of SW Oak Street which will connect to the west to SW 69''' Avenue. This proposal also includes a sensitive lands review for slopes exceeding 25 percent. Legal WCTM1S136AA Tax lot 00201 and 00301 Description: Zoning: R-4.5: Low -Density Residential District Appeal Procedure Details The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. The deadline for filing an appeal is 4 p.m, on Thursday, July 24, 2014 City of Tigard, Community Development Division • 13125 SW Hall Blvd., Tigard, Oregon 97223 pg. 2 I/CURPLN/Forms/0) Staff Report/Notice of Type 11 Decision Tempi -08 2812 Site Map ?, _ o �jsg `9 R g o« „ ^R SR _ 3APJa ma ' 1 8L �J al - 133N"- �1/O MS lu Imo, m� NI I aulau $ b ' �----------------- 8 .� I - r m $, l ' 8 I - .0 .,.1 I Aa y- --------- 7 x! Y 1 S.Y-t_t_ mm 1 MXYlVl0 �I1Sla0 a a a -0--- E E& ----- I---- - ---- _ f y I zgx 10 09£ 1D1 XVI u � �s `------ -- ------------ -----' awl ------- ---- E aatwluw $ _' On fir` i F{�e I A lOt 00!£'101XVI � y o s I _ ____R_____t 1 -- I a I{ g j « , ,. I �------------------� � s.Ia _______.____ ) ul�olau---, I w K I L NX tYl 008£ 101 Vl X N YE' i8 $ I a R� is w------ 006r* < o X i ---------------a = a cl I r awuw�w !0) kb aS RA � L L- =g I r -- ------------------ I 1 %1J 6 ma ' 1 8L �J al - 133N"- �1/O MS lu Imo, m� NI I aulau $ b City of Tigard, Community Development Division •13125 SW Hall Blvd., Tigard, Oregon 97223 pg. 3 I/CURPLN/Forms/QJ Staff Report/Notice of Type 11 Decision Templ_08 2812 i tt ffl a I I y- U a a a a a a a a -0--- E E& E E E City of Tigard, Community Development Division •13125 SW Hall Blvd., Tigard, Oregon 97223 pg. 3 I/CURPLN/Forms/QJ Staff Report/Notice of Type 11 Decision Templ_08 2812 s . City of Tigard Request for 500' Property Owner Mailing Labels PROPERTY OVGNER INFORMATION IS VALID FOR 3 MONTHS FROM THE DATE OF YOUR REQUEST. Contact Staff Member Chris Wiley,503-718-2714 or christinew r Rard�ov NAME OF YOUR PROJECT: Tigard Armory Site TIGARD STAFF PLANNER YOU ARE WORKING V ITH: Agnes Kowacz and Mike McCarthy PLEASE INDICATE ALL MAP&TAX LOT NUMBEK(i.e. 1 S134AB,Tax Lot 00100)TH VF ARE INCLUDED IN YOUR PROJECT OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: (If more than one(1)tax lot or if the parcel has no address,you must separately identify each tax lot associated with the project.) 1S 1 36AA Tax Lot 201q� NLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBOgHoop ETING. Aft tting your land use application to the City,and the project planner has reviewed your application for comp eteness,you will be notified by means of a completeness re�-iew letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS ❑ Completeness Letter Received Indicating 2 Sets of Envelopes w/Affixed Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please)with first class letter-rate postage on the envelopes in the form of postage stamps(no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: Rochelle Wasula PHONE: 503.925.8799 NAME OF COMPANY: AKS Engineering and Forestry EMAIL: rwasula@aks-eng.com This request can be sent by e-mail,US mail,or hand delivered to the Cite of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that will be placed in"Will Call"by the company name (or by the contact person's last name if no company)at the front counter in the Permit Center. The cost of processing your request must be paid at the time of pick up,as exact cost cannot be pre-determined. PLEASENOTE.- FOR REASONS OFACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE- TYPED MAILING LABELS WILL BEA CCEPTED. Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then,multiply the cost to print one set of labels by the number of sets requested. -EXAMPLE- -COST FOR THIS REQUEST- _4_slicers of labels x S2,shot=51.QQ x 2 sets= S16.00 sheet(s)of labels x S21'shect= x sets= L sheets of labels x S2/sheet for interested parries x 2 sets= S 4.00 sheets)of labels x S2/sheet for interested parties=ft-x —sets= "- GI-,NRRXlE11ST = S1100 GRNERATE,1AST = 511.00 TOTAL = S31.00 TOTAL I/CURPLN/Masters/500'Property Owner Mailing Labels Request J NOW mum: I wtwwww off wil all Erg wri mm r min am �: �,,,� cm 1 S1 E31 BB -12700 1 S125DD04100 ALLEN LYLA M BERTELL, GABRIEL T 6431 SW POMONA ST FORREST, PATRICIA A PORTLAND OR 97219-6703 9835 SW'VENTURA CT TIGARD OR 97223 1S136AA06300 1S136AD01900 AMIRIFAR, HOSSEIN & BLADEN, DAVID&JEAN AGNEESSENS, SUSAN 6914 SW OAK 11021 SW 65TH AVE TIGARD OR 97223 PORTLAND OR 97219 1S125DD01700 1S136AD03001 ANDREWS, GARY R AND BLODGETT, BRANT RONALD& PHYLLIS D KAREN ANN 6730 SW VENTURA PLACE 10555 SW 69TH TIGARD OR 97223 TIGARD OR 97223 1S136AD01600 1S136AD01700 ARMSTRONG, SUSAN MARIE BLUME, JULIE E&HENDRIK A 10560 SW 69TH AVE 6875 SW PINE ST TIGARD OR 97223 TIGARD OR 97223 1S136AA02100 1S125DD05900 ARNSBERG, PAUL BODENDORFER, MICHAEL W& SUSAN 8818 SW SPRUCE ST 6735 SW VENTURA DR TIGARD OR 97223 TIGARD OR 97223 1S125DD02600 1S136AD01901 ATTIA, FARAG A& PEGGY C BOTTERON, DAVID&CONSTANCE E 6885 SW VENTURA DR 6910 SW OAK ST TIGARD OR 97223 TIGARD OR 97223 1 S1 E31 BB -13500 1 S125DD02500 BACHMAN ROSS & BOYER, THOMAS L& JENNIFER FULLERTON, ANN 10922 SW 65TH AVE 6905 SW VENTURA DR PORTLAND OR 97219-6704 TIGARD OR 97223 1S136AD00200 1S125DD02700 BARR, MARIANNE CAROLYN BUI, CHUC VAN& 18160 COTTONWOOD RD#207 NGUYEN, NHU-CAM T SUNRIVER OR 97707 6865 8W VENTURA DR PORTLAND OR 97223 1S136AA08500 1S136AA03000 BEAN, KARLA BYRNE, BLAKE W NASER, SAMIR 11123 SW 66TH AVE 10039 SW 70TH PL PORTLAND OR 97223 TIGARD OR 97223 1S125DD05800 1S136AD01800 BERENDES, WILLIAM J CARDENAS, MICHAEL H/SANDRA J 9890 SW VENTURA CT 6805 SW PINE ST PORTLAND OR 97223 TIGARD OR 97223 1S136AA09400 1S136AA10000 CHUNG, GRACE DANIEL MAI✓`NAUGHTON INC 4129 N 49TH WAY 3802 SINfAARTINS LN PHOENIX AZ 85018 PORTLAND OR 97239 1S136AA02700 1S136AA00100 CONNELL, ROBERT L& KIMBERLEY K DAVIS, KRISTINE 11102 SW 66TH AVE 10801 SW 65TH AVE PORTLAND OR 97219 PORTLAND OR 97219 1S136AA02800 1S125DD03600 COOK, ROBERT E DEL-BUONO, ROBERT E&ELLEN A 11101 SW 66TH AVE 9885 SW VENTURA CT PORTLAND OR 97223 TIGARD OR 97223 1S136AD04400 1S136AA05900 CORNISH, MARY D DIAZ, CHRISTIAN&AMBER 6721 SW PINE ST 10923 SW 65TH AVE PORTLAND OR 97223 PORTLAND OR 97219 1S1E31BB -13700 IS125DD05400 COTTET TERESA J DIETZ,THOMAS PATRICK&CYNTHIA 10906 SW 65TH AVE 9840 SW VENTURA CT PORTLAND OR 97219-6704 TIGARD OR 97223 1 S1 E31 BB -1,3600 1 S136AD03100 COTTET TFRESA J DOUD, TROY L& ERIKA C 10906 SW WH AVE 6535 SW HARGIS RD PORTLAND O`$ 97219-6704 BEAVERTON OR 97007 1S136AA03600 1S136AA05400 CRUCCHIOLA, LOUIS&ARLEEN E DRASKOVIC, VLADIMIR&SANJA 11315 SW 66TH AVE 11220 SW 66TH AVE PORTLAND OR 97223 PORTLAND OR 97223 1S136AD00603 1S136AA00300 CUNEFARE, K MICHELLE DUTRA, BRETT C&BONNIE S CUNEFARE, PATRICIA L 10241 SW 69TH AVE 10435 SW 66TH AVE TIGARD OR 97223 PORTLAND OR 97223 1S136AA08700 1S125DD03100 DANIEL MACNAUGHTON INC DWYER, ERIN L&WILLIAM P 3802 SW MARTINS LN 6600 SW VENTURA DR PORTLAND OR 97239 TIGARD OR 97224 1S136Ad08$00 1S125DD04200 DANIEL M�tNAUGHTON INC DWYER, THOMAS&NANCY 3802 SW M443TINS LN 6100 SW ALFRED ST PORTLAND OR, 97239 PORTLAND OR 97219 1S1E31BB -14200 1S136AA03400 EL-TOBGY TAMIR& HARPER, ROBERT B&TRACY TEAV ANNIE 11231 SW 66TH 11108 SW 65TH AVE PORTLAND OR 97223 PORTLAND OR 97219-6755 1S136AD00100 1S136AA03100 ELLIOTT, KELSEY HART, ROBERT J& CYNTHIA S 11205 SW 65TH AVE 11137 SW 66TH AVE PORTLAND OR 97219 PORTLAND OR 97223 1S1E30CC -11400 1S136AD05500 FALK JACK L& HATHAWAY, DANNY LEE FALK REVA J 6710 SW PINE ST PO BOX 3151 TIGARD OR 97223 PORTLAND OR 97208-3151 1 S 136A D01000 1 S 136AA04400 FAULKNER-WILSON, SHERI HAYNES, CATHERINE 10445 SW 67TH AVE 6611 SW OAK ST TIGARD OR 97223 PORTLAND OR 97223 1S136AD05400 1S136AA03300 FOGG,ANDREW P HENDERSON,JAMES&KAREN 6614 SW PINE ST 11215 SW 66TH AVE TIGARD OR 97223 TIGARD OR 97223 1SIE31BB -12900 1S136AD04600 FREESE PAUL M& HETTICK,WILLIAM C&JANICE E FREESE CAITLAN M 6707 SW PINE ST 11014 SW 65TH AVE PORTLAND OR 97223 PORTLAND OR 97219-6714 1S136AA05800 1S125DD01400 FRICK PROPERTIES INVESTMENTS LLC HOMEN, LINDA J 200 GRANADA DR 11250 RAMONA AVE SPC 201 CORTE MADERA CA 94925 MONTCLAIR CA 91763 1S1E31BB -13100 1S125DD01300 GOMEZ NYCOLE L& JARRARD, STEPHEN D& FRANCI JONES SHELDON G 144 LONG HOLLOW RD 10946 SW 65TH AVE ELGIN TX 78621 PORTLAND OR 97219-6704 1S125DD01800 1S136AA05300 GORRETTA, FRANK H & MARY ALICE JASMER, LIBBY S 6760 SW VENTURA DR 11232 SW 66TH AVE TIGARD OR 97223 PORTLAND OR 97223 1S136AA06000 1S136AD01100 GURULE, ROMAN D& JENNESS, STEPHANIE K BRASHER, ROCHELLE Y 38 TERRACE HALL AVE 2517 NW 83RD PL BURLINGTON MA 01803 PORTLAND OR 97229 1S136AA04700 1S125DD03800 JEWELL, KRIS N&AMY L KOSTUR, CHARLES J &DIANNE M 11420 SW 66TH AVE 9865 SW VENTURA CT PORTLAND OR 97223 TIGARD OR 97223 1S136AD00900 1S136AD04800 JOHANNES, TRAVIS KREFT, CHANDLER M 10465 SW 67TH AVE BARRESI,ALISON R TIGARD OR 97223 6605 SW PINE ST TIGARD OR 97223 1S1E31BB -14000 1S136AA09700 JOHNSEN JOHN M& SABRINA J H LEE, DOUGLAS R& DAPHNE 10828 SW 65TH AVE 10230 SW MCKENNA PL PORTLAND OR 97219-6737 TIGARD OR 97223 1 S136AD01200 1 S136AD04900 JOHNSON, DOUGLAS W LENTZ, CAROL J 10440 SW 69TH AVE 20385 S NOBLE LN TIGARD OR 97223 WEST LINN OR 97068 1S125DD03900 1S1E31BB -13400 JOHNSON, MATTHEW&ANDREA LICHTENBERG ERICK R 9855 SW VENTURA CT 10930 SW 65TH AVE TIGARD OR 97223 PORTLAND OR 97219-6704 1S136AA08400 1S136AA05000 KEIDEL, JEREMEY&TRICIA R LIN,YI PEI 10025 SW 70TH PL 368 CLAY ST W TIGARD OR 97223 MONMOUTH OR 97361 1S1E31BB -13900 1S136AD03200 KELLEY GABRIEL A& LITMER, LANCE B JOHNSON SADIE F 10495 SW 69TH AVE 10846 SW 65TH AVE TIGARD OR 97223 PORTLAND OR 97219-6756 1S125DD03500 1S125DD00900 KENT, ERIC G TRUST LOF, JOHN&NANCY 6690 SW VENTURA DR 6695 SW VENTURA PL TIGARD OR 97223 PORTLAND OR 97223 1S125DD03400 1S1251)1)01000 KENT, ERIC,G TRUST,THE LOF, JO '&NANCY 6690 SW VENTURA DR 6695 S NTURA PL PORTLAND OR',97223 PORT AND R 97223 1S136AA02201 1S136AD00800 KESSLER, JULES LONGTIN, BLAKE&CHANDI 6501 SW OAK ST 10485 SW 67TH AVE TIGARD OR 97223 PORTLAND OR 97223 1S136AA05600 1S136AA02900 LOPEZ-JOHNSTON, SHANE C MCCULLOUGH, RICHARD N 6524 SW LOCUST ST 11109 SW 66TH AVE PORTLAND OR 97223 PORTLAND OR 97223 1S125DD00500 1S136AA00400 LORENCE, THOMAS P REV LIV TRUST MCGUIRE, SUSAN O BY THOMAS P LORENCE TRUSTEE 6909 SW OAK ST 10747 SW 65TH AVE TIGARD OR 97223 PORTLAND OR 97219 1S125DD02300 1S136AA01202 LOUKA, MARK E MCLAUGHLIN,RICHARD D& 6945 SW VENTURA DR DARLENE G TIGARD OR 97223 6915 SW OAK ST TIGARD OR 97223 1S136AA03700 1S125DD05500 LUC, DINH QUYNH AND MCLELLARN, ROBERT W& PALMYRA B KIT, LONG CHU 9860 SW VENTURA CT 11327 SW 66TH AVE PORTLAND OR 97223 PORTLAND OR 97223 1S136AA01500 1S136AD05901 LUKE-DORF INC MERRILL, STEVEN D& SUSAN J ATTN:SPANBOCK, HOWARD %GOPAL LLC 11895 SW GREENBURG RD 11455 SW PACIFIC HWY TIGARD OR 97223 TIGARD OR 97223 1S125DD01600 1S136AA08600 MACGREGOR, HEATHER MILLER, MARK&LISA 6700 SW VENTURA PL 10047 SW 70TH PL TIGARD OR 97223 TIGARD OR 97223 1S136AA09300 1S136AD01300 MACKEY, TIM &LYNNE MONROE, ROSS& 6955 SW LOCUST ST MONTERRUBIO, ROSA TIGARD OR 97223 10470 SW 69TH AVE TIGARD OR 97223 1S136AA01700 1S125DD03200 MATHEWS, GINA L WARREN &EVERETT MORLEY LIVING TRUST 6901 SW OAK ST BY RICHARD A/JOAN L MORLEY TRS TIGARD OR 97223 6630 SW VENTURA DR TIGARD OR 97223 1S136AD00601 1S136AA08900 MAYFIELD, MAE & RAY TRUST NELSON, CASEY 13230 SW HOAWARD DR MILLER, CATHERINE TIGARD OR 97223 10022 SW 70TH PL TIGARD OR 97223 1S136AD01400 1S136AA04200 MCALLISTER, MICHAEL T&CAROL M NILAVER, JENNIE S TRUST, THE 10500 SW 69TH AVE BY KEY TRUST CO NATIONAL ASSOC TR TIGARD OR 97223 11503 SW 66TH AVE PORTLAND OR 97223 1S136AA01900 1S136AA02200 O'BRIEN, MARGARET E PETERSON LIVING TRUST 6087 SW OAK ST BY PETERSON, ROGER P/BRENDA M TRS PORTLAND OR 97233 6601 SW OAK ST TIGARD OR 97223 1S136AA00201 1S136AA02500 OAK STREET DEVELOPMENT LLC PICCO, MICHAEL D 3825 SW HALL BLVD 6533 SW LOCUST ST BEAVERTON OR 97005 PORTLAND OR 97223 1 S125DD02900 1 S1 E31 BB -12800 OBRADOVICH, JODI HEINTZ PIXLEY STEVEN R&JEAN W 6825 SW VENTURA DR 11022 SW 65TH AVE TIGARD OR 97223 PORTLAND OR 97219-6714 1S136AA09500 1S136AA02300 ORDIZ, ORVIEL J PIZER, WAYNE L HYDE, KELLY A 6517 SW LOCUST ST 6930 SW LOCUST ST PORTLAND OR 97223 TIGARD OR 97223 1S136AA06500 1S136AA03900 PAGET, RICHARD R PRAGER,GORDON H &JOANN ANN RUGGS, MARY ANNE PRAGER, MICHAEL S 11033 SW 65TH AVE PO BOX 1510 PORTLAND OR 97219 PASADENA MD 21123 1S136AD05600 1S125DD06200 PALMER, DAVID E& LINDA V PRIVITERA, PAUL C&KRISTINA M 6716 SW PINE ST 6655 SW VENTURA DR TIGARD OR 97223 TIGARD OR 97223 1S136AA00302 1S125DD02400 PARKER, MICHELLE L QUERIN, TARILYNN CALLAHAN, LUCAS A 6925 SW VENTURA 10275 SW 69TH AVE TIGARD OR 97223 PORTLAND OR 97223 1S125DD01200 1S136AD00501 PARMENTER FAMILY LLC RICHARDSON, ROBERT A BY PARMENTER,GERALD D/JUDITH A TRS BEVERLY J 16939 SW SILER RIDGE 10465 SW 66TH BEAVERTON OR 97007 PORTLAND OR 97223 1S136AA01600 1S136AA02400 PERRI, JULIE RICKERSON, ERIC 10345 SW 69TH AVE 6525 SW LOCUST ST TIGARD OR 97223 PORTLAND OR 97223 1S136AD04500 1S136AA09800 PETERSEN, OVE&LORA LEE RIEHL, JAMES A&JESSICA 7608 SW PINE ST 10225 SW MCKENNA PL PORTLAND OR 97223 TIGARD OR 97223 1 S125DD01500 1 S136AD05100 RIVAS, LUIS F& SCHOLIBO, GEORGE E JR& NELSON, VIRGINIA R SCHOLIBO, STEPHEN A PO BOX 231292 12241 SW TERWILLIGER BLVD TIGARD OR 97281 PORTLAND OR 97219 1S1E31BB -13800 1S136AD05000 ROBERTSON RITA K SCHOLIBO, GEORGE E JR& 10852 SW 65TH AVE SCHOLIBO, STEPHEN A PORTLAND OR 97219-6704 12241 SW TERWILLIGER BLVD PORTLAND OR 97219 1S136AA05100 1S136AD00600 ROHANI, JOSHAN W&JULIA M SCHULZ, CONRAD H & 11324 SW 66TH AVE LILLIAN K PORTLAND OR 97223 6666 SW OAK PORTLAND OR 97223 1S125DD02800 1S136AA05500 ROSS, CAROL SEELEY, BRIAN 6845 SW VENTURA DR 6532 SW LOCUST ST TIGARD OR 97223 PORTLAND OR 97223 1S136AA02000 1S136AD00602 SARIOGLU, ESTER SHAFER, NANETTE M& 10340 SW 69TH COY,JANET R TIGARD OR 97223 6680 SW OAK ST TIGARD OR 97223 1S136AA01400 1S136AA06600 SARVAY, JAMES A&CARMENZA M SHAVERS, MARK 6911 SW OAK ST 11039 SW 65TH AVE TIGARD OR 97223 PORTLAND OR 97219 1S136AA01201 1S125DD03700 SARVAY, A3 MES A&CARMENZA M SHREVE FAMILY TRUST 6911 SW"OAK ST 9875 SW VENTURA CT TIGARD OR 97223 TIGARD OR 97223 1S136AA01300 1S136AA04500 SARVAY, f6MES A&CARMENZA M SIBERT, LIZBETH JEAN& 6911 SW)6AX ST BENNETT, JOE TIGARD OR 9'7223 11504 SW 66TH AVE PORTLAND OR 97223 1S136AA05200 1S136AA06200 SCHILL, THOMAS J&ROBBIN B SICKLES, PATRICIA C 11310 SW 66TH AVE 13694 SW HALL BLVD#1 PORTLAND OR 97223 TIGARD OR 97223 1S125DD03000 1S136AA03200 SCHOCK, CARL F& MICHELLE K SIEGBERG, GARY L 6805 SW VENTURA DR 11203 SW 66TH AVE TIGARD OR 97223 PORTLAND OR 97223 1S136AD00700 1S125DD05700 SIMMON,S PATRICK A& TAAFFE, RICHARD&AYUKO AQUILA, AMY C 9880 SW VENTURA CT 10470 SW 67TH AVE TIGARD OR 97223 TIGARD OR 97223 1S136AD05200 1S136AA03500 SIMPSON, STEVEN C &CAROL ANN TAM, CHUNG MING 6600 SW PINE ST 11305 SW 66TH AVE PORTLAND OR 97223 PORTLAND OR 97223 1S136AA04600 1S136AA04800 SMITH,JOSEPH P AND TAM, DANNY&CIELITO LINDA SADAN VERITA V 17984 SW GILLETTE LN 11424 SW 66TH AVENUE SHERWOOD OR 97140 PORTLAND OR 97223 1S136AD04700 1S125DD01100 SMITH,LISA LYNETTE TARKIAINEN, TERRI &KIANI PORCH, CHAD FOSTER 6665 SW VENTURA PL 6611 SW PINE ST PORTLAND OR 97223 TIGARD OR 97223 1S125DD05600 1S125DD03300 SODERQUIST, DAVID R& PAMELA E TEMERLIN, JANE 9870 SW VENTURA CT 6660 SW VENTURA DR TIGARD OR 97223 PORTLAND OR 97223 1S136AD00300 1S1E31BB -13200 SPENCE,THEODORE A THOMPSON WILLIAM R II& KIMBER 10430 SW 66TH AVE 10940 SW 65TH AVE TIGARD OR 97223 PORTLAND OR 97219-6704 1S136AD05700 1S136AA00600 SPILLUM, RONN & SUSAN J THORPE, STEVE E 6726 SW PINE ST BALES-THORPE, M RENEE TIGARD OR 97223 6917 SW OAK ST TIGARD OR 97223 1S136AD02000 1S136AA01200 STENSLAND, KIRSTEN D THORPE,STEVE E 7000 SW OAK ST BALES-TIORPE, M RENEE TIGARD OR 97223 6917 SW O*ST TIGARD OR 97223 1S136AA03800 1S136AA06400 STERNES, GERALD J AND TRIFUNOVIC, IVAN &MIRJANA KASAP SUSAN C 11029 SW 65TH AVE 11401 SW 66TH AVENUE PORTLAND OR 97219 PORTLAND OR 97223 1S136AD00400 1S136AA09900 STINGER, HOWARD C& MAXINE E TSAI, ULA A& PO BOX 1204 CHUNG, CHENG HUEI VANCOUVER WA 98666 6970 SW LOCUST ST TIGARD OR 97223 1S136AA04100 1S136AD01500 TUCKER, FRANK W WEBB, ERIC G 11433 SW 66TH AVE 2361 NW 17TH AVE PORTLAND OR 97223 CAMAS WA 98607 1S136"102,00 1S136AA00301 VENTUR STATES OWNERS OF WEBER, BETTYJEAN TRUST LOTS 18-2 BY NEWMAN, JOAN E TR 00000 7392 SW TENINO LN TUALATIN OR 97062 1S136AA06100 1S1E31BB -14100 VO,TOAN M WEICHBRODT SEAN B& 11007 SW 65TH AVE WEICHBRODT IVAN L& PORTLAND OR 97219 LESLEY B 6428 SW DICKINSON ST PORTLAND OR 97219-6639 1S136AA09600 1S136AA02600 WAGNER, LAVERN E JR& WEIDMAN,TRACEY S& DARREN WAGNER, SUE E 11112 SW 66TH AVE 10240 SW MCKENNA PL PORTLAND OR 97223 TIGARD OR 97223 1 S 125001000 1 S125DD00800 WASHING70N SQUARE ESTATES WIENEKE, MARILYNN A LOT OWNEkS 6755 SW VENTURA PL 00000 PORTLAND OR 97223 1S1251YD1 00 1S136AA05700 WASH IN, ON SQUARE ESTATES WIENS, MATTHEW&ODESSA LOT OWNERS 6516 SW LOCUST ST 00000 PORTLAND OR 97223 1 S125DD10,100 1 S1 E31 BB -13000 WASHIN, ON SQUARE ESTATES WIEST WENDY LOT OWNERS 11006 SW 65TH AVE 0000 PORTLAND OR 97219-6714 1 S125DO1 V600 1 S125DD04000 WASHINGTON SQUARE ESTATES WILLIAMS, JAMES B AND LOT OWNE1 S PATRICIA D 00000 9845 SW VENTURA COURT TIGARD OR 97223 1S125D 00 00 1S136AA01800 WASHING;ON SQUARE ESTATES WILLIAMS, TRUMAN D& CARRIE P LOT OWNERS 6817 SW OAK 00000 TIGARD OR 97223 1S125DD10300 1S136AA00303 WASHINGtON SQUARE ESTATES WILLIAMSON, KRISTOPHER LOT OWNERS 10280 SW 69TH AVE 00000 TIGARD OR 97223 1S136AD05300 WILTON, STEVEN L &ANITA R J 6606 SW PINE PORTLAND OR 97223 1 S136AA04300 WONG, HOI H AND LOUISA M 6671 SW OAK TIGARD OR 97223 1S136AA09200 WOODWARD, ALEXANDER J & HOPKINS, TRACY A 6979 SW LOCUST ST TIGARD OR 97223 1S136AA049Q0 WRIGHT, GRANT S&JULIE C 11410 SW 66TH AVE PORTLAND OR 97223 1S125DD06100 YANTIS, WANDA D 6705 SW VENTURA DR TIGARD OR 97223 1S125DD06000 YANTIS, WANDA D 6705 SlW VENTURA DR TIGARD OR 97223 1S136AA04000 ZELL, JOSCELYN P 11425 SW 66TH AVE PORTLAND OR 97223 i DON& DOROTHY ERDT The following labels list interested persons who requested notice 13760 SW 121ST AVENUE re:ANY development ANYWHERE in Tigard. See Memo for rile re: TIGARD OR 97223 Interested Parties Update,August 2012. BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE 13085 SW HOWARD DR TIGARD OR 97224 TIGARD OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114TH PLACE 9600 SW FREWING STREET TIGARD OR 97223 TIGARD, OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97224 TIGARD OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE TIGARD OR 97223 TIGARD OR 97223 GRETCHEN BUEHNER CPO 4B MAILING ADDRESS 13249 SW 136TH PLACE 16200 SW PACIFIC HWY,STE H, BOX 242 TIGARD OR 97224 TIGARD OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 14357 SW 133RD AVENUE TIGARD OR 97223 TIGARD OR 97224 LORA GARLAND, CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 PATRICIA KEERINS NOT* Don't maid the City of Tigard label 12195 SW 121'AVE if there is already a label for City of Tigard TIGARD OR 97223 printed from the GIS labels list. /CURPLN/SetUp/Labels/CIT Citywide Last Update:06 24 2013 ALEXANDER CRAGHEAD JULIE RUSSELL, CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD OR 97223-6210 TIGARD OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST,STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING&BLAKE HERING JR. WILLIAM S. FARGHER NORRIS BEGGS&SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON,SUITE 200 10300 SW 92ND AVENUE PORTLAND OR 97204 HAPPY VALLEY OR 97086 DAVID WALSH 10236 SW STUART COURT TIGARD OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD OR 97223 TIGARD OR 97224 LISA HAMILTON, CPO 4B VICE CHAIR CAROL RENAUD—WACO CPO NEWSLETTER COORD. 13565 SW BEEF BEND ROAD OSU EXTENSION SVC-CITIZEN INVOLVEMENT FACULTY TIGARD OR 97224 155 NORTH 1ST AVENUE SUITE 200 MS48 HILLSBORO OR 97124 DAVID KIMMEL VICTOR DEFILIPPIS 1335 SW 66TH SUITE 201 13892 SW BRAYDON CT PORTLAND OR 97225 TIGARD OR 97224 /CURPLN/SetUp/Labels/CIT Citywide Last Update:06 24 2013 i Persons listed below want to be notified about EAST side No persons currently want to be notified about SOUTH development ONLY. or CENTRAL development ONLY: Jim Long,Chair,CPO 4M 10730 SW 72nd Ave Portland, OR 97223 DAYLE D.&EVELYN O.BEACH 11530 SW 72ND AVENUE TIGARD OR 97223 I/CURPLN/SetUp/Labels/CIT Citywide Last Update:06 24 2013 Karen Blodgett AKS Engineering&Forestry,LLC 10555 SW 69`'Avenue Chris Goodell 13910 SW Galbreath Drive,Suite 100 Tigard, OR 97223 Sherwood,OR 97140 Oak Street Holdings Company SB LLC, VLB Oak Street LLC& JIM LONG, CHAIR, CPO 4M Armory Holdings,LLC 10730 SW 72ND AVE 3825 SW Hall Boulevard PORTLAND, OR 97223 Beaverton,OR 97006 Joan E. Newman Trustee of Betty Jean Weber Trust 7392 SW Tenino Lane Tualatin, OR 97062 APPLICANT MATERIALS 1� City of Tigard March 20, 2014 AKS Engineering& Forestry,LLC Chris Goodell 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 RE: Completeness —6700 SW Oak Street Case File No. SUB2014-00001, SLR2014-00001 Dear Mr. Goodell: The City has received your application for a 38 lot subdivision (SUB2014-00001) located at 6700 SW Oak Street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Narrative. Please revise the narrative to address/expand upon the following criteria: ♦ 18.745—Landscaping and Screening. Section 18.745.040— Please provide the linear feet of frontage for the project and proposed number of street trees. ♦ 18.790—Urban Forestry Plan. Section 18.790.030 A- Please revise the size of development site to include the entire project site, including the streets (this will change the percentage of canopy, please revise where necessary). ♦ 18.810 — Street & Utility Improvement Standards. Please review completeness checklist, dated 3/12/14, from Mike McCarthy. 2. Site Plan. Please revise site plan to show: ♦ 18.745 — Landscaping and Screening. The proposed street trees are medium stature and shall be planted no more than 30 feet but not less than 20 feet on center. Please revise plan to show appropriate spacing. 3. Urban Forestry Plan. ♦ Urban Forestry Manual—Section 10 Urban Forestry Plan Standards o For clarification purposes, please list the tree # for the preserved trees, only those used for canopy credit, on lots 7 through 13 and 30. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 0 www.tigard-or.gov 4. Mailing Labels. ♦ Please provide two sets of envelopes with postage and mailing labels of property owners within 500 feet and interested parties. Please provide 3 copies of each revised document. If re-submitting individual pages/sheets you will need to replace them in the existing packets previously submitted. Should you have any questions with regard to these items, please contact me at 503-718-2427. Sincerely, hry �W Agnes Kowacz Associate Planner cc: Oak Street Development,LLC SUB2014-00001, SLR2014-00001 Land Use File PUBLIC FACILITY PLAN Project: 6700 Oak St Estates COMPLETENESS CHECKLIST Date: 3/12/14 GRADING ® Existing and proposed contours shown. ® Are there grading im acts on adjacentparcels? ® Adjacent parcel grades shown. ❑ Geotech study submitted? Needs to be updated to include the whole site STREET ISSUES ® Ri ht-o way clearly shown. ® Centerline of street(s) clearly shown. Does the inside of the curve at lot 38 meet the fire code minimum? ® Street names shown. ® Existing/pro posed curb or edge of pavement shown. ® Street profiles shown. ® Future Street Plan: Must show street profiles, topo on adjacent parcel (s), etc. ® Traffic impact and/or Access Report ® Street grades compliant? ® Street/ROW widths dimensioned and appropriate? 28'paved in 50'ROW used-parking one side onl ® Private Streets? Less than 6 lots and width N/A appropriate,? ❑ Other: TMC 18.810.030.H.I and Metro's Regional Transportation Functional Plan require street spacing of no more than 530 feet A Street is about 800 feet from Oak St. An additional east-west street is needed between 67th and 69th in the area of lots 1 or 2 and 32, 33, or 34 SANITARY SEWER ISSUES LEO Existing/proposed lines shown. Are lots 7-10 proposed to connect directly to the existin main? Stubs to adjacent parcels re uired/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? A service provider letter and preliminary approval needs to be provided from Tualatin Valle Water District. ® Existin / ro posed fire hydrants shown? ® Proposed meter location and size shown? ® Proposed fire protection system shown? N/A STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Please show storm pipe and facility types and sizes. It appears a separate storm plan I was intended to be included, but I didn't find REVISED: 03/12/14 it. ® Preliminary sizing calcs for water quality/detention provided? ® Water quality/detention facility shown onplans? -a Area for facility match requirements from calcs? ® Facility shown outside any wetland buffer? ® Storm stubs to adjacent parcels required/shown? How will drainage from east be handled? The submittal is hereby deemed F-1COMPLETE ® INCOMPLETE 13y: e (\e, Date: 3/12/14 REVISED: 03/12/14 a City of Tigard April 29, 2014 AKS Engineering& Forestry,LLC Chris Goodell 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 RE: Completeness —6700 SW Oak Street Case File No. SUB2014-00001, SLR2014-00001 Dear Mr. Goodell: The City has received your application for a 38 lot subdivision (SUB2014-00001) located at 6700 SW Oak Street. Staff has completed a preliminary review of the submittal materials and has determined that your application was complete as of April 22nd for the purpose of beginning the 120-day review period for a final decision. The formal comment and review process typically takes 4 to 6 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. Should you have any questions with regard to these items, please contact me at 503-718- 2427. Sincerely, Ajw &axl� Agnes Kowacz Associate Planner cc: Oak Street Development,LLC SUB2014-00001, SLR2014-00001 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov SHERWOOD • VANCOU ' / • 13910 SW GALBREATH QR.,SUITE 100 'SHERWOOD.OR 97140 P:15033 9255799 F tg03}9258969 ENGINEERING&FORESTRY April 2014 City of Tigard Attn:Agnes Kowacz 13125 SW Hall Blvd. Tigard,OR. 97223 RE: Response to Completeness—6700 SW Oak Street Case File No.SUB2014-00001,SLR2014-00001 Dear Ms. Kowacz: Thank you for your timely review of our Subdivision Application for the Oak Street Estates Subdivision and allowing us to submit additional information in regard to completeness of our application. Please consider the following information our response to the items identified in your completeness letter dated March 20, 2014.Our application narrative has been updated to included most of the following information. 1. Narrative. Please revise the narrative to address/expand upon the following criteria: • 18.745—Landscaping and Screening. Section18.745.040—Please provide the linear feet of frontage for the project and proposed number of street trees. Response: Linear street frontage=2,685 sf+/- divided by 40=67 street trees required; we have 57 shown, however the City's spacing standards in section 2.1.E-F as well as driveway locations, light poles, etc. prevent placing more street trees. Given that we are more than double the required site canopy for the site, have preserved a significant amount of trees, and are planting additional trees in the back of many of the lots,we have provided the maximum amount of street trees while maintaining a safe and functional layout. • 18.790—Landscaping and Screening. Section18.745.030.A. —Please revise the size of development site to include the entire project site, including the streets(this will change the percentage of canopy,please revise where necessary). Response:The City's UFM specifically states that streets are excluded from the overall development site for use when calculating effective tree canopy cover(Section 10.3.M). In practice,this excludes everything from the right of way inward. In addition this is the method that we have used on other Tigard projects (Southview Heights/Beef Bend Road,Sequoia Landing, etc.)without issue. • 18.810—Street& Utility Improvement Standards. Please review completeness checklist, dated 3/12/14,from Mike McCarthy. Response:the completeness items of 18.810-Street& Utility Improvement Standards have been addressed in a separate document(attached). 2. Site Plan. Please revise the site plan to show: • 18.745—Landscaping and Screening. The proposed street trees are medium stature and shall be planted no more than 30 feet but not less than 20 feet on center. Please revise plan to show appropriate spacing. Response: Per section. 2.1. E.of the Urban Forestry Manual, street trees shall follow the spacing standards "wherever possible." Due to driveway locations, utilities, light poles, etc. and in accordance with the City's other spacing standards listed in section 2.1.F of the Urban Forestry Manual (i.e.2 1/2'O.C.from hard surface paving,4'O.C.from fire hydrants and utility boxes/pole, 10' O.C.from street lights, etc.) We've placed the trees where they fit. In some areas this means that street trees must have more than 30' O.C. spacing. In areas where there are no other conflicts, such as driveways,the trees are spaced no more than 30'O.C.and not closer than 20'O.C. per City standards. 3. Urban Forestry Plan. • Urban Forestry Manual—Section 10 Urban Forestry Plan standards • For clarification purposes,please list the tree#for the preserved trees, only those used for canopy credit, on lots 7 through 13 and 30. Response: Based on a conversation with Land Use Planner,Agnes Kowacz on March 31s'2014,this completeness item has been satisfied. 4. Mailing Labels • Please provide two sets of envelopes with postage and mailing labels of property owners within 500 feet and interested parties. Response: Please find the requested envelopes included with this re-submittal. Thank you for your consideration of this information. If you have any questions or need anything else, please let me know. Sincerely, AKS Engineering Forestry, LLC Mat Scheidegger- Peer Response to completeness Items Case File No.SUB2014-00001,SLR2014-00001 April,2014 City of Tigard,Oregon Page 2 of 2 SHERWOOD VAN4to", 13910 SW GALBREATH DR..SUITE 100 'SHERWOOD,OR 97140 P:(503)9258799 F (503)9258969 ENGINEERING&FORESTRY April 2014 City of Tigard Attn: Mike McCarthy 13125 SW Hall Blvd. Tigard, OR. 97223 RE: Response to Completeness—6700 SW Oak Street Case File No. SUB2014-00001,SLR2014-00001 Dear Mr. McCarthy: Thank you for your timely review of our Subdivision Application for the Oak Street Estates Subdivision and allowing us to submit additional information in regard to completeness of our application. Please consider the following information our response to the items identified in your completeness letter dated March 20, 2014. Our application narrative has been updated to included most of the following information. • Geotech study submitted, Needs to be updated to include the whole site. Response:An updated Geotech Study has been included with our completeness items. • Does the inside of the curve at lot 38 meet the fire code minimum? Response: Plans have been changed to show that the inside curve at lot 38 meets the fire code minimum. • 28'of paved in 50'ROW used—parking one side only. Response: Plans have been changed to reflect 28' of paved in 50' ROW with parking on one side only. • TMC 18.810.030.H.1 and Metro's Regional Transportation Functional Plan require street spacing of no more than 530 feet.A Street is about 800 feet from Oak St.An additional east-west street is needed between 67`h and 69`h in the area of lots 1 or 2 and 32, 33, or 34. Response:We have revised our plans to include a pedestrian path between lots 33, 34 and lots 1 and 2 in order to meet the required street spacing standard of 530 feet. • Are lots 7-10 proposed to connect directly to the existing main? Response:Yes, lots 7-10 are proposed to connect directly to the existing main as shown on the resubmitted plans. • A service provider letter and preliminary approval needs to be provided from Tualatin Valley Water District. Response:A service provider letter from TVWD has been included in the resubmittal packet. • Please show storm pipe and facility types and sizes. It appears a separate storm plan was intended to be included, but I didn't find. Response: Please see resubmitted plans (sheet#14). • How will drainage from east be handled? Response: Drainage from the east will be handled by a public storm drain easement, which is shown on the preliminary plat. Thank you for your consideration of this information. If you have any questions or need anything else, please let me know. Sincerely, AKS Engineerin & Forestry, LLC Matt Scheide ger- Planner Response to completeness Items Case File No.SUB2014-00001,SLR2014-00001 April,2014 City of Tigard,Oregon Page 2 of 2 SUBDIVISION APPLICATION FOR OAK STREET ESTATES DATE: April 2014 SUBMITTED TO: City of Tigard Planning Division 13125 SW Hall Blvd Tigard, OR 97223 APPLICANT/OWNER: Oak Street Development, LLC 3825 SW Hall Blvd Beaverton, OR 97005 RECF71,7% APP . 8 2014 CITY h1GiNE A PLANNINNE 3 2 AKq ENGINEERING&FORESTRY 13910 SW Galbreath Drive,Suite 100 Sherwood, OR 97140 AMW P: (503)925-8799 F: (503) 925-8969 www.aks-eng.com AKS SUBDIVISION APPLICATION FOR OAK STREET ESTATES TABLE OF CONTENTS APPLICATION CONTENTS: • City Submittal Checklist • City Land Use Application Form • Written Narrative • Urban Forestry Plan —Arborist Report • Copy of the City's Pre-Application Notes • Geotechnical Report • Clean Water Services Service Provider Letter • Neighborhood Meeting Documentation • County Assessor's Map • Deed • Washington County Subdivision Plat Name Approval INCLUDED SEPARATELY WITH APPLICATION: • Preliminary Stormwater Report • Preliminary Sight Distance Certification • TVWD Service Provider Letter • Preliminary Plans—24"x 36" • Reduced Plans—8.5"x 11" • City Application Fee (3 checks) LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD AKS CITY SUBMITTAL CHECKLIST LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD 4 City of 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. ➢ 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 Written summary of proposal ✓ Narrative demonstrating compliance with all applicable development standards and approval criteria asspecified in the Pre-Application Conference notes Documentary evidence of Neighborhood Meeting:Neighborhood Meeting Affidavits of ✓ Posting&Mailing Notice,Minutes,Sign-in Sheets Service Provider Letter lmpact Study per Section 18.390.040.B.2(e) Copy of the Pre-Application Conference notes Filing Fee see fee schedule ✓ Preliminary Sight Distance Certification Preliminary Storm Calculations i Arborist Report N/A Traffic Report if Required) — Maps or Plans (Plans must be at least 24"x 36" N A Architectural Drawings (elevations&floorplans) Existing Conditions Ma Landscape Plan Preliminary Gradin /Erosion Control Plan N7-A-- Preliminary Partition/Lot Line Adjustment Plan Preliminary Storm Drainage Plan Preliminary Utilities Plan Public Improvements/Streets Plan Site Development Plan Subdivision Preliminary Plat Ma Topography Ma ✓ Tree Preservation/Mitigation Plan Vicinity Ma ➢ 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). sCity of Tigard Land Use Application Detailed Submittal checklist Please regd this form carefully in conjunction with the notes provided to you at the pre-apulication conference. This checklist identifies detailed submittal requirements for a complete land use application. Once an application is deemed complete by Community Development staff,a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, 503.639.4171. Staff Date: 1. BASIC INFORMATION Please refer to the"Land use applications basic submittal requirements'checklist for the basic submittal requirements. 2. SPECIAL STUDIES AND REPORTS Because of the nature of your project and or the site you propose to develop,THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: Arborist ReporttTree assessment N/A ❑ Local Streets Traffic Study N/A ❑ WetlandslStream Corridor Delineation and Report N/A ❑ Habitat area Evaluation Geotechnical Report N/A ❑ Geotechnical Report must address liquefaction potential and soil bearing capacity ❑ Other 3. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/501100;'2001 and include a north arrow,legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. .Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo ready& x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable,please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: Adjacent properties • Surrounding street system including nearby intersections • Pedestrian ways and bikeways ♦ Transit stops N/A ❑ • Utility access City of Tigard Land Use Application Checklist (i:\cutp1n\masters\Detai1ed Subrruttal Checkiist.dncx-Updated 29-4p-10) Page 1 of 4 Existing Conditions Map loiw Parcel boundaries,dimensions and gross area Contour lines(2'intervals for 0-10%slopes or 5'for slopes>1014) => Drainage patterns and courses on the site and on adjacent lands Potential natural hazard areas including: • Floodplain areas N/A❑ ♦ Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year N/A Q Slopes in excess of 25°'0 �o/ ♦ Unstable ground N/A❑ ♦ Areas with severe soil erosion potential N/A❑ Areas having severely weak foundation soils N/A❑ ♦ Locations of resource areas including: ♦ Wildlife habitat areas identified in the Comprehensive Plan N/A❑ ♦ Wetlands N/A❑ => Other site features: ♦ Rock outcroppings N/A[J ♦ Trees with>_6"caliper measured 4'from ground level Location and type of noise sources N/A Locations of existing structures and their uses Locations of existing utilities and easements Locations of existing dedicated right-of-ways Locations of driveways on adjacent properties and across the street Subdivision Preliminary Plat Map The proposed name of the subdivision Vicinity map showing property's relationship to arterial and collector streets Names,addresses and telephone numbers of the owner,developer,engineer surveyor and designer(as applicable) => Scale,north arrow and date Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land => Contour lines related to a City•estabhshed benchmark at 2'intervals for 0-10%grades and 5'intervals for grades greater than 10% The purpose,location,type and size of all of the following(within and adjacent to the proposed subdivision): ♦ Public and private right-of-ways and easements ♦ Public and private sanitary and storm sewer lines ♦ Domestic water mains including fire hydrants ♦ Major power telephone transmission lines(50,000 volts or greaten ♦ Watercourses ♦ Deed reservations for parks,open spaces,pathways and other land encumbrances ♦ The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ♦ The location of all structures and the present uses of the structures,and a statement of which structures are to remain after platting Supplemental information including: ♦ Proposed deed restrictions(if any) N/A n� ♦ A proposed plan for provision of subdivision improvements cC� Existing natural features including rock outcroppings,wetlands and marsh areas The proposed lot configurations,lot sizes and dimensions,and lot numbers. Where lots are to be used for purposes other than residential,it shall be indicated upon such lots => If any of the foregoing information cannot practicably be shown on the preliminary plat,it shall be incorporated into a narrative and submitted with the application materials City of Tigard Land Use Application Checklist (i:\cutpin\masters\Dctailed Submittal Checklist.docs-Updated 29-Sep-10) Page 2 of 4 Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel N/AF] The owner's authorized agent N/A❑ The map scale,north arrow and date N/A[:] => Proposed property lines N/A❑ Description of parcel location and boundaries N/A❑ Contour lines(2'intervals for slopes 0-10%or 5'for slopes>101 o} N/A❑ => Location,width and names of streets,easements and other public ways within and adjacent to the parcel N/A❑ => Location of all permanent buildings on and within 25`of all property lines N/A❑ => Location and width of all water courses N/A❑ Location of any trees with G"or greater caliper at 4'above ground level N/A❑ All slopes greater than 25% N/A❑ Location of existing and proposed utilities and utility easements N/A❑ Any applicable deed restrictions N/A❑ => Evidence that land partition will not preclude efficient future land division where applicable N/A❑ =:> Future street extension plan showing existing and potential street connections N/A❑ Site Development Plan => The proposed site and surrounding properties N/A❑ => Contour line intervals N/A❑ The locations,dimensions and proposed names of the following: • Existing and platted streets and other public ways N/A❑ ♦ Easements on the site and on adjoining properties N/A❑ • Proposed streets or other public ways and easements on the site N/A❑ ♦ Alternative routes of dead-end or proposed streets that require future extensions N/A❑ The locations and dimensions of the following: Entrances and exits on the site N/A❑ • Parking and circulation areas N/A❑ • Loading and service areas N/A❑ ♦ Pedestrian and bicycle circulation N/A❑ • Outdoor common areas N/A❑ ♦ Above ground utilities N/A❑ ♦ Trash and recyclable material areas N/A❑ => The locations,dimensions and setback distances of the following: ♦ Existing permanent structures,improvements,utilities and easements which are located on the site and on adjacent property within 25'of the site N/A❑ ♦ Proposed structures,improvements,utilities and easements on the site N/A❑ Sanitary sewer facilities N/A❑ Existing or proposed sewer reimbursement agreements N/A❑ • Storm drainage facilities and analysis of downstream conditions N/A❑ Locations and type(s)of outdoor lighting considering crime prevention techniques N/A❑ The locations of the following ♦ All areas to be landscaped N/A❑ ♦ Mailboxes N/A❑ Structures and their orientation N/A❑ City of Tigard Land Use Application Checklist f:\curpin\mas m\[-)mikd submetal Chccklist.docx-Updatcd 29-scp-lo} Page 3 of 4 Landscape Plan /Site Tree Canopy Plan &Supplemental Arborist Report - Location of trees to be removed => Location,size and species of existing plant materials => General location,size and species of proposed plan materials => Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them • Plans for soil treatment such as stockpiling the top soil • Erosion control measures that will be used Location and description of the irrigation system where applicable N/A� Location and size of fences,buffer areas and screening Location of terraces,decks,shelters,play areas,and common open spaces N/A[] Public Improvements/Streets Plan =:� Proposed right of-way locations and widths => A scaled cross section of all proposed streets plus any reserve strips Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision Grading/Erosion Control Plan =:> The locations and extent to which grading will take place => Existing and proposed contour lines =:> Slope ratios Utilities Plan => Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipesizes indicated on the plans Plan of the proposed water distribution system,showing pipe sizes and the locations of valves and meter sizes Fire hydrants{existing and proposed, Proposed fire protection system N/A❑ Preliminary Storm Drainage Plan => The location of all areas subject to inundation or storm water overflow => Location,width and direction of flow of all watercourses and drainageways Location and estimated size of proposed storm drainage lines Where applicable,location and estimated size and dimensions of proposed water quality`detention facility Tree Preservation/Mitigation Plan &Supplemental Arborist Report =:> Identification of the location,size and species of all existing trees zz> Program to save existing trees or mitigate tree removal ('Section 18.790.030) 1 protection program defining standards and methods to be used during an d after construction Architectural Drawings => Floor plans indicating the square footage of all structures and their proposed use N/A❑ =:> Elevation drawings for each elevation of the structure N/A❑ Sign Drawings Specify proposed location,size and height N/A❑ NOW City of Tigard Land Use Application Checklist i:',curpin'.m,;t,.rs',Dettiled Submittal Checkii-,t.docx-Updated 29-Step-1Q) Page 4 of 4 aK CITY LAND USE APPLICATION FORM LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD 1 _ y � A �ation PRE-APP.HELD BY: .. File# Date _. Fee Date Complete !� PPLYING FOR ❑Adjustment/Varig E]Site Development ReviewL--- (I1) ❑Comprehensive Plan Amendment(IV) ❑Home Occupation(II) [SubdivisionI❑I or III) ❑Conditional Use(III) ❑Minor Land Partition(II) ❑Zone Change(II1) ❑Development Code Amendment(IV) ❑Planned Development(III) ❑Zone Change Annexation(IV) ❑Downtown Design Review(II,II1) [Sensitive Lands ReviewI❑I or III) NOTE: FOR REQUIRED SUBMITTAL ELEMENTS,PLEASE REFER TO YOUR PRE-APPLICATION CONFERENCE NOTES I.00A'IION'%1IF.RF.PROPOSED ACTIVITY WHJ,OCCUR(Address if available) 6700 SW Oak Street and 10240 SW 69th Avenue TAX MAPS&TAX LOT NOS. Assessor's Map 1S 1 36AA Tax Lots 201 and 301 TOTAL SITE SIZE 'ZONP G CLASSIFICATION +/-8.87 Acres R-4.5 APPLICANTS Consultant AKS Engineering&Forestry, LLC MAILING ADDRESS/CITY/STATE/ZIP 13910 SW Galbreath Drive,Suite 100,Sherwood,OR 97140 PHONE NO. FAX NO. (503)925-8799 (503)925-8969 PRIMARY CONTACT PERSON PHONE NO. Chris Goodell (503)925-8799 E-NIAII. chrisg@aks-eng.com PROPERTY OWNER/DEED HOLDER(Attach list if more than one)(Applicant/Owner Tax Lot 201) Joan E. Newman Trustee of Betty Jean Weber Trust, Oak Street Holdings Company SB LLC,VLB Oak Street LLC,&Armory Holdings LLC. dated February 19,2010(Owner Tax Lot 301) MAILING ADDRESS/CITY/STATE,/ZIP 3825 SW Hall Blvd, Beaverton,OR 97005 7392 SW Tenino Lane,Tualatin,OR 97062 PHONE.NO, FAX NO. Contact Applicant's Consultant Contact Applicant's Consultant *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. PROPOSAL SC MMARY(Please be specific) Removal of existing armory,buildings, pavement,existing house,etc. Project to include a 38 lot subdivision,open space and storm water facility tracts at 6700 SW Oak Street and 10240 SW 69th Avenue including a sensitive lands review. City of Tigard 1 13125 SW Hall Blvd.,Tigard,OR 97223 1 503-718-2421 1 www.tigard-or.gov I Page 1 of 2 THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. V/ 7(��;i is Signature Date 711 rte, Owner's Signature Date Owner's Signature Dat Owner's Signature Date Owner's Signature Date I r / plicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date City of Tigard 1 13125 SW Hall Blvd.,Tigard,OR 97223 1 503-718-2421 1 www.6gard-or.gov Page 2 of 2 THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. wner's Signature Date Owne Signature Date s t6n er's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Appli Agent e' Signature Date City of Tigard 1 13125 SW Hall Blvd,Tigard,OR 97223 1 503-718-2421 1 www.tigard-or.gov Page 2 of 2 AKR WRITTEN NARRATIVE LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD SUBDIVISION APPLICATION FOR OAK STREET ESTATES DATE: APRIL 2014 PROPOSAL: Land division application to subdivide two lots of record into 38 lots for future single-family detached homes. SUBMITTED TO: City of Tigard Community Development Department Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 APPLICANT/OWNER: Parcel #: 1S136AA00201 (Parcel #1) -Oak Street Holdings Company SB LLC, -VLB Oak Street LLC -Armory Holdings LLC 3825 SW Hall Blvd Beaverton, OR 97005 Parcel #: 1S136AA00301 (Parcel #2) Joan E. Newman, Trustee of the Betty Jean Weber Trust APPLICANT'S AKS Engineering & Forestry, LLC—Contact: Alex Hurley CONSULTANT: 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 Phone: 503.925.8799 Fax: 503.925.8969 SITE ADDRESS: North of SW Oak Street at SW 67th Avenue SITE SIZE: +/- 8.87 Acres ZONING: R-4.5 (Low Density Residential District) LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD I. EXECUTIVE SUMMARY The applicant is submitting this application to subdivide this +/- 8.87 acre site into 38 lots for the future construction of single-family detached homes. The subdivision is called Oak Street Estates. The property is designated R-4.5 (Residential) by the City of Tigard Zoning Map. A neighborhood meeting was noticed by mailings and posting signs at street the frontage of the property. The meeting was held at Metzger Elementary School the evening of Tuesday, November 12th, 2013. The project scope was discussed and neighbors provided comments regarding lot sizes, traffic, and drainage and slopes on the north end of the property. Detailed meeting notes are included in the application materials. The essential components of the Oak Street Estates application include: • Removal of existing armory buildings and associated impervious parking areas. • 38 lots that meet or exceed City standards for future single-family detached homes with individual attached garages. • The extension of SW 67th Avenue into the property, extension of SW 69th Avenue and a street connecting the two. • A private open space tract. • All needed public services including public sanitary sewer, stormwater management, water etc. • Sensitive lands review for steep slopes. This written narrative, together with the preliminary plans and other documentation included in the application materials, establishes that the application is in compliance with all applicable approval criteria. This documentation represents substantial evidence and provides the factual basis for City staff to develop findings of fact approving the application. 11. BACKGROUND INFORMATION Site History: The proposed site is made up of 2 parcels. Parcel #1 is currently occupied by several large buildings and other associated improvements previously utilized as the Tigard Armory. Parcel #2 is developed with a single-family home and associated shop. Site Information and Project Description: The subject property totals approximately 8.87 acres. Elevation at SW 67th Avenue in the southeast corner of the property is 356 feet, falling to 260 feet in the northwest portion of the property adjacent to SW Ventura Drive covering a linear distance of approximately 1120 feet. The existing buildings will be demolished to accommodate street and utility improvements, as well as to accommodate the R-4.5 density for the property. This application requests City approval of a 38 lot subdivision for future single-family detached residences. Lots range in size from +/-6,160 square feet to +/-15,117 square feet. All City required minimum lot dimensions AKLAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 2 OF 37 I I are satisfied. Access for each of the future homes will be provided by way of the extension of SW 67th Avenue and 69th Avenue. Vicinity Information: The proposed site is located between SW Oak Street and SW Ventura Drive directly across from SW 67th Avenue that "T's" into the site. The site is zoned R-4.5 and is surrounded by R-4.5 zoned land located to the west, north, and south. Development to the east is zoned R-7 and located in the City of Portland. The neighborhood is a mix of newer and established single- family residential dwellings. All necessary urban services and utilities are available to serve the project. 111. APPLICABLE REVIEW CRITERIA AND FINDINGS City of Tigard Municipal Code —Title 18: Community Development Code 18.390 Decision-Making Procedures 18.390.020 Description of Decision-Making Procedures A. General. All development permit applications shall be decided by using one of the following procedure types. The procedure type assigned to each action governs the decision-making process for that permit, except to the extent otherwise required by applicable state or federal law. The Director shall be responsible for assigning specific procedure types to individual permit or action requests, as requested. Special alternative decision-making procedures have been developed by the City in accordance with existing state law, and are codified in Section 18.390.070. B. Types defined. There are four types of decision-making procedures, as follows: 2. Type 11 Procedure. Type 11 procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type 11 actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type 11 decision, the appeal of such decision will be heard by the Hearings Officer. Response: This application is for a subdivision for future single-family homes in the R-4.5 Zone. Therefore, it is a quasi-judicial decision and will be processed as a Type II procedure. 18.390.040 Type 11 Procedure A. Pre-application conference. A pre-application conference is required for Type 11 actions. Pre- Application Conference requirements and procedures are set forth in Section 18.390.080.C. LAND USE APPLICATION APRIL 2014 AKq OAK STREET ESTATES-CITY OF TIGARD PAGE 3 OF 37 Response: A pre-application conference was held with the City of Tigard on June 15 with a follow up meeting on October 30, 2013. Meeting notes are provided with this application. B. Application requirements. 1. Application forms. Type 11 applications shall be made on forms provided by the Director as provided by Section 18.390.080.E.1; Response: All application forms are provided with this packet. 2. Submittal information. The application shall: a. Include the information requested on the application form, Response: All information requested on the application form is included on the forms provided. b. Address the relevant criteria in sufficient detail for review and action; Response: The application includes preliminary plans, the following narrative, and associated materials which address the relevant criteria with sufficient detail for review and action by the City. c. Be accompanied by the required fee; Response: The application materials include the required fee for a Type II subdivision of 38 lots. d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040.C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list, Response: Two sets of pre-stamped and pre-addressed envelopes for all property owners of record within 500-feet of the property will be provided once the letter of completion is provided by the city. e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall ,Vn LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 4 OF 37 propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Response: This application is for a 38 lot subdivision in an R-4.5 designated zone. Driveways from the future single-family residences on the properties will take access from the extension of SW 67th Avenue and SW 691h Avenue. Right-of-way dedication and half street improvements are included on SW Oak Street. Multiple existing commercial buildings formally occupied by the Tigard Armory will be removed along with the impervious parking surface. The number of anticipated vehicle trips associated with 38 new homes are minor and do not necessitate a traffic impact study as confirmed during the pre-application conference (notes included with this application) held with the City. Any impacts on the City and County transportation system associated with new home construction will be offset with frontage improvements provided along SW Oak Street and payment of the Transportation Development Tax. This money will be available to the City to spend on future capacity related transportation system improvements in the area. The Proposed Oak Street improvements are designed to Tigard's half street improvement standards which include a 4-foot dedication of right-of-way, curb, gutter, 5-foot sidewalk and street trees that extend for the entire frontage of the subject property. Standard visual clearance triangles have been applied to the corners of SW Oak Street and the extension of SW 67th Avenue as shown on the plans. The extension of SW 67th Avenue includes a 50 foot right-of-way with 28 feet of paved width, parking on one side, curbs, gutters, sidewalks, and five foot planting strips with street trees. An eight foot wide public utility easement (P.U.E.) is located on both sides of the street, extending from the edge of the right-of-way on to the new properties. The extension of SW 691h Avenue includes a 42 foot right-of-way with 24.5 feet of paved width, parking on one side, curbs, gutters, sidewalks, and five foot planting strips with street trees. An eight foot wide public utility easement (P.U.E.) is located on the east side of the street, extending from the edge of the right-of-way on to the new properties. Southwest 69th Avenue will be built to full width standards with the future development of the abutting properties to the west. A new street will be constructed at the north end of SW 67th for connection to SW 69th Avenue. The street will include a 50 foot right-of-way with +/- 28 feet of paving, curb, gutter, sidewalk and a five foot planter strip with street trees. Dedication of right-of-way is included to provide for these improvements. An eight foot P.U.E. is located along the edge of the right-of-way, extending on to the adjacent new lots. AKLAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 5 OF 37 errAll surface water will be collected, conveyed in a storm pipe underneath SW 67th Avenue and SW 69th Avenue extensions to a storm water management facility in 'Tract A' (dedicated with this application), at the northern most portion of the property. Inlets have been located to prevent surface drainage across streets and intersections. Treated stormwater from the property will be conveyed to existing drainage facilities. The future residences of the project will each be served by a water service from a new 8" water main located underneath SW 67th Avenue and SW 69th Avenue.The new water main will tie into an existing water main in SW Oak Street. The City confirmed there are no issues with the existing water supply adjacent to the project in the pre-application conference held with the applicant (notes included with this application). Any impacts by this project will be further offset by the payment of SDC fees for improvements to the City's water system by each one of the homes constructed. Each of the proposed lots will be connected to 4" sanitary sewer laterals which will tie into a new 8" sanitary sewer main underneath the street extension of SW 67th Avenue.There is an existing main under SW 69th Avenue. The sanitary sewer main will connect to an existing sanitary sewer main in place underneath SW 69th Street. Any impacts by this project will be further offset by the payment of SDC fees for improvements to the City's sewer system by each one of the homes constructed. The proposed project is a residential subdivision and will not generate any extraordinary noise impacts to the surrounding neighborhood of single-family residences. Chapter 18.400 Land Division Chapter 18.430 Subdivisions 18.430.020 General Provisions E. Temporary sales office. Temporary sales offices in conjunction with any subdivision may be granted as set forth in Chapter 18.785, Temporary Uses. Response: A temporary sales office may be included on-site. Please see information and findings in response to Chapter 18.785 in this written narrative. H. Need for adequate utilities. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage. Response: Public utility easements are shown on the preliminary subdivision plat and will be provided on the final subdivision plat. Conduit will be provided for franchise (dry) utility providers to install their infrastructure. A public water line with individual water service laterals AVM LAND USE APPLICATION APRIL 2014 �R' OAK STREET ESTATES-CITY OF TIGARD PAGE 6 OF 37 I I shown in the preliminary utility plan and is located to minimize flood damage. This standard is met. 1. Need for adequate drainage. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage, and Response: The application includes preliminary plans and a preliminary stormwater report that demonstrate that satisfactory stormwater management provisions are included in the subdivision improvements. The submitted plans show a combined 20-foot wide public stormwater and pedestrian access easement at the north end of the property. This easement will house a storm line that will direct storm water to the stormwater facility located in Tract 'A'. Stormwater calculations have been included in the stormwater report included with the application packet. This standard is met. J. Determination of base flood elevation. Where base flood elevation has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least 50 lots or five acres (whichever is less). Response: The nearest flooding source is +/- % mile to the west. The site is in Unshaded Zone X per FEMA map 4102760509C dated February 18, 2005. Unshaded Zone X is outside of the 500- year floodplains (outside of the 0.2% annual chance flood area). There is no base flood for sites outside of the 100 year flood zone. This standard is met. 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, 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements Response: The application materials include substantial evidence demonstrating that the preliminary plat complies with all applicable approval criteria. The name Oak Street Estates has been approved by the Washington County Surveyor's Office and the final subdivision plat will LAND USE APPLICATION APRIL 2014 AKq OAK STREET ESTATES-CITY OF TIGARD PAGE 7 OF 37 comply with all applicable provisions of ORS Chapter 92. The streets are laid out so as to conform to existing surrounding subdivisions as required by the City of Tigard. This written narrative and notes provided on the plans describe all improvements that are included in the subdivision. Therefore, all of the approval criteria for the preliminary plat are met. 18.430.050 Submission Requirements: Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type 11 procedure, as governed by Chapter 18.390. Response: The general submission requirements have been satisfied as illustrated by the completed City application checklist. 18.430.060 Adjustments Authorized A. Granting of adjustments. Adjustments to the subdivision regulations prescribed by this title may be authorized by the Director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020.C.1. Response: No adjustments are requested at this time. Therefore, this standard does not apply. 18.430.070 Approval Criteria:Final Plat A. Submission requirements. The applicant shall submit the final plat within 1-1/2 years of the approval of the preliminary plat. Specific information about the format and size of the plat, number of copies and other detailed information can be obtained from the Director. B. Approval criteria. By means of a Type 1 procedure, the Director and the City Engineer shall review the final plat and shall approve or deny the final plat approval based on findings that: Response: This application involves approval of a preliminary subdivision plat. Therefore, the submission requirements and approval criteria for final plat are not relevant to this application. At such time as a final plat is submitted, these submittal requirements and approval criteria will be satisfied. Chapter 18.500 Zoning Districts Chapter 18.510 Residential Zoning Districts 18.510.020 List of Zoning Districts E. R-4.5: 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 �n LAND USE APPLICATION APRIL 2014 , -=,Rq OAK STREET ESTATES-CITY OF TIGARD PAGE 8 OF 37 size of 7,500 square feet. Duplexes and attached single family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Response: Based upon the City zoning map the subject site is designated R-4.5. Therefore, the standards for the R-4.5 Zoning District apply. This standard is met. 18.510.030 Uses A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted(P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; 2. A restricted(R) use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions, 3. A conditional use (C) is a use the approval of which is discretionary with the Hearings Officer. The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not listed as a conditional use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230, 4. A prohibited(N) use is one which is not permitted in a zoning district under any circumstances. B. Use table. A list of permitted, restricted, conditional and prohibited uses in residential zones is presented in Table 18.510.1. TABLE 18.510.1 USE TABLE USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 RESIDENTIAL Household Living P P P P P P P P HOUSING TYPES Single Units, Detached P P P P P P P P Response: Based upon Table 18.510.1, household living, (including single-family detached homes) is a permitted use in the R-4.5 District. This standard is met. Vn LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 9 OF 37 18.510.040 Minimum and Maximum Densities A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80%of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is governed by the formulas in Chapter 18.715, Density Computations. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715.020.0 and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type 1 procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020.C.2. Response: This subdivision application demonstrates that the project complies with minimum and maximum densities for the R-4.5 Zoning District. Please refer to the findings provided in Chapter 18.715 for information regarding density calculations. Adjustments are not sought in this application. Therefore, provisions of Section 18.510.040 (C) do not apply. This standard is met. 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370, 2. All other applicable standards and requirements contained in this title. B. Development standards. Development standards in residential zoning districts are contained in Table 18.510.2 A10iVA LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 10 OF 37 STANDARD R-4.S Project Minimum Lot Size *7,500 sq. ft. 6,000 min sq. ft. Detached unit 7,500 avg. sq. ft. 15,117 max sq. ft. Average Minimum Lot Width 50 ft. 50 ft. Maximum Lot Coverage --- TBD w/building Minimum Setbacks Front yard 20 ft. 20 ft. Side facing street on corner &through lots 15 ft. 15 ft. Side yard 5 ft. 5 ft. Rear yard 15 ft. 15 ft. Side or rear yard abutting more restrictive zoning --- NA district 20 ft. 20 ft. Distance between property line and front of garage Maximum Height 35 ft. TBD w/building Minimum Landscape Requirement 20% TBD w/building *Minimum lot area may be averaged for entire project. Minimum average lot area must be 7,500 sq. ft. Response: As illustrated above and demonstrated on the preliminary plat, the development standards for the R-4.5 Zoning District are satisfied. These clear and objective standards for setbacks, height, etc. will be satisfied at the time of building permit review, as is customary and appropriate. This standard is met. 18.700 Specific Development Standards Chapter 18.705 Access, Egress, and Circulation 18.705.030 General Provisions B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: The preliminary plans demonstrate how access, egress, and circulation requirements are fulfilled. This standard is met. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the some access and egress when the combined access and egress of both uses, Vn LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 1 1 OF 37 i structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use, and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Response: Joint access is not proposed in this application. This standard does not apply. D. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 8.705.030.1 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Response: As illustrated on the preliminary plans, public street access is provided to all of the lots included in the subdivision plat. Therefore, this standard is met. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. Response: As illustrated on the preliminary plans, curb cuts are in accordance with 18.810.030.N. Therefore, 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.) Response: The preliminary plans include detailed information regarding access locations for the project. This includes the extension of SW 67th Avenue from SW Oak Street, as is required by the City. All streets, including SW 67th Avenue, the extension of SW 691h Avenue, the new street "A" and SW Oak Street are classified as local city streets. Sight distance requirements are satisfied because 250 feet of sight distance is available at the intersection of SW Oak Street and SW 67th Avenue (site access). Stacking needs and deceleration standards are not applicable to local streets. Due to the limited trip generation associated with this project, a traffic study is not required per section 18.810.030.CC. This was confirmed with city staff in pre-application conferences. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback Vn LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 12 OF 37 from a collector or arterial street intersection shall be 150 feet, measured from the right- of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Response: No access is located near or within the influence area of a collector or arterial. These standards do not apply. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. Response: Driveways are not proposed along a collector or arterial street. Therefore, this standard does not apply. 4. The minimum spacing of local streets along a local street shall be 125 feet. Response: The distance between SW 67th Avenue and SW 69th Avenue and SW 66th Avenue is greater than or equal to 125 feet. Therefore, this standard is met. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2, TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (SIX OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Minimum Pavement Unit/Lots Driveways Required Width Width 1 or 2 1 15' 10' Response: As shown on the preliminary plans, the proposed lots have adequate space to provide the minimum access/egress requirements. Further review of the access requirements will be accomplished during the building permit application review. This standard is met. LAND USE APPLICATION APRIL 2014 AKq OAK STREET ESTATES-CITY OF TIGARD PAGE 13 OF 37 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code, Response: The future residential access drives will be provided and maintained in accordance with the provisions of the Uniform Fire Code. Further review of the access requirements will be completed during the building permit application review. This standard is met. Chapter 18.715 DENSITY COMPUTATIONS 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s)from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25% c. Drainage ways, and d. Wetlands, e. Optional: Significant habitat areas, as designated on the City of Tigard "Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes, 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20%of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area, 4. All land proposed for private streets, and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Vn LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 14 OF 37 i i Calculation: Gross site area: 386,366 sq. ft. Public R.O.W. Dedication: 69,192 sq. ft. Slopes>25%: 38,407 sq. ft. Net Developable area: 278,767 sq. ft. Density transfer (per 18.715.030): 38,407 (0.25) = 9,602 sq. ft. (slopes>25%x.25) Total net developable area: 288,369 sq. ft. Maximum Lot Density: 288,369/7,500 = 38.45 = 38 Lots o Minimum Lot Density: 38.45(80%) = 30.76 = 31 Lots Response: The total net developable area for this subdivision is 288,369 square feet; therefore this application for 38 lots is allowable based on a minimum density of 31 and a maximum density of 38.This standard has been met. Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 6.02.410 through 6.02.470 of the Tigard Municipal Code shall apply. B. Visible emissions. Within the commercial zoning districts and the industrial park(1P)zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water(steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted; and F. Insects and rodents.All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. (Ord. 12-02 §3) AVE LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 15 OF 37 Response: This is a detached single-family residential project, which is permitted in the R-4.5 zone. None of the above listed issues are typically associated with single-family dwelling detached units. That said, ongoing maintenance of the future residences will meet the standards of this section. Therefore, this standard has been met. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.040 Street Trees Street Tree Standards. A. Street trees shall be required as part of the approval process for Conditional Use (Type Ill), Downtown Design Review(Type Il and 111), Minor land Partition (Type 11), Planned Development Type (Ill), Site Development Review(Type ll) and Subdivision (Type 11 and Ill)permits. Response: This application is for a 38 lot subdivision and therefore is being processed through a Type II procedure. Therefore, the following standards apply. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. Response: the linear street frontage of the subject parcels is 2,687 square feet. In order to determine the number of street trees required for the project, the linear street frontage is divided by 40. Therefore, 67 street trees are required for the future subdivision of the property. The plans submitted with this application show 57 street trees to be planted. However, the City's spacing standards in section 2.1.E-F of the Urban Forestry Manual as well as driveway locations, light poles, etc. prevents placing more street trees. Given that we are more than double the required site canopy for the site, have preserved a significant amount of trees and are planting additional trees in the back of many of the lots, we have provided the maximum amount of street trees while maintaining a safe and functional layout. C. Street trees required by this section shall be planted according to the standards in Section 2 of the Urban Forestry Manual. Response: As shown on the landscape plan included with the preliminary plans, the required street trees will be planted in accordance with Section 2 of the Urban Forestry Manual. Therefore, this standard has been met. D. Street trees required by this section shall be provided adequate soil volumes according to the street tree soil volume standards in the Urban Forestry Manual. ,Vn LAND USE APPLICATION APRIL 2014 AKq OAK STREET ESTATES-CITY OF TIGARD PAGE 16 OF 37 Response: As shown on the landscaping plan included with the preliminary plans, the required soil volume is provided or covered soil volumes are provided for street trees based on these requirements. Therefore, this standard has been met. E. Street trees required by this section shall be planted within the right of way whenever practicable according to the standards in Section 2 of the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the standards in Section 2 of the Urban Forestry Manual when planting within the right of way is not practicable. Response: As shown on the landscaping plan included with the preliminary plans,the required street trees are proposed within the right-of-way in a planter strip behind the curb. Therefore, this standard has been met. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. Response: The application is for a new 38 lot subdivision for future single-family detached dwellings. Therefore, the following standards will be applicable when new homes are built in the future. 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: The application is for a new 38 lot subdivision for future single-family detached dwellings. A vehicle parking plan will be submitted with the building permit applications for each of the new homes on these properties, as is appropriate. This standard will be met. 18.765.040 General Design Standards H. Parking space surfacing. 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt, concrete, or pervious paving surface. Any pervious paving surface must be Vn LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 17 OF 37 i 7 designed and maintained to remain well-drained, Response: This application is for a new 38 lot subdivision for future single-family detached dwellings. The future residences will have paved off-street parking space surfaces. This standard will be met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. (See Table 18.765.2) Response: This application is for a new 38 lot subdivision for future single-family detached dwellings. A minimum of one off-street parking space will be provided by either a garage or driveway for the future residences of this subdivision. No maximum off-street parking requirements exist as shown on Table 18.765.2. Therefore, this standard has been met. Chapter 18.775 SENSITIVE LANDS 18.775.010 Purpose G. Location. Sensitive lands are lands potentially unsuitable for development because of their location within: 1. The 100-year floodplain or 1996 flood inundation line, whichever is greater; 2. Natural drainageways, 3. Wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard "Wetland and Stream Corridors Map". 4. Steep slopes of 25% or greater and unstable ground, and 5. Significant fish and wildlife habitat areas designated on the City of Tigard "Significant Habitat Areas Map."(Ord. 06-20, Ord. 05-01) Response: As shown on the preliminary plans, steep slopes of 25% or greater are located on the northern most portion of the subject site, therefore Sensitive Lands are present as part of this subdivision. Vn LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 18 OF 37 i 18.775.020 Applicability of Uses:Permitted, Prohibited, and Nonconforming i A. CWS stormwater connection permit. All proposed development must obtain a stormwater connection permit from CWS pursuant to its design and construction standards.As used in this chapter, the meaning of the word "development"shall be as defined in the CWS "Design and Construction Standards":All human-induced changes to improved or unimproved real property, including: 1. Construction of structures requiring a building permit, if such structures are external to existing structures; 2. Land division; 3. Drilling, 4. Site alterations resulting from surface mining or dredging; 5. Grading; 6. Construction of earthen berms; 7. Paving; 8. Excavation; or 9. Clearing when it results in the removal of trees or vegetation which would require a permit from the local jurisdiction or an Oregon Department of Forestry tree removal permit. 10. The following activities are not included in the definition of development: a. Farming activities when conducted in accordance with accepted farming practices as defined in ORS 30.930 and under a Senate Bill 1010 water quality management plan; b. Construction, reconstruction, or modification of a single-family residence on an existing lot of record within a subdivision that was approved by the city or county after September 9, 1995 (from ORS 92.040(2)); and c. Any development activity for which land use approvals have been issued pursuant to a land use application submitted to the city or county on or before February 4, 2000, and deemed complete on or before March 15, 2000. Response: This application is for a 38 lot subdivision; therefore pursuant to CWS Design and Construction Standards a stormwater connection permit will be required and provided to the LAND USE APPLICATION APRIL 2014 AKC; OAK STREET ESTATES-CITY OF TIGARD PAGE 19 OF 37 i I City during the engineering plan permit process. The required service provider letter is included in the application materials. This standard is met. i F. Sensitive lands permits issued by the director. j i 1. The director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type 11 procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: a. Drainageways; b. Slopes that are 25% or greater or unstable ground, and c. Wetland areas which are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map." 2. Sensitive lands permits shall be required for the areas in paragraph 1 of this subsection F when any of the following circumstances apply: a. Ground disturbance(s) or landform alterations involving more than 50 cubic yards of material, b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50%of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and nonresidential structures intended for human habitation; and d. Accessory structures which are greater than 528 square feet in size, outside floodway areas. Response: As mentioned above, slope that are 25% or greater exist on the subject site. All of these slopes are located at the north end of the property and are located within a tract (Tract A) except for the northern portions of lots 7-12. . A Geotechnical Report has been submitted that addresses the impact to these slopes. Therefore, a Type II Sensitive Lands Review is included in this application. 18.775.070 Sensitive Land Permits A. Permits required. An applicant, who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type 11 or Type 111 permit is required, as delineated in Sections 18.775.020.F and G. The approval criteria for various AK LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 20 OF 37 kinds of sensitive areas, e.g.,floodplain, are presented in subsections 8 through E of this section. Response: The subject site is defined as having sensitive lands by Section 18.775.010 G- 4 "steep slopes of 25% or greater and unstable ground"; therefore a Type II permit issued by the director is required for the site as defined by Section 18.775.20 F. C. With steep slopes. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 1. Compliance with all of the applicable requirements of this title, Response: Findings include herein shall show factual basis for compliance with all applicable requirements. This standard is met. 2. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; Response: As shown on the preliminary, the extent and nature of the development in the area defined as sensitive lands, area with slopes greater than 25%, is isolated to a small portion of the site. Disturbances, such as re-grading or development for construction of structures or underground improvements are expected to be minimal and avoided whenever possible. This standard is met. 3. The proposed landform alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property, Response: As shown on the preliminary grading and erosion control plans, precautions will be set in place both before and during construction to control erosion, stream sedimentation, ground instability or other adverse on-site and off-site effects or hazards to life or property. This standard is met. 4. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability, compressibl%rganic; and shallow depth-to-bedrock, and Response: Future structures, in this case single-family homes, will be reviewed at the time of building permit to insure they are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl spaces areas for the applicable present soil conditions. This standard is met �n LAND USE APPLICATION APRIL 2014 AM% OAK STREET ESTATES-CITY OF TIGARD PAGE 21 OF 37 5. Where natural vegetation has been removed due to landform alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. Response: As shown on the preliminary plans, areas designated as Sensitive Lands where vegetation will be removed, will be replanted to prevent erosion according to Chapter 18.745. This standard is met. 18.775.080 Application Submission Requirements All applications for uses and activities identified in Sections 18.775.020.A through G shall be made on forms provided by the director and must include the following information in graphic, tabular and/or narrative form. The specific information on each of the following is available from the director: A. A CWS stormwater connection permit; B. A site plan; C. A grading plan; D. An urban forestry plan per Chapter 18.790 (for Sections 18.775.020.F and G); and E. A landscaping plan. (Ord. 12-09§1) Response: A CWS Service Provider Letter is included in the application materials. A stormwater connection permit will be attained during the engineering plans permit phase of the project. Included with this application are a site plan, grading plan, an urban forestry plan, and a landscaping plan. This standard is met. Chapter 18.785 TEMPORARY USES 18.785.010 Purpose A. Purpose. The purpose of this chapter is to establish standards for the approval of three types of temporary use: 3. Sales offices and model homes in conjunction with the sale of homes. Response: It is anticipated that a temporary sales office and model homes will be utilized during construction and marketing of the homes. Two to three homes will be started prior to completion of the public improvements. No occupancy is proposed until final acceptance of the public improvements. This standard is met. VLAND USE APPLICATION APRIL 2014 '_■'Rq OAK STREET ESTATES-CITY OF TIGARD PAGE 22 OF 37 Chapter 18.790 URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements A. Urban Forestry Plan Requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect(the project landscape architect) or a person possessing dual certifications as a certified arborist and certified tree risk assessor(the project arborist); 2. Meet the tree preservation and removal site plan standards in Section 10, part 1 of the Urban Forestry Manual, 3. Meet the tree canopy site plan standards in Section 10, part 2 of the Urban Forestry Manual; and 4. Meet the supplemental report standards in Section 10, part 3 of the Urban Forestry Manual. Response: Section 10 of the Urban Forestry Manual describes the components to be included in the preservation and removal site plan, tree canopy site plan, and supplemental report. New development in the R-4.5 Zone is required to have 40 percent of effective tree canopy coverage of the net development site (excluding streets). The total net developable site area is 317,174 square feet. As shown on the preliminary plans, the total qualifying mature tree canopy area provided is 270,912 square feet or 85 percent (greater than the 40 percent required). The City's UFM specifically states that streets are excluded from the overall development site for use when calculating effective tree canopy cover (Section 10.3.M). In practice, this excludes everything from the right of way inward. Please see the attached Supplemental Report further discussing the existing and proposed trees on the site and how the included trees meet the standards of the Urban Forestry Manual. Based on the above, the preliminary plans, supplemental report, the requirements of this chapter and the Urban Forestry Manual have been met. Chapter 18.795 VISUAL CLEARANCE AREAS 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. ,�n LAND USE APPLICATION APRIL 2014 =-RI/ OAK STREET ESTATES-CITY OF TIGARD PAGE 23 OF 37 Response: As shown on the preliminary plans, a visual clearance area is maintained on the corners between the intersections between two streets and the intersections of driveways and access to the public streets. Therefore, this standard is met. 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. Response: As shown on the preliminary plans, a clear vision area will be maintained. Therefore, this standard is met. 18.795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: Response: As shown on the preliminary plans, visual clearance is provided in accordance with Chapter 18.795.040.6.1. Therefore, this standard is met. 18.800 Street and Utility Improvement Standards Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.010 Purpose A. Purpose. The purpose of this chapter is to provide construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. Response: This application includes a 38 lot subdivision for the future construction of single- family detached homes, a right-of-way dedication and half street improvements along the site's frontage on SW Oak Street and the extension of SW 67th Avenue through the subject property, and a newly constructed street for future adjacent development and connectivity. Therefore, the following standards apply. Vn LAND USE APPLICATION APRIL 2014 , �_=KI; OAK STREET ESTATES-CITY OF TIGARD PAGE 24 OF 37 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. Response: As shown on the preliminary plans, the site has frontage on SW 67th Avenue, a public street. Therefore, this standard is met. 2. No development shall occur unless streets within the development meet the standards of this chapter. Response: As shown on the preliminary plans, the extension of SW 67th Avenue and associated streets have been designed to meet the standards of this chapter. Therefore, this standard is met. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. Response: As shown on the preliminary plans, half street improvements have been included along the SW 67th Avenue and the newly constructed street for future development connection to adjoining property. Therefore, this standard is met. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. Response: As shown on the preliminary plans, half street improvements have been included along the SW 67th Avenue and newly constructed street for future development connection to adjoining property to the west. These improvements have been designed to meet the standards of this chapter. Therefore, this standard is met. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic circulation. Response: Appropriate amounts of rights-of-way will be dedicated to the City of Tigard with the approval and recordation of the final subdivision plat associated with this application. Therefore, this standard is met. LAND USE APPLICATION APRIL 2014 AKq OAK STREET ESTATES-CITY OF TIGARD PAGE 25 OF 37 C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created. Response: Vehicular access easements are not included or necessary with this application. Therefore, this standard does not apply. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: Response: The application includes the extension of SW 67th Avenue which is consistent with the existing 67th Ave. through the subject property and street to the adjacent property to the west. The extension of this street improves automobile, pedestrian, and bicycle circulation from SW Oak Street for the public benefit. Improved circulation and access is considered to be a public benefit. Therefore, this standard is met, as applicable. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic(ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. Response: All necessary right-of-way widths will be dedicated to the City, as shown on the preliminary plat. Therefore, this standard is met, as applicable. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. LAND USE APPLICATION APRIL 2014 AKI; OAK STREET ESTATES-CITY OF TIGARD PAGE 26 OF 37 b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be culs-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the city engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Response: A conceptual future street plan and extension of streets is provided in the preliminary plans, including parcels within 530 feet surrounding and adjacent to the subject site. It should be clear that this plan is for illustrative purposes only and is not proposed in the application. A barricade will be constructed at the end of the street by the property owner and will not be removed until authorized by the city engineer. Therefore, this standard is met. G. Street spacing and access management. Refer to Section 18.705.030.H. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads,freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Response: As shown on the preliminary plans, full street connections slightly exceed 530 feet due to matching and accommodating the pre-existing development patterns to both to the east and the north. This development does provide a pedestrian connection to SW Ventura Drive to the north and a pedestrian connection between the future extension of SW 67th and SW 691h Ave. in order to provide connectivity. The proposed pedestrian connection between SW 67th and 69th Ave. instead of a full street connection is based on the following findings. VA LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 27 OF 37 Slopes in excess of 25% As shown on the preliminary plans, steep slopes of 25% or greater are located on the northern most portion of the subject site. Imposing an additional east-west internal street will require a complete re-configuration of the project, which will in turn "squeeze" more development of the site to the north. The re-configuration of the lots and future "A" Street will reduce the size of the proposed Stormwater Facility/Private Open Space tract and increase the amount of slopes in excess of 25% onto future lots 7-12, making the lots more cumbersome to build, reduce the structural stability of the lots and decrease the lots usable area. Existing Mature Trees Sheet #6 (Preliminary Tree Preservation and Removal Plan) of the plan set for the subdivision shows tree protection for the northern portion of the site, which houses the only existing trees on the site. The trees shown on the plan to be saved provide an existing natural barrier to the development to the north of the site. By imposing the additional east-west street, the lot sizes of future lots 7-12 will significantly be reduced by pushing the lots closer to the northern property line, which will require removal of a significant portion of the trees originally proposed to be saved. The impact of this requirement will have an adverse impact not only on the future lots, existing trees, existing tree canopy, but also on the residents of the adjoining pre-existing development to the north. At the neighborhood meeting, the matter of tree canopies and the removal of existing trees were brought up by neighbors. Questions concerning the retention of existing trees to the north and maintaining a visual barrier were discussed. We have made every effort in ways of providing a usable open and a natural barrier by saving existing mature trees to provide a visual barrier between the two developments. In conclusion, we feel the negative impacts of the imposed east-west street out-way the benefits. The requested street's alignment would not increase the development potential of surrounding properties, would not align with any existing street patterns and would only add additional impervious surface to the future subdivision, which in turn would add additional runoff to Tigard's storm system. We are including a sheet in our plan set (Sheet 11A Preliminary Street Plan —Alternate) that shows the proposed pedestrian connection between SW 67th and 69th Avenue. Our hopes are that City staff recognize the negative impacts of imposing a full street connection and allow the proposed pedestrian connection. Based on the existing development pattern, the future street plans included with this application validates the placement of the street to the west (SW 69th Ave.) for future development. Therefore, this standard is met. 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 AKq,VLAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 28 OF 37 environmental or topographical constraints, existing development patterns or strict "err adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15%for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. Response: Through circulation to the north of the site does not warrant a reasonable street connection due to slopes greater than 25% near SW Ventura Drive and the resulting necessity for massive engineered retaining walls. The site is currently 90%developed with impervious surface. Even though this project will significantly reduce the amount of impervious surface,the flow of water downhill to the north will need to be captured and filtered in the facility shown on the plans. This is yet another reason for keeping the north portion of the property in a vegetated state and not providing a street connection. The application meets this standard. 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. Response Transit stops, commercial services, schools, shopping areas, and parks are not in `' close proximity to the subject site. This standard does not apply. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Response: The extension of SW 67th Avenue extends directly through the subject site providing short, direct travel route that minimizes travel distances within the project. The street built to connect to future development on the abutting property to the west will provide a direct travel route between this subject site and future development near SW 69th Avenue. The application satisfies this requirement. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: Response: As shown on the preliminary plans, all intersection angles are as near to right angles as practicable. Therefore, this standard is met, as applicable. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. VA LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 29 OF 37 Response: This application includes dedication of right-of-way along existing streets in accordance with this standard. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Response: This application does not include street improvements less than 20'. Therefore, this standard does not apply. L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: Response: There are no cul-de-sacs associated with this project. Therefore, this criterion does not apply. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. Response: No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. This standard is met. N. Grades and curves. 1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12%on any other street(except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. Response: As shown on the preliminary plans, streets and street improvements comply with the above standards. Therefore, this standard is met. Vn LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 30 OF 37 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required, except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval, and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. Response: As shown on the preliminary plans, curb cuts are included where applicable to meet the needs of access and circulation through the site. Therefore, this standard is met. V. Street signs. The city shall install all:street signs, relative to traffic control and street names, as specified by the city engineer for any development. The cost of signs shall be the responsibility of the developer. Response: Street signs will be provided as applicable. Therefore, this standard is met. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs, 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the city engineer/U.S. post office prior to the final plan approval, and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the city engineer/U>S>post office prior to final approval. Response: As shown on the preliminary plans,joint mailboxes have been placed adjacent to roadway curbs. The number of mailboxes provided serves the number of homes proposed for the development. Therefore, this standard is met. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the city's direction. Response: Street lights will be provided as applicable. Therefore, this standard is met. LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 31 OF 37 Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Response: Street name signs will be provided as applicable. Therefore, this standard is met. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the city engineer. The final lift shall also be placed no later than when 90%of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway;however, not before 90%of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard VOW specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. Response: As shown on the preliminary plans, cross-sections are provided in conformance with the above Chapter. The final lift of asphalt concrete pavement will be placed prior to final city acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the city engineer. The final lift will not be placed before 90% of the structures in the new development are completed or three years from the commencement of the initial construction of the development, whichever is less. Therefore, this standard is met. 18.810.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Response: The length, width, and shape of blocks in the subject site took into account the pre- existing lot patterns of the adjoining development to the east, nearly identical to what is proposed. Building sites have been provided to not only make access convenient, and safe, but A VO LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 32 OF 37 desirable and pleasing to the environment. Topography to the north creates a natural boundary 1411110- for lots to the north. 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. Response: The proposed internal street pattern is dictated by the pre-existing street alignment of SW 67th and SW 69th Avenue in addition to pre-existing development to the north, south, east and west. Therefore, the proposed block length is appropriate. 18.810.050 Easements �wrr A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainage way, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. Response: As shown on the preliminary plans, utility easements are included with this application and will be recorded with the final subdivision plat. Therefore, this standard is met. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: AVE LAND USE APPLICATION APRIL 2014 'jrWR J OAK STREET ESTATES-CITY OF TIGARD PAGE 33 OF 37 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley,for a width of at least 25 feet unless the lot is created through a minor land partition in which case subsection 18.162.050.0 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. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least 10 feet wide is required abutting the arterial rights-of-way; and 2. All through lots shall provide the required front yard setback on each street. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. Response: As shown on the preliminary plans, the application proposes a 38 lot subdivision in the R-4.5 Zone. The size and shape of the proposed lots have frontage along local public streets, lot lines are near right angles (as practicable), and division of lots to the furthest extent feasible in the R-4.5 Zone. The proposed lots comply with the requirements of the zone as well as the standards outlined by this section. Therefore, these standards have been met. VC LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 34 OF 37 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. Response: As shown on the preliminary plans, sidewalks are provided on both sides of the new extension of SW 67th Ave., the new street between 67th and 69th Ave. SW 69th Ave has a sidewalk on the east side of the street, the west side of 69th is on an adjacent property and will be constructed with future development. Therefore, this standard has been met. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance)pedestrian routes within 1/2 mile of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). Response: The subject property is developed as an Armory. There was traffic (ADT) associated with this use that will no longer exist after completion of this project. In and of itself, the 38 lot subdivision will create only +/- 268 ADT. Hence, the project does not create anywhere near 1,000 ADT. There is an existing sidewalk approximately 60' to the east on the north side of SW Oak Street. Essentially, this area lies in front of one existing single family residence and is landscaped with existing mature vegetation. The applicant does not believe that disturbing this property's frontage with removal of landscaping and replacing it with a sidewalk is desirable. This standard is met. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of--way; the curbside sidewalks already exist on predominant portions of the street,it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less). Additional consideration for exempting the VL% LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 35 OF 37 planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. Response: As shown on the preliminary plans, planter strips are provided along the project site's frontage on SW Oak Street and along both sides of all interior public streets. Therefore, this standard has been met. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Response: As shown on the preliminary plans, sanitary sewer will be extended from an existing sanitary sewer line in SW Oak Street to serve the project. Therefore, this standard has been met. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Response: As shown on the preliminary plans, storm drainage is being routed to and captured onsite in Tract 'A'. Easements for storm water conveyance will be recorded with the final subdivision plat. This is as required by the City. Therefore, this standard has been met. Vn LAND USE APPLICATION APRIL 2014 � ; OAK STREET ESTATES-CITY OF TIGARD PAGE 36 OF 37 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: Response: As shown on the preliminary plans, all new utilities will be installed underground where practicable to do so. Therefore, this standard is met. Ill. CONCLUSION The findings included in this written narrative and accompanying documentation demonstrate that the application complies with the applicable provisions of the City of Tigard Community Development Code and satisfies all application review criteria. Therefore, the applicant respectfully requests approval of the subdivision application and sensitive lands review for Oak Street Estates. i ,VL% LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD PAGE 37 OF 37 AK GEOTECHNICAL REPORT LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD GOP Real-World Geotechnical Solutions Investigation• Design • Construction Support April 3, 2014 Project No. 13-3175 Vince Biggi, Mike Biggi, & Steve Biggi Oak Street LLC 11605 SW Normandy Lane Wilsonville, Oregon 97070 CC: Alex Hurley, AKS Engineering & Forestry via email: alexC�aks-eng.com SUBJECT: GEOTECHNICAL REPORT OAK STREET ESTATES 6700 SW OAK STREET & 10240 SW 69TH AVENUE TIGARD, OREGON This report presents the results of a geotechnical engineering study conducted by GeoPacific Engineering, Inc. (GeoPacific)for the above-referenced project. The purpose of our investigation was to evaluate subsurface conditions at the site and to provide geotechnical recommendations for site development. This geotechnical study was performed in accordance with GeoPacific Proposal No. P-4628x, dated September 18, 2013 and P-4714, dated January 6, 2014, and your subsequent authorization of our proposal and General Conditions for Geotechnical Services. SITE DESCRIPTION AND PROPOSED DEVELOPMENT The subject property is approximately 9 acres in size and located on the north side of SW Oak Street in the City of Tigard, Washington County, Oregon. Topography is gently sloping to the north at grades of up to 5 percent. Steeply sloping gradients (exceeding 50 percent)are present along the northern property line. Five structures currently occupy the site and vegetation consists primarily of short grasses and dense to sparse trees. Most of the eastern property is paved. It is our understanding that proposed development includes 38 lots for single family homes, construction of approximately 1,400 lineal feet of new streets, storm water quality tract, and associated underground utilities. The grading plan indicates maximum cuts and fills will be on the order of about 9 feet or less. 14835 SW72" Avenue _ Tel (503)598-8445 Portland, Oregon 97224 Fax (503) 941-9281 Oak Street Estates Project No. 13-3175 REGIONAL AND LOCAL GEOLOGIC SETTING The subject site lies within the Willamette Valley/Puget Sound lowland, a broad structural depression situated between the Coast Range on the west and the Cascade Range on the east. A series of discontinuous faults subdivide the Willamette Valley into a mosaic of fault-bounded, structural blocks (Yeats et al., 1996). Uplifted structural blocks form bedrock highlands, while down-warped structural blocks form sedimentary basins. The subject site is underlain by Quaternary age (last 1.6 million years) loess, a windblown silt deposit that mantles older deposits, basalt bedrock, and elevated areas in the Portland region (Beeson et al., 1989; Madin, 1990). The loess generally consists of massive silt deposited following repeated catastrophic flooding events in the Willamette Valley, the last of which occurred about 10,000 years ago. In localized areas, the loess includes buried paleosols that developed between depositional events. Regionally, the total thickness of loess ranges from 5 feet to greater than 100 feet. Published regional geologic mapping indicates that the subject site is underlain by the Boring Lava lithologic unit which consists of basaltic and basaltic andesite lava flows erupted from a series of local volcanic vents during PIio-Pleistocene time (about 600,000 thousand to 2.6 million years ago) (Beeson et al., 1989; Madin, 1990). The total thickness of the Boring Lava unit ranges from greater than 600 feet near vents to less than 50 feet on the outer margins. REGIONAL SEISMIC SETTING At least three major fault zones capable of generating damaging earthquakes are thought to exist in the vicinity of the subject site. These include the Portland Hills Fault Zone, the Gales Creek- Newberg-Mt. Angel Structural Zone, and the Cascadia Subduction Zone. Portland Hills Fault Zone The Portland Hills Fault Zone is a series of NW-trending faults that include the central Portland Hills Fault, the western Oatfield Fault, and the eastern East Bank Fault. These faults occur in a northwest-trending zone that varies in width between 3.5 and 5.0 miles. The combined three faults vertically displace the Columbia River Basalt by 1,130 feet and appear to control thickness changes in late Pleistocene (approx. 780,000 years) sediment (Madin, 1990). The Portland Hills Fault occurs along the Willamette River at the base of the Portland Hills, and is about 6.5 miles northeast of the site. The Oatfield Fault occurs along the western side of the Portland Hills, and is about 3 miles northeast of the site. The Oatfield Fault is considered to be potentially seismogenic (Wong, et al., 2000). Madin and Mabey(1996) indicate the Portland Hills Fault Zone has experienced Late Quaternary (last 780,000 years)fault movement; however, movement has not been detected in the last 20,000 years. The accuracy of the fault mapping is stated to be within 500 meters (Wong, et al., 2000). No historical seismicity is correlated with the mapped portion of the Portland Hills Fault Zone, but in 1991 a M3.5 earthquake occurred on a NW-trending shear plane located 1.3 miles east of the fault (Yelin, 1992). Although there is no definitive evidence of recent activity, the Portland Hills Fault Zone is assumed to be potentially active (Geomatrix Consultants, 1995). 3175-Oak Street Estates GR 2 GEOPACIFIc ENGINEERING,INC. Oak Street Estates Project No. 13-3175 Gales Creek-Newberg-Mt. Angel Structural Zone The Gales Creek-Newberg-Mt. Angel Structural Zone is a 50-mile-long zone of discontinuous, NW-trending faults that lies about 18 miles southwest of the subject site. These faults are recognized in the subsurface by vertical separation of the Columbia River Basalt and offset seismic reflectors in the overlying basin sediment(Yeats et al., 1996; Werner et al., 1992). A geologic reconnaissance and photogeologic analysis study conducted for the Scoggins Dam site in the Tualatin Basin revealed no evidence of deformed geomorphic surfaces along the structural zone (Unruh et al., 1994). No seismicity has been recorded on the Gales Creek Fault or Newberg Fault (the fault closest to the subject site); however, these faults are considered to be potentially active because they may connect with the seismically active Mount Angel Fault and the rupture plane of the 1993 M5.6 Scotts Mills earthquake (Werner et al. 1992; Geomatrix Consultants, 1995). Cascadia Subduction Zone The Cascadia Subduction Zone is a 680-mile-long zone of active tectonic convergence where oceanic crust of the Juan de Fuca Plate is subducting beneath the North American continent at a rate of 4 cm per year(Goldfinger et al., 1996). A growing body of geologic evidence suggests that prehistoric subduction zone earthquakes have occurred (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). This evidence includes: (1) buried tidal marshes recording episodic, sudden subsidence along the coast of northern California, Oregon, and Washington, (2) burial of subsided tidal marshes by tsunami wave deposits, (3) paleoliquefaction features, and (4)geodetic uplift patterns on the Oregon coast. Radiocarbon dates on buried tidal marshes indicate a recurrence interval for major subduction zone earthquakes of 250 to 650 years with the last event occurring 300 years ago (Atwater, 1992; Carver, 1992; Peterson et al., 1993; Geomatrix Consultants, 1995). The inferred seismogenic portion of the plate interface lies roughly along the Oregon coast at depths of between 20 and 40 miles. SUBSURFACE CONDITIONS Our site-specific exploration for this report was conducted on October 1, 2013 and January 8, 2014. A total of 11 exploratory test pits were excavated with a trackhoe to depths of 6.5 to 10 feet at the approximate locations indicated on Figure 2. It should be noted that test pit locations were located in the field by pacing or taping distances from apparent property corners and other site features shown on the plans provided. As such, the locations of the explorations should be considered approximate. A GeoPacific geologist continuously monitored the field exploration program and logged the test pits. Soils observed in the explorations were classified in general accordance with the Unified Soil Classification System. Rock hardness was classified in accordance with Table 1, modified from the ODOT Rock Hardness Classification Chart, which is presented on the following page. During exploration, our geologist also noted geotechnical conditions such as soil consistency, moisture and groundwater conditions. Logs of test pits are attached to this report. The following report sections are based on the exploration program and summarize subsurface conditions encountered at the site. 3175-Oak Street Estates GR 3 GEOPACIFIC ENGINEERING, INC, Oak Street Estates Project No. 13-3175 Table 1. Rock Hardness Classification Chart ODOT Rock Unconfined Hardness Field Criteria I Compressive Typical Equipment Needed For Rating Strength Excavation Extremely Soft indented by thumbnail <100 psi Small excavator (RO) Scratched by Very Soft(R1) thumbnail, crumbled 100-1,000 psi Small excavator by rock hammer Not scratched by Medium excavator Soft(R2) thumbnail, indented 1,000-4,000 psi by rock hammer (slow digging with small excavator) Scratched ory Medium to large excavator(slow to Medium Hard fractured by rock 4,000-8,000 psi very slow digging), typically requires (R3) hammer chipping with hydraulic hammer or mass excavation) Hard (R4) Scratched or 8,000-16,000 psi Slow chipping with hydraulic hammer fractured w/difficulty and/or blasting Not scratched or Very Hard (R5) fractured after many >16,000 psi Blasting blows, hammer rebounds Existing Pavement: The ground surface in test pits TP-1 through TP-7 was directly underlain by 4 to 5 inches of asphaltic concrete (AC) and 4 to 8 inches of crushed rock. Topsoil Horizon: Directly underlying the ground surface in test pits TP-8 and TP-11 was a topsoil horizon consisting of brown, moderately organic SILT(OL-ML). The topsoil horizon was generally loose and extended to a depth of approximately 12 inches. A low to moderately organic buried topsoil horizon was encountered beneath the fill in test pit TP-10. The buried topsoil was approximately 2 feet thick and extended to a depth of 7 feet. Undocumented Fill: Undocumented fill was encountered in test pits TP-3 through TP-7 and TP-9. The fill generally consisted of brown to gray clayey silt (ML)to silty clay (CL) with varying amounts of gravel and organic debris. The fill in test pits TP-3, TP-4, TP-6, TP-9 and TP-10 was medium stiff to stiff and extended to depths of 1.5 to 5 feet. The fill encountered in test pits TP-5 and TP-7 had a soft to medium stiff consistency and extended beyond a depth of 10 feet. We anticipate other areas of fill may be present near the existing structures and along the northern property line. Loess: Underlying the topsoil horizon in test pits TP-8 and TP-11; the buried topsoil horizon in test pit TP-10; the existing asphalt in test pits TP-1 and TP-2; and the fill in test pits TP-3, TP-4, and TP-9 was windblown loess belonging to the Willamette Formation. These soils generally consisted of stiff to very stiff, micaceous, light brown, clayey silt (ML). In test pits, the loess extended to a depth of 3 feet to in excess of 10 feet. 3175-Oak Street Estates GR 4 GEOPACIFIC ENGINEERING,INC. Oak Street Estates Project No. 13-3175 Residual Soil: The loess in test pits TP-1 through TP-3 and the fill in test pit TP-6 was underlain by light reddish brown residual soil formed by in place decomposition of the underling Boring Lava Formation. These soils were typically stiff to very stiff, clayey silt (ML) to silty clay (CL). Trace basalt fragments were encountered in test pits TP-1 and TP-2. The residual soil extended to a depth of 5 feet in test pit TP-2 and beyond the maximum depth of exploration in test pits TP-1, TP-3, and TP-6 (8.5 feet). Boring Lava Formation: Underlying the residual soil in test pit TP-2 was weathered basalt bedrock belonging to the Boring Lava Formation. The basalt typically contained a matrix of silt to clay and was weathered to a very soft (R1)to soft (R2) consistency. Practical refusal on a medium hard (R3) basalt boulder was reached with a medium sized excavator at a depth of 6.5 feet. Soil Moisture and Groundwater On October 1, 2013 and January 8, 2014, neither static groundwater nor groundwater seepage was encountered in test pits excavated to depths of 10 feet below the ground surface. Experience has shown that temporary storm related perched groundwater within the near surface soils often occur over fine-grained native deposits such as those beneath the site during the wet season and particularly in mottled soils such as were identified in the test pits. It is anticipated that groundwater conditions will vary depending on the season, local subsurface conditions, changes in site utilization, and other factors. CONCLUSIONS AND RECOMMENDATIONS Our investigation indicates that the proposed development is geotechnically feasible, provided that the recommendations of this report are incorporated into the design and sufficient geotechnical monitoring is incorporated into the construction phases of the project. In our opinion, the primary geotechnical issue for site development is the presence of fill in the northern portion of the property. Due to the presence of soft fill and steep slopes in the northwestern portion of the site, Lots 9 through 12 should either be regraded or evaluated individually for construction feasibility. Site Preparation Areas of proposed buildings, new streets, and areas to receive fill should be cleared of vegetation and any organic and inorganic debris. Existing buried structures, should be demolished and any cavities structurally backfilled. Inorganic debris and organic materials from clearing should be removed from the site. Existing fill and any organic-rich topsoil should then be stripped from construction areas of the site or where engineered fill is to be placed. The estimated depth range necessary for removal of fill is approximately 1.5 to in excess of 10 feet. The final depth of fill removal will be determined on the basis of a site inspection after the excavation has been performed. Topsoil should be stockpiled only in designated areas and stripping operations should be observed and documented by the geotechnical engineer or his representative. Any remaining undocumented fills and subsurface structures (tile drains, basements, driveway and landscaping fill, old utility lines, septic leach fields, etc.) should be removed and the excavations backfilled with engineered fill. 3175-Oak Street Estates GR 5 GEOPACIFIc ENGINEERING, INC. Oak Street Estates Project No. 13-3175 Once stripping of a particular area is approved, the area must be ripped or tilled to a depth of 12 inches, moisture conditioned, root-picked, and compacted in-place prior to the placement of engineered fill or crushed aggregate base for pavement. Exposed subgrade soils should be evaluated by the geotechnical engineer. For large areas, this evaluation is normally performed by proof-rolling the exposed subgrade with a fully loaded scraper or dump truck. For smaller areas where access is restricted, the subgrade should be evaluated by probing the soil with a steel probe. Soft/loose soils identified during subgrade preparation should be compacted to a firm and unyielding condition, over-excavated and replaced with engineered fill (as described below), or stabilized with rock prior to placement of engineered fill. The depth of overexcavation, if required, should be evaluated by the geotechnical engineer at the time of construction. Engineered Fill All grading for the proposed development should be performed as engineered grading in accordance with the applicable building code at time of construction with the exceptions and additions noted herein. Proper test frequency and earthwork documentation usually requires daily observation and testing during stripping, rough grading, and placement of engineered fill. Imported fill material must be approved by the geotechnical engineer prior to being imported to the site. Oversize material greater than 6 inches in size should not be used within 3 feet of foundation footings, and material greater than 12 inches in diameter should not be used in engineered fill. Engineered fill should be compacted in horizontal lifts not exceeding 8 inches using standard compaction equipment. We recommend that engineered fill be compacted to at least 90% of the maximum dry density determined by ASTM D1557 (Modified Proctor)or equivalent. Field density testing should conform to ASTM D2922 and D3017, or D1556. All engineered fill should be observed and tested by the project geotechnical engineer or his representative. Typically, one density test is performed for at least every 2 vertical feet of fill placed or every 500 yd3, whichever requires more testing. Because testing is performed on an on-call basis, we recommend that the earthwork contractor be held contractually responsible for test scheduling and frequency. Site earthwork will be impacted by soil moisture and shallow groundwater conditions. Earthwork in wet weather would likely require extensive use of cement or lime treatment, or other special measures, at considerable additional cost compared to earthwork performed under dry-weather conditions. Keyways and Benching For Construction of Fill on Slopes Engineered fill to be placed in sloping areas inclining steeper than 20% grade should be constructed on a keyway and benches in accordance with the typical design shown in Figure 3. Keyways should have a minimum depth of 2 feet and minimum width of 10 feet. Additional removals of potentially unstable soils may be required depending on conditions observed during construction. Both benches and keyways should be roughly horizontal in the down slope direction, but may slope up to 20% grade along topographic contour. Keyways sloping more than 20% grade along topographic contour should be benched. The keyway should include a subdrain consisting of a minimum 3-inch-diameter, ADS Heavy Duty grade (or equivalent), perforated plastic pipe enveloped in a minimum of 3 cubic feet per 3175-Oak Street Estates GR 6 GEOPACIFIc ENGINEERING, INC. Oak Street Estates Project No. 13-3175 lineal foot of 2"- '/z", open-graded gravel drain rock wrapped with geotextile filter fabric (Mirafi 140N or equivalent). GeoPacific should inspect keyways, subdrains and benching prior to fill placement. Areas of potential seepage observed during construction may require a rock blanket drain in the keyway bottom. We recommend that permanent fill and cut slopes be constructed no steeper than 2H:1 V(50% grade). Fill slopes should be overbuilt a minimum of 3 feet horizontally beyond finish grade and then trimmed back to finish grade as shown in figure in order to achieve a well compacted slope face. Excavating Conditions and Utility Trenches We anticipate that on-site soils can be excavated using conventional heavy equipment such as scrapers and trackhoes to a depth of 6.5 feet. Practical refusal was reached with a medium sized trackhoe at 6.5 feet on a large boulder in test pit TP-2. A larger excavator should be able to achieve greater depths. All temporary cuts in excess of 4 feet in height should be sloped in accordance with U.S. Occupational Safety and Heath Administration (OSHA) regulations (29 CFR Part 1926), or be shored. The existing native soils classify as Type B Soil and temporary excavation side slope inclinations as steep as 1 H:1 V may be assumed for planning purposes. This cut slope inclination is applicable to excavations above the water table only. Maintenance of safe working conditions, including temporary excavation stability, is the responsibility of the contractor. Actual slope inclinations at the time of construction should be determined based on safety requirements and actual soil and groundwater conditions. Saturated soils and groundwater may be encountered in utility trenches, particularly during the wet season. We anticipate that dewatering systems consisting of ditches, sumps and pumps would be adequate for control of perched groundwater. Regardless of the dewatering system used, it should be installed and operated such that in-place soils are prevented from being removed along with the groundwater. Vibrations created by traffic and construction equipment may cause some caving and raveling of excavation walls. In such an event, lateral support for the excavation walls should be provided by the contractor to prevent loss of ground support and possible distress to existing or previously constructed structural improvements. PVC pipe should be installed in accordance with the procedures specified in ASTM D2321. We recommend that trench backfill be compacted to at least 95% of the maximum dry density obtained by Standard Proctor ASTM D698 or equivalent. Initial backfill lift thickness for a 3%"-0 crushed aggregate base may need to be as great as 4 feet to reduce the risk of flattening underlying flexible pipe. Recycled concrete may be utilized as trench backfill, subject to City of Tigard approval; we do not recommend using asphalt grindings as trench backfill. Subsequent lift thickness should not exceed 1 foot. If imported granular fill material is used, then the lifts for large vibrating plate-compaction equipment (e.g. hoe compactor attachments) may be up to 2 feet, provided that proper compaction is being achieved and each lift is tested. Use of large vibrating compaction equipment should be carefully monitored near existing structures and improvements due to the potential for vibration-induced damage. Adequate density testing should be performed during construction to verify that the recommended relative compaction is achieved. Typically, one density test is taken for every 4 vertical feet of backfill on each 200-lineal-foot section of trench. 3175-Oak Street Estates GR 7 GEOPACIFIC ENGINEERING, INC. Oak Street Estates Project No. 13-3175 Erosion Control Considerations During our field exploration program, we did not observe soil types that would be considered highly susceptible to erosion - except in the northern portion of the site, where steeply sloping gradients are present. In our opinion, the primary concern regarding erosion potential will occur during construction, in areas that have been stripped of existing pavement or vegetation. Erosion at the site during construction can be minimized by implementing the project erosion control plan, which should include judicious use of straw bales and silt fences. If used, these erosion control devices should be in place and remain in place throughout site preparation and construction. Erosion and sedimentation of exposed soils can also be minimized by quickly re-vegetating exposed areas of soil, and by staging construction such that large areas of the project site are not denuded and exposed at the same time. Areas of exposed soil requiring immediate and/or temporary protection against exposure should be covered with either mulch or erosion control netting/blankets. Areas of exposed soil requiring permanent stabilization should be seeded with an approved grass seed mixture, or hydroseeded with an approved seed-mulch-fertilizer mixture. Wet Weather Earthwork Soils underlying the site are likely to be moisture sensitive and may be difficult to handle or traverse with construction equipment during periods of wet weather. Earthwork is typically most economical when performed under dry weather conditions. Earthwork performed during the wet-weather season will probably require expensive measures such as cement treatment or imported granular material to compact fill to the recommended engineering specifications. If earthwork is to be performed or fill is to be placed in wet weather or under wet conditions when soil moisture content is difficult to control, the following recommendations should be incorporated into the contract specifications. Earthwork should be performed in small areas to minimize exposure to wet weather. Excavation or the removal of unsuitable soils should be followed promptly by the placement and compaction of clean engineered fill. The size and type of construction equipment used may have to be limited to prevent soil disturbance. Under some circumstances, it may be necessary to excavate soils with a backhoe to minimize subgrade disturbance caused by equipment traffic; v The ground surface within the construction area should be graded to promote run-off of surface water and to prevent the ponding of water; Material used as engineered fill should consist of clean, granular soil containing less than 5 percent fines. The fines should be non-plastic. Alternatively, cement treatment of on-site soils may be performed to facilitate wet weather placement; ➢ The ground surface within the construction area should be sealed by a smooth drum vibratory roller, or equivalent, and under no circumstances should be left uncompacted and exposed to moisture. Soils which become too wet for compaction should be removed and replaced with clean granular materials; ➢ Excavation and placement of fill should be observed by the geotechnical engineer to verify that all unsuitable materials are removed and suitable compaction and site drainage is achieved; and 3175-Oak Street Estates GR 8 GEOPACIFIC ENGINEERING, INC. Oak Street Estates Project No. 13-3175 Bales of straw and/or geotextile silt fences should be strategically located to control erosion. If cement or lime treatment is used to facilitate wet weather construction, GeoPacific should be contacted to provide additional recommendations and field monitoring. Pavement Design For design purposes, we used an estimated resilient modulus of 9,000 for compacted native soil. Table 2 presents our recommended minimum pavement section for dry weather construction. Table 2 - Recommended Minimum Dry-Weather Pavement Section Material Layer Public Street Compaction Standard Asphaltic Concrete(AC) 3 in. 91%/92%of Rice Density AASHTO T-209 Crushed Aggregate Base 1/4% 2 in 95%of Modified Proctor 0(leveling course) AASHTO T-180 Crushed Aggregate Base 8 in 95%of Modified Proctor 1'/z"-0 AASHTO T-180 95%of Standard Proctor Subgrade 12 in. AASHTO T-99 or equivalent The City of Tigard may allow crushed concrete or asphalt grindings as a substitute for crushed aggregate base rock. If permitted, the concrete or asphalt should be crushed to 2"-0 or finer and placed at a ratio of 3 inches for every 2 inches of the substituted rock section. Any pockets of organic debris or loose fill encountered during ripping or tilling should be removed and replaced with engineered fill (see Site Preparation Section). In order to verify subgrade strength, we recommend proof-rolling directly on subgrade with a loaded dump truck during dry weather and on top of base course in wet weather. Soft areas that pump, rut, or weave should be stabilized prior to paving. If pavement areas are to be constructed during wet weather, the subgrade and construction plan should be reviewed by the project geotechnical engineer at the time of construction so that condition specific recommendations can be provided. The moisture sensitive subgrade soils make the site a difficult wet weather construction project. During placement of pavement section materials, density testing should be performed to verify compliance with project specifications. Generally, one subgrade, one base course, and one asphalt compaction test is performed for every 100 to 200 linear feet of paving. Anticipated Foundations The proposed residential structures may be supported on shallow foundations bearing on competent undisturbed, native soils and/or engineered fill, appropriately designed and constructed as recommended in this report. Foundation design, construction, and setback requirements should conform to the applicable building code at the time of construction. The rear footing-to-slope setback for the lots adjacent to the northwestern slope (lots 7 through 12) 3175-Oak Street Estates GR 9 GEOPACIFIC ENGINEERING,INC. Oak Street Estates Project No. 13-3175 should be at least 10 feet horizontal; therefore depth of embedment into native soils should be at least 5 feet vertical. For maximization of bearing strength and protection against frost heave, spread footings should be embedded at a minimum depth of 12 inches below exterior grade. The recommended minimum widths for continuous footings supporting wood-framed walls without masonry are 12 inches for single-story, 15 inches for two-story, and 18 inches for three- story structures. Minimum foundation reinforcement should consist of a No. 4 bar at the top of stem walls, and a No. 4 bar at the bottom of footings. Concrete slab-on-grade reinforcement should consist of No. 4 bars placed on 24-inch centers in a grid pattern. The anticipated allowable soil bearing pressure is 1,500 Ibs/ft2 for footings bearing on competent, native soil and/or engineered fill. A maximum chimney and column load of 30 kips is recommended for the site. The recommended maximum allowable bearing pressure may be increased by 1/3 for short-term transient conditions such as wind and seismic loading. For heavier loads, the geotechnical engineer should be consulted. The coefficient of friction between on-site soil and poured-in-place concrete may be taken as 0.40, which includes no factor of safety. The maximum anticipated total and differential footing movements (generally from soil expansion and/or settlement) are 1 inch and 3/ inch over a span of 20 feet, respectively. We anticipate that the majority of the estimated settlement will occur during construction, as loads are applied. Excavations near structural footings should not extend within a 1 H:IV plane projected downward from the bottom edge of footings. Footing excavations should penetrate through topsoil and any loose soil to competent subgrade that is suitable for bearing support. All footing excavations should be trimmed neat, and all loose or softened soil should be removed from the excavation bottom prior to placing reinforcing steel bars. Due to the moisture sensitivity of on-site native soils, foundations constructed during the wet weather season may require overexcavation of footings and backfill with compacted, crushed aggregate. Our recommendations are for house construction incorporating raised wood floors and conventional spread footing foundations. If living space of the structures will incorporate basements, a geotechnical engineer should be consulted to make additional recommendations for retaining walls, water-proofing, underslab drainage and wall subdrains. After site development, a Final Soil Engineer's Report should either confirm or modify the above recommendations. Drainage The outside edge of upslope perimeter footings may be provided with a drainage system consisting of 3-inch diameter, slotted, plastic pipe embedded in a minimum of 1 ft3 per lineal foot of clean, free-draining gravel or 3/4" —0 rock. Water collected from the footing drains should be directed into the local storm drain system or other suitable outlet. A minimum 0.5 percent fall should be maintained throughout the drain and non-perforated pipe outlet. Down spouts and roof drains should not be connected to the foundation drains in order to reduce the potential for clogging. The footing drains should include clean-outs to allow periodic maintenance and inspection. Grades around the proposed structure should be sloped such that surface water drains away from the building. Perimeter footing drains are recommended to prevent detrimental effects of groundwater on foundations, and should not be expected to eliminate all potential sources of water entering a crawlspace. An adequate grade to a low point outlet drain in the crawlspace is required by code. 3175-Oak Street Estates GR 10 GEOPACIFIC ENGINEERING, INC. Oak Street Estates Project No. 13-3175 Seismic Design Structures should be designed to resist earthquake loading in accordance with the methodology described in the 2006 International Residential Code (IRC)for One-and Two-Family Dwellings, with applicable Oregon Structural Specialty Code (OSSC) revisions. We recommend Site Class D be used for design per the OSSC, Table 1613.5.2. Design values determined for the site using the USGS(United States Geological Survey) Earthquake Ground Motion Parameters utility are summarized in Table 3. Table 3. Recommended Earthquake Ground Motion Parameters (2006 IRC) Parameter Value Location (Lat, Long), degrees 45.446, -122.746 Mapped Spectral Acceleration Values(MCE): Short Period, SS 0.96 1.0 Sec Period, S, 0.34 g Soil Factors for Site Class D: Fa 1.12 F„ 1.72 Residential Site Value = 2/3 x Fa x SS 0.71 g Residential Seismic Design Category Di Soil liquefaction is a phenomenon wherein saturated soil deposits temporarily lose strength and 44ow behave as a liquid in response to earthquake shaking. Soil liquefaction is generally limited to loose, granular soils located below the water table. Following development, on-site soils will consist predominantly of engineered fill or native fine-grained soils, which are not considered susceptible to liquefaction. Therefore, it is our opinion that special design or construction measures are not required to mitigate the effects of liquefaction. 3175-Oak Street Estates GR 11 GEOPACIFIc ENGINEERING,INC. Oak Street Estates Project No. 13-3175 UNCERTAINTIES AND LIMITATIONS We have prepared this report for the owner and their consultants for use in design of this project only. This report should be provided in its entirety to prospective contractors for bidding and estimating purposes; however, the conclusions and interpretations presented in this report should not be construed as a warranty of the subsurface conditions. Experience has shown that soil and groundwater conditions can vary significantly over small distances. Inconsistent conditions can occur between explorations that may not be detected by a geotechnical study. If, during future site operations, subsurface conditions are encountered which vary appreciably from those described herein, GeoPacific should be notified for review of the recommendations of this report, and revision of such if necessary. Sufficient geotechnical monitoring, testing and consultation should be provided during construction to confirm that the conditions encountered are consistent with those indicated by explorations. The checklist attached to this report outlines recommended geotechnical observations and testing for the project. Recommendations for design changes will be provided should conditions revealed during construction differ from those anticipated, and to verify that the geotechnical aspects of construction comply with the contract plans and specifications. Within the limitations of scope, schedule and budget, GeoPacific attempted to execute these services in accordance with generally accepted professional principles and practices in the fields of geotechnical engineering and engineering geology at the time the report was prepared. No warranty, expressed or implied, is made. The scope of our work did not include environmental assessments or evaluations regarding the presence or absence of wetlands or hazardous or toxic substances in the soil, surface water, or groundwater at this site. We appreciate this opportunity to be of service. Sincerely, GEOPACIFIC ENGINEERING, INC. �(}PRO�Fss� 147�.E OREGON `I'rFS D. EXPIRES:06/30/20L� Beth K. Rapp, R.G. James D. Imbrie, P.E., G.E. Senior Geologist Principal Geotechnical Engineer Attachments: References Checklist of Recommended Geotechnical Testing and Observation Figure 1 —Vicinity Map Figure 2 —Site and Exploration Plan Figure 3— Fill Slope Detail Test Pit Logs (TP-1 —TP-11) 3175-Oak Street Estates GR 12 GEOPACIFIc ENGINEERING, INC. Oak Street Estates Project No. 13-3175 REFERENCES Atwater, B.F., 1992, Geologic evidence for earthquakes during the past 2,000 years along the Copalis River, southern coastal Washington:Journal of Geophysical Research, v. 97, p. 1901-1919. Beeson, M.H.,Tolan, T.L., and Madin, I.P., 1989, Geologic map of the Lake Oswego Quadrangle, Clackamas, Multnomah, and Washington Counties, Oregon: Oregon Department of Geology and Mineral Industries Geological Map Series GMS-59, scale 1:24,000. Carver, G.A., 1992, Late Cenozoic tectonics of coastal northern California: American Association of Petroleum Geologists-SEPM Field Trip Guidebook, May, 1992. Geomatrix Consultants, 1995, Seismic Design Mapping, State of Oregon: unpublished report prepared for Oregon Department of Transportation, Personal Services Contract 11688, January 1995. Goldfinger, C., Kulm, L.D., Yeats, R.S., Appelgate, B, MacKay, M.E., and Cochrane, G.R., 1996, Active strike-slip faulting and folding of the Cascadia Subduction-Zone plate boundary and forearc in central and northern Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 223-256. Madin, I.P., 1990, Earthquake hazard geology maps of the Portland metropolitan area, Oregon: Oregon Department of Geology and Mineral Industries Open-File Report 0-90-2, scale 1:24,000, 22 p. Madin, I.P. and Mabey, M.A., 1996, Earthquake Hazard Maps for Oregon, Oregon: Oregon Department of Geology and Mineral Industries GMS-100. Peterson, C.D., Darioenzo, M.E., Burns, S.F., and Burris, W.K., 1993, Field trip guide to Cascadia paleoseismic evidence along the northern California coast: evidence of subduction zone seismicity in the central Cascadia margin: Oregon Geology, v. 55, p. 99-144. Unruh, J.R., Wong, I.G., Bott, J.D., Silva, W.J., and Lettis,W.R., 1994, Seismotectonic evaluation: Scoggins Dam,Tualatin Project, Northwest Oregon: unpublished report by William Lettis and Associates and Woodward Clyde Federal Services, Oakland, CA, for U. S. Bureau of Reclamation, Denver CO(in Geomatrix Consultants, 1995). Werner, K.S., Nabelek, J., Yeats, R.S., Malone, S., 1992, The Mount Angel fault: implications of seismic- reflection data and the Woodburn, Oregon, earthquake sequence of August, 1990: Oregon Geology, v. 54, p. 112-117. Wong, I. Silva,W., Bott, J., Wright, D., Thomas, P., Gregor, N., Li., S., Mabey, M., Sojourner, A., and Wang, Y., 2000, Earthquake Scenario and Probabilistic Ground Shaking Maps for the Portland, Oregon, Metropolitan Area; State of Oregon Department of Geology and Mineral Industries; Interpretative Map Series IMS-15. Yeats, R.S., Graven, E.P., Werner, K.S., Goldfinger, C., and Popowski, T., 1996, Tectonics of the Willamette Valley, Oregon: in Assessing earthquake hazards and reducing risk in the Pacific Northwest, v. 1: U.S. Geological Survey Professional Paper 1560, P. 183-222, 5 plates, scale 1:100,000. Yelin, T.S., 1992, An earthquake swarm in the north Portland Hills(Oregon): More speculations on the seismotectonics of the Portland Basin: Geological Society of America, Programs with Abstracts, v. 24, no. 5, p. 92. 3175-Oak Street Estates GR 13 GEOPACIFIC ENGINEERING, INC. Oak Street Estates Project No. 13-3175 CHECKLIST OF RECOMMENDED GEOTECHNICAL TESTING AND OBSERVATION tirr Item No. Procedure Timing By Whom Done Prior to beginning Contractor, Developer, 1 Preconstruction meeting site work Civil and Geotechnical Engineers 2 Fill removal from site or Prior to mass Soil Technician/ sorting and stockpiling stripping Geotechnical Engineer 3 Stripping, aeration, and During stripping Soil Technician root-picking operations Compaction testing of During filling, tested 4 engineered fill (90% of every 2 vertical feet Soil Technician Modified Proctor) Compaction testing of During backfilling, 5 trench backfill (95% of tested every 4 Soil Technician Standard Proctor) vertical feet for every 200 lineal feet Street Subgrade Prior to placing base /o 6 Compaction (95 of Soil Technician Standard Proctor) course Base course compaction Prior to paving, 7 (95% of Modified Proctor) tested every 200 Soil Technician lineal feet AC Compaction During Paving, tested 8 (92% (bottom lift)/92% Soil Technician (top lift)of Rice) every 200 lineal feet 9 Final Geotechnical Completion of project Geotechnical Engineer Engineer's Report 3175-Oak Street Estates GR 14 GEOPACIFic ENGINEERING, INC. 14835 SW 72nd Avenue lG4eoP Portland, Oregon 97224 VICINITY MAP -- � Tel: (503)598-8445 Fax: (503)941-9281 'V sth AIN 6, s , rt .n �" • fly, �' R'�. 4� �. �✓f t1t- ri* .,. } n SUBJECT SITE «« ,, N 2 gel" y x e ( ` , 4. e�. . . S � s t y 4 ` }: `r �i� i .fi_• IN ;mak e `L • ztr ' �. NORTH ' • a Date:4/3!2014 Legend Approximate Scale 1 in=2,000 ft Drawn by: EKR Base maps: U.S.Geological Survey 7.5 minute Topographic Map Series,Beaverton,Oregon Quadrange, 1961 (Photorevised 1984) and Lake Oswego,Oregon Quadrangle, 1961 (Photorevised 1985). Project: Oak Street Estates Project No. 13-3175 FIGURE 1 Tigard, Oregon -moi ' 14835 SW 72nd Avenue SITE PLAN AND sourmlinPortland,Oregon 97224 Tel: (503)598-8445 Fax: (503)941-9281 EXPLORATION LOCATIONS !- SW VENTURA-- to DRIVE ' < -TP-11 TP-5, >10 Feet >10 Feet � 9 5 Feet y i� < TP-11 --' _ 'h 0005 107 XVI 5 Feet TP4. INV OM 101 XV1 0060 10l XV1 TP-9 2.5 Feet s TPS s liinni t : 2 Feet 0U9 ;01 xv, it tN ,-. 000C to XV1 x,, h TP-8 — '""� 3W of XV1 fi � f1101 sM SI mn ril 0095{10l XV1 TP-3" xv1 -=� • - � 1.5 Feet 0085 101 XV1 N TP-2 acs _ 7/`'M I*fit TP-1 t r m North 0AK STREET 1 r� r 7 '`'`� �/L4 , Legend Date:4/3/2014 0 150' Drawn by: EKR TP-1 Test Pit Designation and Depth of Fill I Approximate Location 5 Feet Encountered APPROXIMATE SCALE 1"=150' Project: Oak Street Estates Project No. 13-3175 FIGURE 2 Tigard, Oregon 14835 SW 72nd Avenue dvv Portland,Oregon 97224 FILL SLOPE DETAIL Tel:(503)598-8445 Fax: (503)941-9281 TYPICAL KEYWAY, BENCHING & FILL SLOPE DETAIL 3-Foot Horizontal Overbuild Final Fill Slope Face (2HAV max.) Engineered Fill Original Ground Native Native Keyway O Benching H (10 ft min.) Subdrain (may be eliminated at discretion of geotechnical engineer) H/10 (2 ft min.) Recommended subdrain is minimum 3-inch-diameter ADS Heavy Duty grade (or equivalent), perforated plastic pipe enveloped in a minimum of 3 cubic feet per lineal foot of 2" to 1/2" open-graded gravel drain rock wrapped with geotextile filter fabric (Mirafi 140N or equivalent). Project: Oak Street Estates Project No. 13-3175 FIGURE 3 Tigard, Oregon ey 14835 SW 72nd Avenue Gepp Portland,Oregon 97224 TEST PIT LOG imElM@M� Tel: (503)598-8445 Fax: (503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP- 1 Tigard, Oregon CL C YNom^ T N.. �o O E c V YN .= U t/1 N O1 o a o Material Description o a =° E cs � o � � p Q. N V m 4"AC over 4" Crushed Rock(Existing Pavement) 1 4.5 Very stiff, clayey SILT (ML), light brown, micaceous, trace black staining, strong 2— 4.5 orange and gray mottling, moist(Loess) 3-- 4.5 4-- 4.5 5-- 6-- --------------------------------------- Stiff to very stiff, clayey SILT(ML)to silty CLAY(CL), trace basalt fragments, 7 light reddish brown, subtle orange and gray mottling, moist(Residual Soil) 8— Test Pit Terminated at 8 Feet. 9— 10-- Note: No seepage or groundwater encountered. 11 12 LEGEND Date Excavated: 10/1/2013 Logged By: B. Rapp oa to ucket � ��,, 000 Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 14835 SW 72nd Avenue Ge©p Ule Portland,Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax:(503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP-2 Tigard, Oregon CL x^ o G L V 2 N Q) 07 N C N 0 v o a o .o Material Description a to U m 4"AC over 8" Crushed Rock(Existing Pavement) --_ _----------------------------------- 1 4.5 Very stiff, clayey SILT (ML), light brown, micaceous, trace black staining, strong 2 2.5 orange and gray mottling, moist(Loess) 3— 3.0 -------------------------------------__ Stiff to very stiff, clayey SILT (ML)to silty CLAY(CL), trace basalt fragments, 4 4.5 light reddish brown, subtle orange and gray mottling, moist(Residual Soil) 5 --------------------------------------- Very soft to soft(R1-R2), highly weathered BASALT, trace reddish-brown silty clay to clayey silt matrix, light gray, black staining, moist(Boring Lava 6 Formation) 7-- Practical Refusal on Basalt Boulder at 6.5 Feet, 8 Note: No seepage or groundwater encountered. 9 10 - 11 12 LEGEND Date Excavated: 10/1/2013 tooto 7 Logged By: B. Rapp Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 114835 SW 72nd Avenue GOP" Portland,Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP-3 Tigard, Oregon d) a) a o Y E F c� �N L) 2 m N fn N N Q7 m Cf a -- = a o Material Description 0 c$ E co a. U In 4"AC over 4" Crushed Rock (Existing Pavement) Stiff, clayey SILT(ML)to silty CLAY(CL), with crushed rock, brown to gray, 1 - 2.5 strong orange and gray mottling, moist(Fill) ----------------------------------------- 2- ----------------------- - -------------- 2- 3.0 Very stiff, clayey SILT(ML), light brown, micaceous, trace black staining, strong 3- 3.5 orange and gray mottling, moist (Loess) 4 3.5 5- 6- 7 --------------------------------------- Stiff to very stiff, clayey SILT(ML)to silty CLAY(CL), light reddish brown, subtle orange and gray mottling, trace black staining, moist(Residual Soil) 8- 9 Test Pit Terminated at 8.5 Feet. 10- Note: No seepage or groundwater encountered. 11 12 LEGEND Date Excavated: 10/1/2013 5 Gal ® d11111=1110 '—s ,00to met '�� Logged By: B. Rapp 000 7 Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 14835 SW 72nd Avenue Portland,Oregon 97224 TEST PIT LOG M t Tel: (503)598-8445 Fax: (503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP-4 Tigard, Oregon CL = Y Nry ?+ •fir No O E H c �v a`fN 0- _ `�v " 2 Material Description °' a � o E � z� 2a 0 a U) U m 4"AC over 4" Crushed Rock(Existing Pavement) Stiff, clayey SILT(ML)to silty CLAY(CL), gray, trace organics, strong orange and 1 - 3.5 gray mottling, moist(Fill) 2.0 --------------------------------------- 3- 4.0 Very stiff, clayey SILT (ML), gray to light brown, micaceous, trace black staining, strong orange and gray mottling, moist(Loess) 4- 4.5 5--- 6- 7- Test --- 6- 7Test Pit Terminated at 8 Feet. 9- Note: No seepage or groundwater encountered. 10- 11 - 12 LEGEND yy.. Date Excavated: 10!112013 7 Logged By: B. Rapp Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 14835 SW 72nd Avenue Geop ifie Portland,Oregon 97224 TEST PIT LOG r Tel: (503)598-8445 Fax: (503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP-5 Tigard, Oregon :? w NN T _N^ �� 0E� I- � cM �iZ N o � c �Oa N amm o a o , �� �o � Material Description 5"AC over 5`Crushed Rock(Existing Pavement) Dense,GRAVEL (GM), with clayey SILT(ML)to silty CLAY(CL), brown, strong 1 orange and gray mottling, moist(Fill) 3.5 --------------------------------------- 2- 2.0 3- 1.5 Soft to medium stiff, clayey SILT(ML), gray, trace organics(woody debris, straw zones), strong orange and gray mottling, moist(Fill) 4 1.0 5- 6- 7- 8- 9- 10- Test Pit Terminated at 10 Feet, 12- 11- Note: No seepage or groundwater encountered. LEGEND Ml Date Excavated: 10/1/2013 Oto S et VA 7 Logged By: B. Rapp Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level al Abandonment 14835 SW 72nd Avenue 6�P Portland,Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP-6 Tigard, Oregon �N� �`✓ O d E - C > y N n o = a N = Material Description a c O ?j - p Q N o m — 'L'" o N a v m 5"AC over 6"Crushed Rock(Existing Pavement) 1 2.0 Stiff, clayey SILT(ML), with gravel, gray, strong orange and gray mottling, moist (Fill) 2-- 1.5 3- 4.5 --------------------------------------- Medium stiff to stiff, clayey SILT(ML)to silty CLAY(CL), trace gravel, light 4-- 3.5 reddish brown to gray, subtle orange and gray mottling, moist(Fill) 5- --------------------------------------- 6 Stiff to very stiff, clayey SILT (ML)to silty CLAY(CL), light reddish brown, subtle orange and gray mottling, trace black staining, moist(Residual Soil) 7 8 Test Pit Terminated at 8 Feet. 9 10- Note: No seepage or groundwater encountered. 11 12- LEGEND Date Excavated: 10/1/2013 ''000 95`""{ / ® Logged By: B. Rapp 7 Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 14835 SW 72nd Avenue �gpp Portland,Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP-7 Tigard, Oregon v — CL 21 C N,^ T N W o O O r V y 05 y� C 4 01 o a c o E �� o Material Description 2 cn V m 5" AC over 6" Crushed Rock(Existing Pavement) Dense, GRAVEL (GM), with clayey SILT (ML)to silty CLAY(CL), brown, strong 1 — orange and gray mottling, moist(Fill) --------------------------------------- 2— 1.0 3— 1.0 Soft to medium stiff, clayey SILT(ML), gray, with organics (woody debris, roots, straw zones), strong orange and gray mottling, moist(Fill) 4— 1.5 5 -- 6 --6 7-- 8- 9- 10— Test Pit Terminated at 10 Feet. 11— 12— Note: No seepage or groundwater encountered. LEGEND Date Excavated: 10/1/2013 nl000ct- ® Logged By: B_ Rapp 7 Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 14835 SW 72nd Avenue GeoP �e Portland,Oregon 97224 TEST PIT LOG li Tel: (503)598-8445 Fax: (503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP-8 Tigard, Oregon CL E N T N o a 01 o: c a �Oa oma? f° n a (D o �v o Material Description CL Co v m Moderately organic SILT (OL-ML), trace subrounded gravel fill, brown, fine roots throughout, moist(Topsoil) 1 — 1.5 --------------------------------------- 2 .- 1.5 3- 2.5 Stiff to very stiff, clayey SILT (ML), light brown, micaceous, trace black staining, strong orange and gray mottling, moist(Loess) 4— 3.5 5-- 6- 7- 8- 9- 10- - Test --6- 7-89- 10— Test Pit Terminated at 10 Feet. 11 12- Note: No seepage or groundwater encountered. LEGEND j�. Date Excavated: 1/8/2014 ',000 s`"�` ��7 V'11 7 Logged By: B. Rapp Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 14835 SW 72nd Avenue Gepp ON Portland,Oregon 97224 TEST PIT LOG Tel: (503)598-8445 Fax: (503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP-9 Tigard, Oregon a tK �" T y 5 0 "' °' " 16 a Material Description o .- c a) (U V Oo aC rEa cr� � O � d tl U m Medium stiff to stiff, clayey SILT(ML), trace subrounded gravel, light brown, 1 -- 1.0 thin topsoil developed at surface, micaceous, trace black staining, strong orange and gray mottling, moist(Fill) 2— 1.5 --------------------------------------- 3— 3.5 Stiff to very stiff, clayey SILT(ML), light brown, micaceous, trace black staining, 4-- 4.0 strong orange and gray mottling, moist(Loess) 5- 6- 7- 8-, 9-- Test 678- 9— Test Pit Terminated at 9 Feet. 10 Note: No seepage or groundwater encountered. 11 12 LEGEND �yj.� Date Excavated: 1/8/2014 1000 5"G`'a`et �/7 ® 7 Logged By: B. Rapp Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment 14835 SW 72nd Avenue g pPortland,Oregon 97224 TEST PIT LOG � a Tel: (503)598-8445 Fax: (503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP-10 Tigard, Oregon 0 CL Z-1 p C N a^ N- O W ~ ~ C = C Ile w = a "'o Material Description o- o a � o E o CL cn U to 1 — 0.5 Medium stiff to stiff, clayey SILT(ML), with gravel, brown, with inorganic debris (asphalt, concrete, metal), strong orange and gray mottling, trace fine roots, moist(Fill) 2— 1.0 3— 1.5 ----------------------_---------------_ Stiff to very stiff, clayey SILT (ML), with subrounded to subangular vesicular 4— basalt, light brown, micaceous, strong orange and gray mottling, moist(Fill) 5 --------------------------------------- Low to moderately organic SILT (OL-ML), gray, trace fine roots throughout, g moist(Buried Topsoil) 7- --------------------------------------- Stiff to very stiff, clayey SILT(ML), light brown, micaceous, trace black staining, $_ strong orange and gray mottling, moist(Loess) 9— Test Pit Terminated at 9 Feet. 10- 11— Note: No seepage or groundwater encountered. 12— LEGEND Date Excavated: 1/8/2014 '�"'rl' Logged By: B. Rapp ,7 r,� Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment ly 14835 SW 72nd Avenue Gepp Portland,Oregon 97224 TEST PIT LOG 11 U I Tel:(503)598-8445 Fax:(503)941-9281 Project: Oak Street Estates Project No. 13-3175 Test Pit No. TP-11 Tigard, Oregon s a Ex r c 5v a`rN n oo0) �a ��a 175 f° 01 o a o C_ Ezv o Material Description 0 to n U m Moderately organic SILT(OL-ML), brown, fine roots throughout, loose, moist (Topsoil) 1 — 1.5 --------------------------------------- 2— 1.0 3— 3.0 Medium stiff to very stiff, clayey SILT(ML), light brown, micaceous, trace black staining, roots throughout upper 4 feet, strong orange and gray mottling, moist 4— 4.0 (Loess) 5— till 6-- 7- 8-- Test -- 78Test Pit Terminated at 8 Feet. 10— 9— Note: No seepage or groundwater encountered. 11— 12- LEGEND Date Excavated: 1!8/2014 loo to 5 �: Logged By: B. Rapp 000 9 0 7 Surface Elevation: Bag Sample Bucket Sample Shelby Tube Sample Seepage Water Bearing Zone Water Level at Abandonment KIK CLEAN WATER SERVICES PROVIDER LETTER LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD U I i �� Clea Water Services File Number r: ! i CleanWatei rvices 2013 � j� '!' ensitive Area Pre-Screening Site Assessment �9Y ;,urisdiction,-Tlgar T 2. Property Information (example 1S234A801400) 3. Owner Information Tax lot ID(s): Name: 1S136AA00201 Company: Oak Street Development,LLC Address: 3825 SW Hall Boulevard Site Address: 6700 SW Oak Street City, State,Zip: Beaverton,OR 97005 i City, State,Zip: Tigard,OR 97223 Phone/Fax: }} Nearest Cross Street: SW 67th Avenue E-Mail: 4. Development Activity(check all that apply) 5. Applicant Information ❑ Addition to Single Family Residence(rooms,deck,garage) Name: Chris Goodell ❑ Lot Line Adjustment ❑ Minor Land Partition Company: AKS Engineering&Forestry,LLC ❑ Residential Condominium ❑ Commercial Condominium Address: 13910 SW Galbreath Drive,Suite 100 Residential Subdivision ❑ Commercial Subdivision ❑ Single Lot Commercial ❑ Multi Lot Commercial City, State,Zip: Sherwood,OR 97140 Other Phone/Fax: (503)925-8799/(503)925-8969 E-Mail: chrisg@aks-eng.com 6. Will the project involve any off-site work? ❑Yes W No ❑Unknown Location and description of off-site work 7. Additional comments or information that may be needed to understand your project w. S This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate. Print/Type Name Chris Goodell Print/Type Title ONLINE SUBMITTAL Date 9/23/2013 - FOR 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 on 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 site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and pprovals must be obtained and completed under applicable local,State,and federal law, eased on review of thesubmitted materials and best available information the above referenced project will not significantly impact the existing or potentially nsitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. ❑ 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 9/9195 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIR D. Reviewed byDate aC` 2550 SW HillsboroHillsboro,Oregon 97123 - Phone:(503)681-5100 / - og C1eanWater� Services Our commitrnent is clear, CWS File Number 13-002949 Service Provider Letter 13-002949 This form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 07-20). Jurisdiction: Washington County Review Type: No Impact Site Address 10240 SW 69th AVE SPL Issue Date: March 05, 2014 /Location: Tigard, OR 97223 SPL Expiration Date: March 04, 2016 Applicant Information: Owner Information: Name Name Company AKS Engineering and Forestry Company Oak Street Development, LLC 3825 SW Hall Blvd. Address 13910 SW Galbreath Dr., Suite 100 Address Beaverton, OR 97005 Sherwood, OR 97140 Phone/Fax Phone/Fax E-mail: E-mail: Tax lot ID Development Activity 1S136AA00301 Residential Development; Oak Street Estates Pre-Development Site Conditions: Post Development Site Conditions: Sensitive Area Present: ❑ On-Site I—XI Off-Site Sensitive Area Present: ❑ On-Site ❑X Off-Site Vegetated Corridor Width: Variable Vegetated Corridor Width: Variable Vegetated Corridor Condition: Good Enhancement of Remaining Vegetated Corridor Required: ❑ Square Footage to be enhanced: Encroachments into Pre-Development Vegetated Corridor: Type and location of Encroachment: Square Footage: None 0 Mitigation Requirements: Type/Location Sq. Ft./Ratio/Cost No Mitigation Required 0 1*1 Conditions Attached 1*1 Development Figures Attached (4) ❑Planting Plan Attached ❑Geotech Report Required This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. Page 1 of 6 CWS File Number 13.002949 In order to comply with Clean Water Services water quality protection requirements the project must comply with the following conditions: 1. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the off-site sensitive area or Vegetated Corridor which may negatively impact water quality, except those allowed in R&O 07-20, Chapter 3. 2. If applicable, prior to any site clearing, grading or construction the off-site Vegetated Corridor and water quality sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the Vegetated Corridor shall remain fenced and undisturbed except as allowed by R&O 07-20, Section 3.06.1 and per approved plans. 3. If there is any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Department of State Lands (DSL)and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city) with copies of all DSL and USACE project authorization permits. 4. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade, or barter, on any non-federal lands within the State of Oregon. 5. Prior to ground disturbance, appropriate Best Management Practices (BMP's) for Erosion Control, in accordance with Clean Water Services' Erosion Prevention and Sediment Control Planning and Design Manual, shall be used prior to, during, and following earth disturbing activities. 6. Prior to construction, a Stormwater Connection Permit from Clean Water Services or its designee is required pursuant to Ordinance 27, Section 4.13. 7. Activities located within the 100-year floodplain shall comply with R&O 07-20, Section 5.10. 8. Removal of native, woody vegetation shall be limited to the greatest extent practicable. 9. The water quality facility shall be planted with Clean Water Services approved native species, and designed to blend into the natural surroundings. 10. Should final development plans differ significantly from those submitted for review by Clean Water Services, the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. This Service Provider Letter is not valid unless CWS-approved site plan is attached. Please call (503) 681-3653 with any questions. Amber Wierck Environmental Plan Review Attachments (4) Page 2 of 6 13-002949 CWS File Number 1 I 1 t } z SLI R �a � j1 i rh LN E1;1 { cp uj z v9 X 9 tdR k 0 VENIORA� r ISITZ L acro = - _ a r +� 1aJR j r ii PL I7 L I's c,4 y t Lu UA > > A TAX LOT 1 S 1 36AA00301 M SW POMONA FrLf_r {�z iZ..,cpr 1TAXL0T1S136AA00201 € Approved " ' Y�terSo sft 'dill.= N � — — 1s- N.T.S. MJJME4�S FIGURE: DRAW TAM LOCATION MAP Saw", ,�„,,.�,�„ SIMPLIFIED SITEASSESSMENT mow--.Bpaa«� CHECNEO: TAM _.................._...-- -- ------- •Q R O U Pt . TIGARD ARMORY SITE DESIGN '**AW DATE: 1112014 10240 SW 69TH AVENUE Lnwosr..ma ARCM E-RF S PIRNNiN4 JOB NO: 1301 77GARO,OREGON PO 09a 2333 1 Poe,,.µ..O..00, 1 97281 ! 50il.Bpi.49145 I Fwx_5Q3_924,4888 ' Page 3 of 6 0 m o_ Wcli NAL.5" VENTURA DR 0 U. Pil .. r r'• • � __ ..50.00. _ - BUFFS �J '-_ -_ fr _• - ';, _ • ? C �1004 " _ r �y AREA 236A079 • AREA 1 ,�r ccel 78 SS36AD95 � "'; ' _! ..• r. r rr '• •_ ��..• �r ,53�A�d1�fJ Js •1f10�304�zg2.•; BREAK IN.. r— - >` ✓` i f_• J�J�'' _ _ _ � •� �s•"SLOPE � *�-- .•'� j J � � S@ rvIcw /•�•••,✓: ,.-_ __�..,. ..• -..+ � .t _ - _` ,Jr'' �._ - — - ' �' >.+' /qtr '`, --.� � .:� �: r �✓ G�� �- 6909 !91rft'L1,-% , 4- 0036 c�t. X s f _ DIA]-8 SS35 SS36 _ r� r _ X693 GIS UTILITY/TOPO MAP FIGURE: onawN: TAM — OM1'of T7pe.e•GIS Men 3 cMeacw: TaM STANDARD SITE ASSESSMENT ^'�'"""""�°rd'°`•s0"""°n'°°"�""� 1111MEARS TIGARD ARMORY SITE SCALE. 1" 60'-0" DESIGN+GROUPt LwHO9CARE ARCH—CT RC S P-.—G 102A0 SW 69TH AVENUE JO!NO.: 1x101 TIGARD.OREGON ( PO Boa 03.69 p Im6 1.'0 ,Oncoou I 97091 37 15 0• 70' 6C ggRb 90.'l901.a3Fw[:503.924,0090 m a YYMR4R7- y 'www4 NOMW V. savisa.pais Ivo ];EEO r �-s:� �/I,{ z psi-� _� �y�J rr• .��-11•�`�ff� „/ � ��l(�(� 1 � a amnsae+lwrowwe»r a? s *� Abimo WE A: d Cum IMrAMWIFAV •. fL -'i i cool =.-+►� MW N ut1 ' coMO17 p t t d et u twL ••-''_� -rle ' r Q -"� ri•-- _ � J Aq— AK NEIGHBORHOOD MEETING DOCUMENTS LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD SHERWOOD . VANCOUVER . SALEM A � 13910 SW GALBREATH OR..SUITE 100 ' SHERWOOD.OR 97140 M P:(503)9258799 F:(503)9255969 ENGINEERING&FORESTRY October 29, 2013 NEIGHBORHOOD MEETING NOTICE Ref: 6700 SW Oak Street and 10240 SW 69th Ave Tax Lot: 1S136AA Tax Lot 201 and 301 Tigard, Oregon 97223 Dear Interested Party: AKS Engineering and Forestry, LLC is representing the applicant regarding the property located at 6700 SW Oak Street. The applicant is proposing a land use permit application for a proposed +/-37 lot subdivision. 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 a meeting on: Tuesday, November 12, 2013 at 6:30 PM Metzger Elementary 10350 SW Lincoln Street Tigard, OR 97223 The meeting is being held in the school cafeteria, located at the left end of the building under the domed roof. There will also be a meeting sign near the cafeteria entrance. Please note that this will be an informational meeting on preliminary plans. These plans may be modified before the application is submitted to the City. You may also receive an official notice from the City of Tigard after the application is accepted, advising you of your opportunity to participate by submitting written comments. I look forward to discussing this proposal with you. If you have questions, but will be unable to attend, please feel free to call me at 503-925-8799. Sincerely, AKS Engineering and Forestry, LLC. Chris Goodell, AICP, LEEDAP, Planner 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. LING: I, being duly sworn,depose and say that on the–21�7—day of Ale-- 20 _ 20 I caused to have mailed to each o the persons on the attached list,a nonce of a meeting to discuss a proposed development at (or near). j lD & .2P 1� a 1 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 addressad to said persons, d were depo on the date indicated above in the United States Post Office located atj� �da , with postage prepaid thereon. Signature (In the presatce of a Notary Public) PO TING• —do affirm that I am(represent) the party initiating interest in a proposed land use application for t 7 Iffecthe land located at (state the approximate locations)IF no address(s)and all tax lot(s)currently registered) 310 / 'and did on the -`j' day of 20 personallp post, notice indicating that the site may be proposed for a LSI land use application,and the time,date and place of a neighborhood meeting to discuss the proposal. The sign was mted at =Pin "tol'lv 421 6T (State the location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF O 2� 0A W ) County of OLZ .-a tJ )ss. Ak Subscribed and swom/aflinned before me on the, _day of 1 q 77 OFFICIAL SEAL ;'�–Y"'&fb RENEE HILLE NOTARY PUSUC-OREGON NOrm�m� PUBLIC OF OREGON COMMISSION NO.475610Myission Expires: MYCOMAIISSION EXPIRES FEBRUARY 11,2017 L•<,C.RPI N %(asters Pre Application Conference Packet'iAffid2v7t of tilailing-Posting Neighborhood hleeung.dtrex Updated 3/25/"2013 SHERWOOD • VANCOUVER • SALEM A � I391 6 SW GAl.BREATH Do,Sum100•SNERWOOD,OR 97140 P:(503)9256709 F:(SOM 92548968 ENGINEERING$FORESTRY Proposed Subdivision Metzger Elementary Cafeteria 67W SW Oak Street and 10240 SW 69�h Ave 10350 SW Lincoln Street November 12,2013 at 6:30 PM Tigard, OR 97223 NAME PLEASE PRINT CLEARLY STREET ADDRESS PHONE/EMAIL 8. willgam and Klr ba v Ah fto5 t(o uenfi)fr- C- V- 109y© 5w �b5-4 Rve, f 60 a-pL,CcM b�11f C�gvna�l.cnm Al-i (JIA,--r—1— 9. --n &A,,,O dif— cf-7 z,?--z, ,:�o q 0,1 Ir, jkboo- Go` m D ri-i e- j 0 7-3 S Ccs I,� w r� Q�1��DY"1'-G' Gt hDt4-riA.f .cwet,, 4. D 5. � � � u l I G 12. v til, Jg4:1' UA avll6 //Y r0412p , & � 6. - AAtz- rm� j3. �t7 Oa- �f.7. � �yL�ccrsf d 14. tLS►�,mtx�S SLJ AU +-t _ LLI�.e G�CC� rA'� ,U�hoo.Cp�M s. 615�SSr Page 1 SHERWOC3D VANCOUVERSALEM:::�K 13910 SW GwtsREATN DR.,SuITe 100 • SHERWOOD.OR 97140 P.(S039258799 F:(5031925+9969 ENGINEERING&FQRCY7la r Proposed Subdivision Metzger Elementary Cafeteria 6700 SW Oak Street and 10240 SW 690 Ave 10350 SW Lincoln Street November 12,20x3 at 6:30 PM Tigard, OR 97223 NAME PLEASE PRINT CLEARLY STREET ADDRESS PHONEIEMA1L 15. Iea( d David Nod" 21 � ��. �� ��/1 YI 16. � -�q 1 e tv 23. ,a -:rip1 1 .�� 17V t GM 17. _10C �"1 1 Nc� �/�S 24. 1 Styes ?- P�'r7,-, 18. 25. (PS Zit Sw Z-Gev A- S . 10� o 9A —7241 k�-e- awn^. ()f1 19. t -s �Uir,)toe, 26. 7-on 450z }- IWD -t)Ul 64f"' Ave---, ? ,�.4 20. 27. I1'� A 7S lint S".; (p(, f`^ AVE C? —o2 epa Litvi U O+Z 4 1 2 Z 3 21. C�V C' T��- �J ' � 28. t ()750 Ave (oma o��tCk (Tj�A) O(Z 979,;3 Page 2 , N Brant & Karen Blodgett 10555 SW 691h Avenue Tigard, Oregon 97223 RE: HOUSING DEVELOPMENT ON OAK STREET OUR CONCERNS: 1. Plans for improvements for additional traffic • Traffic light Left Turn at 69`h Ave&Hwy 99W? • Slowing speed bumps on 691h Ave between Oak St&Pine St--like on Pine St? • Street improvement paving on Pomona between 63 & 64 Ave? • Very concerned about additional traffic volume on 69`h Ave • What else can be done to mitigate the impact? 2. Will there be neighborhood improvement to include a Park or Greenspace within the Development? 3. What are the landscaping plans? Sincerely, Brant&Karen Blodgett •2 log CPQ 3 CPO 4eM Garden Home, Raleigh Hilts, Durham, East Tigard, Metzger West Slope CPO 4M STEERING COMMITTEE CPO 3 OFFICERS Chair,Jim Long Chair,CCI Rep:Jason Yurgel Vice fir: Vice Chair. Ken Cone Secretary:Bob Hopewell Secretary:BJ Cone Members at large:Jerry Hofmann and Nancy Tracy CCI Rep:Stan Houseman ON THE WEB CCI Ah:Ben Marcotte Past Chair. Ken Cone Newsletters,Meeting Agendas and Other Info: Member at targe-Ruth Robinson bitAy/10Yj7aj ON THE WEB CPO 4M Boundary Map: bit.E Newsletters,Meeting Agendas and Other Info .: http://bit.ty/I lv3tbJ CPO 4=OHT�ACT CPO 3 Boundary Map: Jim long,CPO 4M Chair/bluepgs@yahoo.co http://bit-ty/187jjxP 503-647-0021 CFO 3 CONTACT '` - "`'' I E CONTACT Jason Yurgel,CPO 3 Chair/cpo3chair@comcast.net tee Btevms,Crime Prevention Specialist , Garden Home Recreation Center3 tee btevins®co_washington.or,us 503-846-2781 7475 SW Oleson Rd., Portland,OR 97223 b SHERIFF'S OFFICE CONTACT " CPO 4Mam Coordinator:Margot Barnett Doreen Rivera,Crime Prevention Specialist : 503-821-111441 margot.barnett@oregonstate.edu doreen_riveraeco.washington.or.us/ 503-846-5930 F Ed OSU Extension Washington County ' 155 N First Ave,Ste.200,MS 48,Hillsboro,OR 97124.3072 Fax:503-648-9931 CPO 3 Program Coordinator:Margot Barnett 503-821-1114/margotbamett@megonstate.edu OSU Extension Washington County 155 N First Ave.,Ste.200,MS 48,Mttsboro,OR 97124.3072 75 , Fax:503-648-9931 Each active CPO is represented on Washington County's Committee for Citizen Involvement(CCI), which has a focus including, but not limited to, citizen involvement policy issues. The next CCI meeting will be on November 19, 7 pm, at the TVF&R Community Room, 20665 SW Blanton St.,Aloha. -r More info at http://bit.ty/l1J3Pu5 Meetings are open to the public ElectronicallyReceive This Newsletter !f Wash.co,Tore3onstat Countyi 1 Sion tip http://bit.lyll 167SN. Oregon State university Extension Service supports CPOs through an Intergovernmental agreement with Washington County,the sole funder of the CPO Program.Extension CPO faculty provide wlfomatksn on land use&W l/vability issues,resource referrals,and wont with CPO members to Maewe understanding of public polity and deddon-making processes.Some of this newsletter's content was developed by representatives of your CPO.Washington County administration,departments,and/or officials cWm no responsibility,expressed or implied,for the content of this document.The information given herein is supplied with the understanding that no discrimination is intended and no endorsement by OSU Extension Servke is implied.Oregon State linfversity Extension Service offers educational programs,activities,and materials without discrimination based on age,color,disability,gender Identity or expression,marital status,national origin,race, religion,sex,sexual orientation,a veteran's status—as required by Title VI of the Civil Rights Act of 1961,and TYtie 1y,of the Education Amendments of 1972 and Section 504 of the Rehabilitation Act of 1973.Oregon State Wversity Extension Service is an Equal Opportunity Employer.This publication will be made available in accessible formats upon request.Neese call 503-821-i 128. Ais newsletter is printed on 30',,recycled paper with say ink. Af" Trn AKS Engineering & Forestry 13910 SW Galbreath Drive, Suite 100 Sherwood, OR 97140 I Nancy Tracy 7310 SW Pine Street Portland OR 97223 Rochelle Wasula From: Rochelle Wasula Sent: Wednesday, November 13,2013 9:35 AM To: 'bluepgs@yahoo.com' Cc: Chris Goodell Subject: Site Plan Handout Attachments: 3487 111313 Site Pian emailed to Jim Long.pdf Categories: Filed by Newforma Dear Mr. Long, Thank you for attending the neighborhood meeting last night. I am sending you a copy of the site plan,as you requested. Rochelle Wasula oc Ar.Eba AKS ENGINEERING&FORESTRY 13910 SW Galbreath Drive,Suite 100 Sherwood,OR 97140 503.925.8799,Ext. 250 www.aks-eng.com Lwasula@aks-eng.com Offices in: Sherwood,OR I Salem,OR I Vancouver,WA NOTICE: This communication may contain privileged or other confidential information.If you have received it in error, please advise the sender by reply e-mail and immediately delete the message and any attachments without copying or disclosing the contents. AKS Engineering and Forestry shall not be liable for any changes made to the electronic data transferred. Distribution of electronic data to others is prohibited without the express written consent of AKS Engineering and Forestry. 1 Rochelle Wasula From: Rochelle Wasula Sent: Wednesday, November 13,2013 9.49 AM To: 'bluepgs@yahoo.com' Cc: Chris Goodell Subject: Attendance Sheet Attachments: 3487 111313 Attendance Sheet emailed to Jim Long.pdf Categories: Filed by Newforma Dear Mr. Long, Here is the attendance sheet from the meeting. Rochelle Wasula AM AKS ENGINEERING&FORESTRY 13910 SW Galbreath Drive,Suite 100 Sherwood,OR 971130 503.925.8799,Ext.250 www.aks-ens.com/rwasulap-aks-enK.co+n Offices in: Sherwood,OR I Salem,OR I Vancouver,WA NOTICE: This communication may contain privileged or other confidential information.if you have received it in error, please advise the sender by reply e-mail and immediately delete the message and any attachments without copying or disclosing the contents. AKS Engineering and Forestry shall not be liable for any changes made to the electronic data transferred. Distribution of electronic data to others is prohibited without the express written consent of AKS Engineering and Forestry. I 1 Rochelle Wasula From: Rochelle Wasula Seat~ Friday, November 22,2013 2:42 PM To: 'efalken@brwncald.com' Subject- Project at 6700 SW Oak Attachments: 3487112213 meeting materails to Eric Falken.pdf Categories: Filed by Newforma Eric, Nice to make contact with you today. Here is what was handed out at the meeting on November 12`h. Have a good day. Rochelle Wasula Arm AKS ENGINEERING&FORESTRY 13910 SW Galbreath Drive,Suite 100 Sherwood,OR 97140 503.925.8799,Ext.250 www.aks-eng.com/rwasula@aks-eng.com Offices in: Sherwood,OR ( Salem,OR I Vancouver,WA NOTICE: This communication may contain privileged or other confidential information,if you have received it in error, please advise the sender by reply e-mail and immediately delete the message and any attachments without copying or disclosing the contents. AKS Engineering and Forestry shall not be liable for any changes made to the electronic data transferred. Distribution of electronic data to others is prohibited without the express written consent of AKS Engineering and Forestry. 1 Rochelle Wasula From: Rochelle Wasula Sent: Friday, November 15, 2013 11:27 AM To: jbls@comcast.net' Subject: Meeting Materials Attachments: 3487 111513 meeting materails to Joe Bennett.pdf Categories: Filed by Newforma RE: Subdivision at 6700 SW Oak Street and 10240 SW 691"Ave Mr. Bennett, Thanks for your phone call. Per our discussion, I have attached a copy of the handouts that were made available at the Neighborhood Meeting on November 12,2013.This includes a preliminary layout and City of Tigard documents. Notes from the meeting are being drafted and prepared as part of the City application submittal package. Some of the main topics that were discussed at the meeting were: Traffic on Oak Street and other surrounding roads Drainage and slopes on the north end of the property City land use review process-timeline City of Tigard Zoning requirements,densities, lot sizes If you need anything else, please let me know. Thank you. Rochelle Wasula An AKS ENGINEERING&FORESTRY 13910 SW Galbreath Drive,Suite 100 Sherwood,OR 97140 503.925.8799,Ext.250 www.aks-eng.com jrwasula Waks-end com Offices in: Sherwood,OR ( Salem,OR I Vancouver,WA NOTICE: This communication may contain privileged or other confidential Information.If you have received it in error, please advise the sender by reply e-mail and immediately delete the message and any attachments without copying or disclosing the contents. AKS Engineering and Forestry shall not be liable for any changes made to the electronic data transferred. Distribution of electronic data to others is prohibited without the express written consent of AKS Engineering and Forestry. I SHERWOOD � VANCOUVER - SALEM-AKqk--. - I -_ - I 13910 SW GALBREATH DR.,SUITE 100•SHOMOOD,OR 97140 P:(503)9258799 F.(503)928969 ENGINEERING Y1 FORE'STRY 5 Neighborhood Meeting Summary: 6700 SW Oak Street and 10240 SW 69th Avenue—Tigard,Oregon Date: November 12, 2013 Time: 6:30 PM Location: Metzger Elementary School 10350 SW Lincoln Street,OR 97223 The following serves as a summary of the primary subjects covered at the Neighborhood Meeting. Business cards with contact information and handouts were provided. Additional copies of the site plan were needed and the audience was informed they would be mailed or emailed to those attendees who requested one. In addition,an attendance sheet was also made available for attendees to sign. This documentation is included in the application materials. • General discussion of proposed project: 0 37 lot subdivision o Two properties involved(the former Armory site,and an adjacent property to the west) o City R-4.5 Zoning—7,500 square foot minimum average lot size o Complies with City Zoning requirements including density, minimum average lot size,etc. o Removal of existing Armory infrastructure(pavement,concrete,buildings,etc.) o New public infrastructure(site frontage improvements, internal public streets,sidewalks, landscape planters,cul-de-sac,connection to SW 691h Avenue,sanitary sewers,storm drainage,stormwater facility,etc.) o Potential re-use of existing infrastructure(concrete for road base,asphalt for utility trench backfill) if feasible and practicable o Subdivision for future single-family detached homes • The general project discussion was followed by a detailed question and answer session. The following topics were covered and comments provided by neighbors: o The current ownership of the two properties(Armory site and property to the west) o *Some commenters stated that they thought that the density was too high. Required minimum average lot sizes were discussed. o *Future home sizes are unknown at this time and are subject to City required setbacks o *Cost of future homes o *The number of stories(height)of future homes is unknown at this time and would comply with City requirements for the R-4.5 zone o *The Number of garage vehicle spaces per home is unknown at this time but that City minimum parking requirements would be satisfied o *Value of lots o *Developer's profit o *If future homes will be for low income housing o *Effect on neighboring property values *It was discussed that future homes were subject to zoning requirements such as setbacks, minimum parking standards,and height limitations, but these other issues were not relevant to the subdivision. o That an additional meeting or hearing would be held if the project was substantially changed,for example a different land use was proposed or additional land was added to the project, but that otherwise another meeting was not anticipated o If the applicant was attending the upcoming Washington County CPO 4M meeting o The City Type II process(administrative review with public notice)and general timeline was discussed. The preliminary nature of the neighborhood meeting,and additional opportunities for neighbor input to the City as part of this process to the City were described. o Anticipated project timeline to include summer construction o City requirements for construction hours,noise,dust,etc. o If a park could/would be provided on-site for children to play. (The commenter stated that this was desired and the City is very low on park space.) o City Park System Development Charges(SDC'S)were discussed, how they are assessed and used by the City o Frontage improvements including sidewalks provided along the site's frontage on SW Oak Street o If additional sidewalks were proposed or required along SW Oak Street. (The commenters stated that this is desired and there are no existing pedestrian walkways for people to walk along SW Oak Street.) o Setbacks for future homes o Setbacks for future homes on Lots 1 and 2,specifically setbacks on the project site's eastern boundary o If Lots 1 and/or 2 could be reconfigured as a park/open space o If the existing structures on Tax Lot 301(included in project)would be retained or removed o Questions regarding plans for the adjacent property to the west(Tax Lot 400)that is not included in the project o Questions regarding storm water runoff including the direction of flow,the amount of existing impervious surface reduced versus the amount of impervious surface with the project,capturing runoff with new curbs,catch basins,storm mains, manholes,and a storm water facility then routed to the storm water system to the north in SW Ventura Drive. o Storm water runoff concerns regarding other existing off-site properties not included in the project site(Buster's BBQ was mentioned) o Questions regarding building homes on steeper areas on the north side of the site with respect to drainage and slope stability(The discussion included a description of deeper lots in this area providing flat areas to build on.) o Comments regarding springs and landslides in the steeper areas on the north side of the site and how the Oregon Department of Military had worked to resolve these issues over the years o If an environmental study(i.e.contaminants/pollutants)was done or is being done for the Armory site o Tree removal and planting questions including a discussion of the City's Tree Canopy requirements err Tigard Armory Site Subdivision November 12,2013 Neighborhood Meeting Notes Page 2 of 3 o Questions regarding the location of the existing property boundaries with other adjacent properties including fences,walls,and other improvements near these areas,including a general discussion of how and when these issues were resolved through the final surveying and platting process. o Extensive comments pertaining to traffic(Commenters stated that SW Oak Street has a lot of traffic.). One commenter whose property is located on SW 65th Avenue to the east(in the City of Portland)stated that she experiences difficulty in exiting her driveway due to traffic. This commenter stated that on numerous occasions other vehicular commuters swear at her as she tries to do this. This commenter stated that in the past she had contacted the City of Tigard to discuss. According to the commenter,the City of Tigard staff referred her to the City of Portland/and or Multnomah County,where she was referred back to the City of Tigard. o Whether or not traffic impacts have been evaluated. The City Transportation System Plan was discussed but it is not known if the City had done any specific studies for this property or if any street improvement projects are included for this area. The project falls below City thresholds for an individual traffic study(due to the low trip volumes for the project) but the City of Tigard will review the application for traffic impacts. (Commenters desire a traffic study.) o City Transportation System Development Charges(SDC'S)were discussed including how they off- set traffic impacts are assessed and used by the City. (Commenters desired that these funds be spent in the area.) o The audience was informed that comments provided would be reflected in the meeting notes that were included in the application that would be submitted to the City. Tigard Armory Site Subdivision November 12,2013 Neighborhood Meeting Notes Page 3 of 3 { `F T � I et rtD w x." ,`�m .t,ssfY n,,ecY r,�Y u�Y. �s Sh,1PfY �; • 1 A _ I1 `(y _.-... ,.•mss ,r.mo izm v I - +,':, • i .__ ��� ew een�vera�. r / i � � ;• �, _ . � I NOTE:THIS 1 1 1 1 c l• REQUIREMENTS, TRANSPORTATION DATA,NATURAL RESOURCES,SURVEY ANDTOPOGRAPHIC CONSTRAINTS. CONTOUR . . CIS ,. . , . ,ARE APPROXIMATE. RIGHT-OF-WAY DEDICKDON BASED SHEET *Awl SW OAK ST%Er M8753'411*260.00, 9 WX NB?*53'411#100.00' Es 19, NW0?'411*140.W 117W IR a 81 12SN' InW' 11.1y INK W�� 9Its go 2 0 Om�--- A �36 Inw, ---------- - lid z 6, Cos Z4 'MW SWIVIST 300.DW M.00, MA, S68.II'13"E 160.56" 9 PLANNM-SLFNEYM f4 LANDOCAPEARCKrECTLIFE < F0FEffrRY.AFHOFlUr 11GARD ARMORY SITE — IN Imam , M 4 LAYOUT 2 I OFEOON N WT M w m ..m IS 1w STATEMENT OF PURPOSE THE FOLLOWING NOTICE SHALL BE READ TO ATTENDEES AT THE BEGINNING OF A NEIGHBORHOOD MEETING. 6700 SW Oak Street and This meeting is regarding a subdivision located at 10240 SW 69th Avenue and is being held as required by the City of Tigard development review process. The purpose of this meeting is to inform neighbors of the project as currently planned. This meeting is not a decision forum and is not to approve or disapprove the project in whole or in part. It is to share information regarding the project and to solicit constructive input from neighbors and affected property owners. Application for the project being discussed here has not yet been submitted to the City. Therefore, the project will be at various stages of planning and some details may not be available at this time. Property owners of record within 500 feet should have received neighborhood meeting information and a list of frequently asked questions along with the notice of this meeting. This meeting is not attended by city staff in order to encourage dialogue between the developer and affected neighbors. Your comments and questions will be taken down and submitted with the application for consideration by the city planning staff. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. For questions regarding the development review process, please contact the City of Tigard Planning Department. For project details,you will need to contact the developer. I:\CURPI-N\Masters\Pre-Application Conference Packet\Neighborhood Meeting Statement of Purpose.doc Updated 3/25/2013 AAK COUNTY ASSESSOR'S MAP LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD Q 3 2; ,� N h W `` O ¢ p iOy co . _.�. . OZ. ". �, o h . N N ' M m a5 ¢ ¢ Qm o � g �2F-WSpe p d (n a ry O v V Q - i m m U U n ttg V Q�Q�"n lc F. LU U)faLLJ -CD t ^ n m = m mg / ao �E CC Lwv ^ ` � aW ^ s 3 z Q � Q x {�i r) x �� x; r) y ---o,., a to,an aun uva cq .66i 8 � 4YQ gg i I m � ms r , ° ,$� Si �''rj 8\`J7i� °(•� w ,a9 0 'C`' eot "NF. r=��a�\� g"/{� 8n�v^% $ 8Y �,� q H199 . / °M ° in MS : —8 3nN3AV H199 " s A awS 3 1.11 ,e,ti � w 8a 9� N " r ta4h� �ha.ILtrA . "oh�am - IA��dILlA. i a B 3AIHaa $3nNMVH1L9MS LU �°� — --T���k�hh�hh�,kK hhp�RpphK{a'hhh�hhlshlhh�h?F��� I 'IT LLI = I * y « r� W �� M rarwr�rrrrrnrrrrKhK-rrrarar.rhKhrin-Hda.�i 3nN3 b ¢� �•«� Rq'_ ° HA9 3nN3AV (3n -6 � � fie � U11-1 ir lie � g °<F _ e g� aw c „C $ $� �1 8r Y > -3 • m r.\ k L, ^ 3nN3AV S 8 HlOL m T '1' w CC Ree x gio fs6�_ LU �". i ai/�, E8R" f, rpV „�, F-• :1�11� �fl,YTanTnr� A W g .r.' uj ° v 33Vld Y9 yr5 y ^ #LL W 3 g. � W g v KIK DEED LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD Washington County,Oregon 2013-099688 D-OSS RECORDING COVER SHEET Stn=11 C WHITE 11120!2013 03:13:06 PM (Per ORS 205.234 or ORS 205.244) 320.00$11.00$5.00$15.00 $51.00 This cover sheet has been prepared b the arson f.Richard Hobernicht,Director of Assessment and Taxation and Ex• p p y p officio County Clerk for Washington County,Cregan,do hereby certify that the within instrument of writing was received and presenting the attached instrument for recording. recorded in the book of records of said county. Any errors in this cover sheet do not effect the Richard Hobernicht,Director of Transaction(s)contained in the instrument itself Assessment and Taxation,Ex-Officio After recording return to: Oak Street Holding Company SB,LLC PO Box 1698 .� Beaverton, OR 97008 1)Title(s) of Transaction(s)ORS 205.234(a) / r Statutory Bargain and Sale Deed l.. 2) Direct Party/Grantor(s) ORS 205.125(1)(b) and ORS 205.160 Oak Street Development,LLC ® 3)Indirect Party/Grantee(s)ORS 205.125(1)(a)and ORS 205.160 Oak Street Holding Company SB,LLC, as to an undivided 33.30/0 interest,VLB Oak Street, LLC,as (� to an undivided 33.30/a interest and Armory HOldings, LLC,as to an undivided 33.30/0 interest 4) True and Actual Consideration ORS 93.030 5) Send Tax Statements to: Same as above return to X : If this box is checked, the below applies: If this instrument is being Re-Recorded, complete the following statement, in accordance with ORS 205.244: "Rerecorded at the request of First American Title to attach the legal description previously recorded in Book and Page,or as Fee Number 2013-096460." (Legal description if corrected'is attached to included certified document of the original.) a Z" a �to t � c m E Title Data, Inc. FA POR10452 WN 2013099688.001 ti fd Wathington County,oregon 2013.096460 11/07/2013 10:06;50 AM D-OSS Cnt-1 Stn-12 5 PFEIFER $10.00$5.00$11.00$15.00•rotas-$41.00 THISSPACl 111111111111IIN11111111111111 0189364s201300964600a2oozl 1,Iticherd Habrnlehl,Dinetnr o}AssnemeeH and Isnuon and FIx-0fnCla County Werk for yYeeRlnpten Courtly.Oregon,do hent 0 IvN thetthe wtdrin , InetNmeM W wrMnp was need n erderd Ian. .it ODati aT nearde Of geld COU After recording retum to: Rlcha+d Hobernlen DlnotorolAssesementend Oak Street Holding Company SB LLC TMIRIOM,ex-OMela C"V Clerk Post Office Box 1698 t Beaverton Oregon97008 Until a change is requested all tax statements shall be sent to the following address: Same as above File No.: Q Date: November 44, 2013 STATUTORY BARGAIN AND SALE DEED Oak Street Development LLC,Grantor,Conveys to Oak Street Holdings Company SS LLC.,as to i an undivided 33.3%intertest;VLB Oak Street LLC.,as to an undivided 33.3%interest and Armory Holdings LLC as to an undivided 33.30/a Intertest,Grantee,the following described real t property: , LEGAL DESCRIPTION:Real property in the County of Washington,State of Oregon,described as follows: See attached Exhibit a ' The true Consideration for this conveyance Is$To place the property In the name of the Individual LLC's. ("ere wm*wtth requirements of orfs 93.030) i Page 1 of 2 Title Data, Inc. FA POR10452 WN 2013099688.002 APN: Bargain and Sale Deed Fie No.:7000-0wrrimera(um) •oDnbnued Date:11/04/2013 BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TIRE 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 UNTT 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 NEIGH80RING 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 this day of - a. '. 20LI . Oak S elopment ' I ]o 81991]r,Managing STATE OF Oregon ) )ss. County of Clackamas ) 1 This instrument was admowiedged before me on thls day ot— Yhr�.L� 20T by John S BIggT Jr.,Managing Member of Oak S t Development LLC. Notary Public for Oregon My commission expires: OFFICIAL WEAL SHERRI R MARSDEN NOTARY PUBLIC.OREGON COMMISSION N0,478293 tISSiON EXPIRES JUNE 19,2017 Page 2 of 2 I _ , 1 i Title Data, Inc. FA POR10452 WN 2013099688.003 EXHIBIT A Legal Description of the Property A parcel of land situate in that tract of land described in Book 285, page 657, Washington County Deed Records In the Northeast quarter of the Northeast quarter of Section 36, Township 1 South, Range 1 West of the Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, more particularly described as follows; Beginning at a two Inch iron pipe on the Northerly right of way line of SW Oak Street, marking the initial corner of Fur valley; thence North 0017' East, 1059.03 feet along the Easterly boundary line of said Fur Valley and its Northerly extension to a 5/8 inch Iron rod with an aluminum cap on the Northerly boundary line of Section 36, Township 1 South; Range 1 West of the Willamette Meridian, Washington County, Oregon; thence North 89058' East, 300.0 feet along said Section line to a 5/8 inch Iron rod with an'afuminum cap; thence South 0°17' West, 761.91 feet, parallel with the Easterly boundary line of said For Dailey;"fo'a 5/8"inch`Iron"rod'witFi an aluminum cap; tlienceWorth'89`025'-West;I'00'_ feet, parallel with said Northerly right of way line of SW Oak Street, to a 5/8 inch Iron rod with an aluminum cap; thence South 0117' West, 300.00 feet, parallel with said Easterly subdivision boundary line, to a 5/8 inch iron rod with an aluminum cap on said Northerly right of way line of SW Oak Street; thence North 89029' West, 200.00 feet along said Northerly right of way fine-to the point of beginning. 4 i i Title Data, Inc. FA POR10452 WN 2013099688.004 WAINngton couray,Oreoon �� 3•V4� 05131/201302;52;35PM 049 ` D-DW Cnt,I stn-4 A snom $10.00 35.00$11.00$13,00-Tottal-$4+1.00 RECORDING REQUf.STF,DBY 01a4074120130049712002OD27(I AND WHEN RECORDED MAIL TO I,Moira Nobarnicn4 plreMor 01,4 ee�rn�nhand TaRatlen and&.On{tllo County C.rktbr WaanlnptOn ' County,"On.do nanny o.n,ry r.tha wlt,M The Larson Law Firm,P.C. InaMurnaM o(Writinp vn�recN..d,nd ,mad Mth. t+ooh of roctlm.Itl cou a 1800 Blankenship Rd.,Ste 400 MlcnamHoWnicht,DlroaorafAf wntmd West Linn,OR 97068 Tasaeon,t7f•t7fncloCaunhyClerk AND MAIL TAX STATEMENTS TO Joan E.Newman 7392 SW Temno Lane Tualatin,OR 97062 Above Space for Recorder's Use Only WARRANTY DEED FOR A VALUABLE CONSIDERATION,receipt of which is hereby acknowledged,JOAN E.NEWMAN,Trustee ofthe Lester C.Weber,Jr.and Betty Jean Weber Trust,executed the 19 day of February,2010,Grantor,conveys and warrants all right,title and interest to JOAN E.NEWMAN,Trustee ofthe Betty Jean Weber Trust,executed the 19 day of February,2010,Grantee,the following described real property free of encumbrances except as specifically set forth herein in the County of Washin."ton,State of Oregon: For description see Exhibit"A"attached hereto and by reference made a part hereof. (Commonly known as:10240 SW 690i Avenue,Tigard,Oregon,97223) The said property is free from encumbrances except COVENANTS,CONDITIONS,RESTRICTIONS, RESERVATIONS,SET BACK LINES,POWERS OF SPECIAL DISTRICTS,AND EASEMENT OF RECORD, IF ANY. "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,AND SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009.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 NAW 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,AND SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009." The true and actual consideration paid for this conveyance is the mutual covenants and conveyances contained herein,which are for purposes of estate planning,and consist of value wholly other than of cash. Date:May 15,2013 5�4 E.NEWMAN,Trustee ofthe Lester C.Weber.Jr,and Betty Jean Weber Trust,executed the 19 day of February,2010, Grantor State of Oregon } } ss. County of Clackamas } This instrument was acknowledged before me this 15 day of May, by JOAN E.NEW 9AN,Trustee of the Lester C.Weber,Jr and Betty Jean Weber Trust,executed the 19 d of Fe ary,2010. OFFICIAL SEAL Notarj Public-State of O g JOHN K.CARSON My mmission Expire HA11-15 �itr NOTARY PU13UC-OREGON COMMI%ON NO,466679 MY COMMISSION EXPIRES MARCH 15,2016 Description: Washington,OR Document-Year.DoelD 2013.49712 Page: 1 of 2 Order: was Comment.- Exhibit"A" All that part ofthe fallowing described.tract in Section 36,Township 1 South,Range I West ofthe Willamette Meridian,County of Washington and State of Oregon,to-wit; Beginning at the Northwest corner of Lot 1,FUR VALLEY;thence North along the West line of Lot 1,if extended Northerly,a distance of 75 feet to the point of beginning ofthe tract to be described,thence continuing North along the said Northerly extension 110 feet to a point,thence East and parallel with the North line of Lot I.,FUR VALLEY 160 feet to the East line of that tract conveyed to Egon D.Arend,et ux,as described in Deed Book 310,Page 249,Washington,Oregon,Deed Records, thence South along the East line ofthe said Arend tract 110 feet to a point,thence West and parallel with the North line of Lot 1,FUR VALLEY,160 feet to the point ofbeginning. EXCEPT that part deeded to Washington County for roadway as described in Deed Book 405,Page 585. ALSO beginning at a point on the North line of Section 36,Township I South,Range 1 West,ofthe Willamette Meridian,in the County of Washington and State of Oregon,10.908 chains West of the No comer of said section,said point being also the Northeast comer of that tract conveyed to Egon D.Arend,et ux,as described in Book 310,Page 249;thence South along the East line of said Arend tract 515.7 feet to a point 185 feet North ofthe Northeast comer of Lot 1,FUR VALLEY,thence West ofparallel with the North line ofsaid Lot 1,a distance of 160 feet to a point,thence North and parallel with the East line of said Arend tract 515.8 feet to the North line of said Section 36,thence East along the section line 160 feet to the point of beginning. Description: Washington,OR Document-Year.DoclD 2013.49712 Page: 2 of 2 Order: was Comment: ..... ..... .. . ... . . KIK WACO SUBDIVISION PLAT NAME APPROVAL Now I LAND USE APPLICATION APRIL 2014 OAK STREET ESTATES-CITY OF TIGARD WASHINGTON COUNTY LAND USEAND 7RANSPORTA710N SUR'VEYOR'S OFFICE $ZJBDx',VX&ZON PLAT N mLmxw� I request that the Washington County Snrveyc►r's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: s r:SriNTr'3 ISI -64, 4A 002.ol MAP AND TAX LOT NUMBER: At A CITY JURISDICTION (Which City?) or COUNTY JURISDICTION: #' ' SURVEYOR'S NAME: rt,6- kiw COMPANY NAME: V—Afi1l* *je..j OWNER'S NAME: mak-S1uwr Z%waL*Vw4 ;u.c. I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name:,`Jjt a,. kk&6,iaL,".Z Company name: AAt c Address: r34 c. sr.j Surra- Telephone number: saw - 92c -*'7 4:2 v Date: 11 �L3 tl-IS- a Name approved Washington County Surveyor's Offfce 155 North First Avenue,Suite 350,MS 15, Hillsboro, OR 97124 Phone:503-M-8723 REVRtCT MURVMDATADIR�WEBPAGMUBNAMEDOCII1.23-1]A ads= STRE T 014S, TAXLOTS 1500,302& PIR 300 1 STI ET FANNO CREEK STREET OTS 6,7 16S 14R — 13R 12R 11R ZR TAXLOTS 2000,2100 12" 12" 1 �`. 2" &303 ,ice\ LO 16,17 AND PATH LOTS 1-5 4R —t> R —� EACs STtET LOTt-26 STtET F S, 12" 10R — gRR 8R STF ET STREET At TRACT B 1 S 12" 12" 7R] 6R —t> 5R TRACT I T /12^ \ LOTS 27,28 0 LOTS 21-23,29-32 LOTS 1420,33-38 STREET LOTS 10-13 ubcat Reach on Llflk' Drainage Diagram for 3487 REDEVELOPED Prepared by AKS Engineering&Forestry, LLC., Printed 2/24/2014 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCADO 8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 21 Summary for Reach 1 R: 15" [52] Hint: Inlet/Outlet conditions not evaluated Inflow Area = 13.679 ac, 41.78% Impervious, Inflow Depth > 2.54" for 25-YR event Inflow = 8.17 cfs @ 8.00 hrs, Volume= 2.890 of Outflow = 8.13 cfs @ 8.00 hrs, Volume= 2.889 af, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 12.11 fps, Min. Travel Time= 0.2 min Avg. Velocity = 7.21 fps, Avg. Travel Time= 0.4 min Peak Storage= 104 cf @ 8.00 hrs, Average Depth at Peak Storage= 0.67' Bank-Full Depth= 1.25', Capacity at Bank-Full= 14.44 cfs 15.0" Diameter Pipe, n= 0.013 Length= 155.0' Slope= 0.0500T Inlet Invert= 237.96', Outlet Invert= 230.21' Reach 1 R: 15" Hydrograph 9r ®Inflow 10 Outflow 8.13 cfs Inflow Area=13.679 ac Avg. Depth=0.67' Max Vel=12.11 fps 6- D=1 5.0" 5 n=0.013 3 X 4 L=155.0' 3 S=0.0500 '/' 2 it =14.44 cfs 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 �� Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 22 Summary for Reach 2R: 12" [52] Hint: Inlet/Outlet conditions not evaluated Inflow Area = 10.079 ac, 46.97% Impervious, Inflow Depth > 2.63" for 25-YR event Inflow = 6.36 cfs @ 8.07 hrs, Volume= 2.213 of Outflow = 6.36 cfs @ 8.07 hrs, Volume= 2.212 af, Atten= 0%, Lag= 0.3 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 14.78 fps, Min. Travel Time= 0.2 min Avg. Velocity = 8.80 fps, Avg. Travel Time= 0.3 min Peak Storage= 66 cf @ 8.07 hrs, Average Depth at Peak Storage= 0.54' Bank-Full Depth= 1.00', Capacity at Bank-Full= 11.27 cfs 12.0" Diameter Pipe, n= 0.013 Length= 153.4' Slope= 0.10007' Inlet Invert= 255.21', Outlet Invert= 239.87' Reach 2R: 12" Hydrograph 7 FG—i low D Outflow 6.36 cfs Inflow Area=10.079 ac 6 Avg. Depth=0.54' 5 Max Vel=14.78 fps D=12.0" F 4- n=0.01 3 3 LL 3 L=153.4' S=0.1000 '/' acit =11.27 cfs 1 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 1,5 1'6 17 18 19 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 23 Summary for Reach 3R: 12" [52] Hint: Inlet/Outlet conditions not evaluated Inflow Area = 9.485 ac, 49.62% Impervious, Inflow Depth > 2.73" for 25-YR event Inflow = 6.25 cfs @ 7.94 hrs, Volume= 2.157 of Outflow = 6.25 cfs @ 7.94 hrs, Volume= 2.156 af, Atten= 0%, Lag= 0.3 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 16.87 fps, Min. Travel Time= 0.2 min Avg. Velocity = 9.93 fps, Avg. Travel Time= 0.3 min Peak Storage= 72 cf @ 7.94 hrs, Average Depth at Peak Storage= 0.48' Bank-Full Depth= 1.00', Capacity at Bank-Full= 13.52 cfs 12.0" Diameter Pipe, n= 0.013 Length= 195.4' Slope= 0.11439T Inlet Invert= 289.82', Outlet Invert= 261.70' Reach 3R: 12" Hydrograph 7 e Inflow b Outflow 6.25 cfs Inflow Area=9.485 ac 6 Avg. Depth=0.48' 5 Max Vel=16.87 fps D=12.0" " 4 n=0.013 U. 3 L=195.4' S=0.1439 /' 2. acit =13.52 cfs 0- 0 1 2 3 4 5 6 7 8 9 10 171 12 13 14 1'5 16 17 18 19 20 21 22 23 24 '�� Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 24 Summary for Reach 4R: 12" [52] Hint: Inlet/Outlet conditions not evaluated Inflow Area = 9.485 ac, 49.62% Impervious, Inflow Depth > 2.73" for 25-YR event Inflow = 6.25 cfs @ 7.93 hrs, Volume= 2.157 of Outflow = 6.25 cfs @ 7.94 hrs, Volume= 2.157 af, Atten= 0%, Lag= 0.1 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 17.14 fps, Min. Travel Time= 0.1 min Avg. Velocity = 10.08 fps, Avg. Travel Time= 0.1 min Peak Storage= 21 cf @ 7.94 hrs, Average Depth at Peak Storage= 0.47' Bank-Full Depth= 1.00', Capacity at Bank-Full= 13.80 cfs 12.0" Diameter Pipe, n= 0.013 Length= 57.0' Slope= 0.1500T Inlet Invert= 299.57', Outlet Invert= 291.02' r` Reach 4R: 12" Hydrograph 7, Inflow 10 Outflow L.6.25 cfs Inflow Area=9.485 ac 6. Avg. Depth=0.47' 5 Max Vel=17.14 fps D=12.0" " 4 n=0.013 3 LL 3 L=57.0' S=0.1500 '/' 2 ac1ty=13.80 cfs 0 1 2 3 4 5 6 7 8 9 10 1 1 12 13 14 1b 16 17 18 19 2�0 21 22 23 24 1 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 25 Summary for Reach 5R: 12" [52] Hint: Inlet/Outlet conditions not evaluated [62] Warning: Exceeded Reach 5R OUTLET depth by 0.01' @ 8.06 hrs Inflow Area = 6.047 ac, 46.31% Impervious, Inflow Depth > 2.68" for 25-YR event Inflow = 3.91 cfs @ 7.94 hrs, Volume= 1.351 of Outflow = 3.91 cfs @ 7.95 hrs, Volume= 1.350 af, Atten= 0%, Lag= 0.5 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 9.79 fps, Min. Travel Time= 0.3 min Avg. Velocity = 5.78 fps, Avg. Travel Time= 0.5 min Peak Storage= 69 cf @ 7.94 hrs, Average Depth at Peak Storage= 0.51' Bank-Full Depth= 1.00', Capacity at Bank-Full= 7.65 cfs 12.0" Diameter Pipe, n= 0.013 Length= 172.8' Slope= 0.0461 T Inlet Invert= 311.54', Outlet Invert= 303.57' r-, Reach 5R: 12" Hydrograph Inflow p Outflow 4 3.91 cfs Inflow Area=6.047 ac Avg. Depth=0.51' 3 Max Vel=9.79 fps D=12.0" " n=0.013 3 2. L=172.8' S=0.0461 T acity=7.65 cfs o 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 Z 17 18 19 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 26 Summary for Reach 6R: 12" [52] Hint: Inlet/Outlet conditions not evaluated [62] Warning: Exceeded Reach 6R OUTLET depth by 0.20' @ 7.94 hrs Inflow Area = 4.581 ac, 47.68% Impervious, Inflow Depth > 2.77" for 25-YR event Inflow = 3.08 cfs @ 7.92 hrs, Volume= 1.056 of Outflow = 3.08 cfs @ 7.94 hrs, Volume= 1.055 af, Atten= 0%, Lag= 1.3 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 7.85 fps, Min. Travel Time= 0.7 min Avg. Velocity =4.62 fps, Avg. Travel Time= 1.2 min Peak Storage= 133 cf @ 7.93 hrs, Average Depth at Peak Storage= 0.50' Bank-Full Depth= 1.00', Capacity at Bank-Full= 6.17 cfs 12.0" Diameter Pipe, n= 0.013 Length= 338.2' Slope= 0.03007' Inlet Invert= 321.68', Outlet Invert= 311.54' Reach 6R: 12" Hydrograph Inflow D Outflow 3.08cfs Inflow Area=4.581 ac 3- Avg. Depth=0.50' Max Vel=7.85 fps D=12.0" " 2 n=0.013 U. L=338.2' S=0.0300 T 1. a acty=6.17 cfs o . , . .., 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 27 Summary for Reach 7R: 12" [52] Hint: Inlet/Outlet conditions not evaluated [62] Warning: Exceeded Reach 7R OUTLET depth by 0.11' @ 7.92 hrs Inflow Area = 2.222 ac, 50.49% Impervious, Inflow Depth 2.81" for 25-YR event Inflow = 1.52 cfs @ 7.92 hrs, Volume= 0.521 of Outflow = 1.52 cfs @ 7.93 hrs, Volume= 0.521 af, Atten= 0%, Lag= 0.6 min Routing by Stor-Ind+Trans method, Time Si 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 7.82 fps, Min. Travel Time= 0.4 min Avg. Velocity = 4.49 fps, Avg. Travel Time= 0.6 min Peak Storage= 34 cf @ 7.92 hrs, Average Depth at Peak Storage= 0.30' Bank-Full Depth= 1.00', Capacity at Bank-Full= 7.97 cfs 12.0" Diameter Pipe, n= 0.013 Length= 172.7' Slope= 0.0500T Inlet Invert= 330.32', Outlet Invert= 321.68' Reach 7R: 12" Hydrograph �Inflow p Outflow 1.52 cfs Inflow Area=2.222 ac Avg. Depth=0.30' Max Vel=7.82 fps 1. D=12.0" n=0.013 U. L=172.7' S=0.0500 T a acity=7.97 cfs o 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 28 Summary for Reach 8R: 12" [52] Hint: Inlet/Outlet conditions not evaluated [62] Warning: Exceeded Reach 8R OUTLET depth by 0.03' @ 7.90 hrs Inflow Area = 0.999 ac, 52.16% Impervious, Inflow Depth > 2.84" for 25-YR event Inflow = 0.69 cfs @ 7.92 hrs, Volume= 0.237 of Outflow = 0.69 cfs @ 7.93 hrs, Volume= 0.236 af, Atten= 0%, Lag= 0.6 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 6.64 fps, Min. Travel Time= 0.3 min Avg. Velocity = 3.78 fps, Avg. Travel Time= 0.6 min Peak Storage= 14 cf @ 7.93 hrs, Average Depth at Peak Storage= 0.19' Bank-Full Depth= 1.00', Capacity at Bank-Full= 8.73 cfs 12.0" Diameter Pipe, n= 0.013 Length= 135.9' Slope= 0.0600 ? Inlet Invert= 338.48', Outlet Invert= 330.32' Reach 8R: 12" Hydrograph FE Inflow 0.75D Outflow 0.7 0.69 cfs Inflow Area=0.999 ac 0.657 Avg. Depth=0.19' 0.6 0.55:: Max Vel=6.64 fps 0.5 D=12.0" w 0.45-- 0.4-. n=0.013 LL 0.35 L=1 35.9' 0.3- 0.25-, S=0.0600 T 0.2- Ca acity=8.73 cfs 0.15- 0.05- 0 .15 0.050 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 29 Summary for Reach 9R: 12" [52] Hint: Inlet/Outlet conditions not evaluated [62] Warning: Exceeded Reach 7R OUTLET depth by 0.07' @ 7.97 hrs Inflow Area = 0.560 ac, 45.05% Impervious, Inflow Depth > 2.72" for 25-YR event Inflow = 0.37 cfs @ 7.92 hrs, Volume= 0.127 of Outflow = 0.37 cfs @ 7.94 hrs, Volume= 0.127 af, Atten= 0%, Lag= 1.1 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 4.32 fps, Min. Travel Time= 0.7 min Avg. Velocity = 2.46 fps, Avg. Travel Time= 1.2 min Peak Storage= 15 cf @ 7.93 hrs, Average Depth at Peak Storage= 0.17' Bank-Full Depth= 1.00', Capacity at Bank-Full= 6.17 cfs 12.0" Diameter Pipe, n= 0.013 Length= 170.5' Slope= 0.0300 ? Inlet Invert= 343.58', Outlet Invert= 338.47' 0 Reach 9R: 12" Hydrograph E Inflow 0.40 Outflow 0.38 0.37 cfs Inflow Area=0.560 ac 0.36 Avg. Depth=0.17' 0.34 0.32 0.3 Max Vel=4.32 fps 0.2&: 0.26 D=12.0" ti 0.24 0.22 n=0.013 3 0.2 a 0.18 L=170.5' 0.16' 0.14 _S=0.0300 T 0.12- 0.1. - acity=6.17 cfs 0.08NX0.06; v 0.04 0.02 0 , . 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 1b 16 17 18 19 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 30 Summary for Reach 1 OR: 12" [52] Hint: Inlet/Outlet conditions not evaluated Inflow Area = 0.071 ac,100.00% Impervious, Inflow Depth > 3.66" for 25-YR event Inflow = 0.06 cfs @ 7.88 hrs, Volume= 0.022 of Outflow = 0.06 cfs @ 7.91 hrs, Volume= 0.021 af, Atten= 0%, Lag= 1.8 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 1.75 fps, Min. Travel Time= 1.0 min Avg. Velocity = 0.99 fps, Avg. Travel Time= 1.9 min Peak Storage= 4 cf @ 7.89 hrs, Average Depth at Peak Storage= 0.09' Bank-Full Depth= 1.00', Capacity at Bank-Full= 3.58 cfs 12.0" Diameter Pipe, n= 0.013 Length= 110.2' Slope= 0.0101 T Inlet Invert= 344.69', Outlet Invert= 343.58' 0 Reach 10R: 12" Hydrograph �Inflow 0.07' 0.06 cfs e outflow 0.065": Inflow Area=0.071 ac Avg. Depth=0.09' 0.055 0.05 Max Vel=1.75_fps 0.045 D=12.0" 0.04 n=0.013 3 0.035- 0 0.03 L=110.2' 0.025- S=0.0101 0.02,0.015= Capacity=3.58 cfs "" " 0.01 0.005 0 0 1 2 3 4 5 6 7 8 9 1f0 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 31 Summary for Reach 11 R: 12" [52] Hint: Inlet/Outlet conditions not evaluated [62] Warning: Exceeded Reach 11 R OUTLET depth by 0.09' @ 7.91 hrs Inflow Area = 2.933 ac, 59.54% Impervious, Inflow Depth > 2.92" for 25-YR event Inflow = 2.10 cfs @ 7.89 hrs, Volume= 0.715 of Outflow = 2.10 cfs @ 7.91 hrs, Volume= 0.714 af, Atten= 0%, Lag= 0.9 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 3.59 fps, Min. Travel Time= 0.5 min Avg. Velocity = 2.19 fps, Avg. Travel Time= 0.8 min Peak Storage= 64 cf @ 7.90 hrs, Average Depth at Peak Storage= 0.70' Bank-Full Depth= 1.00', Capacity at Bank-Full= 2.52 cfs 12.0" Diameter Pipe, n= 0.013 Length= 110.0' Slope= 0.0050 T Inlet Invert= 304.12', Outlet Invert= 303.57' Reach 11 R: 12" Hydrograph F13-1 0 Outflow 2.10 cfs Inflow Area=2.933 ac 2-r Avg. Depth=0.70' Max Vel=3.59 fps D=12.0" w n=0.013 3 L=110.0' S=0.0050 T Ca acity=2.52 cfs 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCADO 8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 32 Summary for Reach 12R: 12" [52] Hint: Inlet/Outlet conditions not evaluated [61] Hint: Exceeded Reach 14R outlet invert by 0.21' @ 7.89 hrs Inflow Area = 1.810 ac, 51.32% Impervious, Inflow Depth > 2.83" for 25-YR event Inflow = 1.25 cfs @ 7.89 hrs, Volume= 0.427 of Outflow = 1.25 cfs @ 7.89 hrs, Volume= 0.427 af, Atten= 0%, Lag= 0.3 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 4.16 fps, Min. Travel Time= 0.2 min Avg. Velocity = 2.42 fps, Avg. Travel Time= 0.3 min Peak Storage= 11 cf @ 7.89 hrs, Average Depth at Peak Storage= 0.41' Bank-Full Depth= 1.00', Capacity at Bank-Full= 3.59 cfs 12.0" Diameter Pipe, n= 0.013 Length= 37.5' Slope= 0.0101 T Inlet Invert= 304.70', Outlet Invert= 304.32' Reach 12R: 12" Hydrograph Inflow Outflow 1.25 cfs Inflow Area=1.810 ac Avg. Depth=0.41' Max Vel=4.16 fps D=12.0" n=0.013 U. L=37.5' S=0.0101 T Ca acity=3.59 cfs 0 0 1 2 3 4 5 6 7 8 9 10 11 1�2 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 33 Summary for Reach 13R: 12" [52] Hint: Inlet/Outlet conditions not evaluated [61] Hint: Exceeded Reach 12R outlet invert by 0.05' @ 7.88 hrs Inflow Area = 1.810 ac, 51.32% Impervious, Inflow Depth > 2.83" for 25-YR event Inflow = 1.25 cfs @ 7.87 hrs, Volume= 0.427 of Outflow = 1.25 cfs @ 7.89 hrs, Volume= 0.427 af, Atten= 0%, Lag= 0.8 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 8.21 fps, Min. Travel Time= 0.5 min Avg. Velocity = 4.69 fps, Avg. Travel Time= 0.8 min Peak Storage= 35 cf @ 7.88 hrs, Average Depth at Peak Storage= 0.25' Bank-Full Depth= 1.00', Capacity at Bank-Full= 9.22 cfs 12.0" Diameter Pipe, n= 0.013 Length= 227.3' Slope= 0.06707' Inlet Invert= 320.12', Outlet Invert= 304.90' Reach 13R: 12" Hydrograph li Inflow D Outflow 1.25 cfs Inflow Area=1.810 ac Avg. Depth=0.25' Max Vel=8.21 fps D=12.0" n=0.013 U. L=227.3' S=0.0670 a acity=9.22 cfs III IRWIN, iii ii o 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1'9 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 34 Summary for Reach 14R: 12" [52] Hint: Inlet/Outlet conditions not evaluated Inflow Area = 1.810 ac, 51.32% Impervious, Inflow Depth > 2.83" for 25-YR event Inflow = 1.25 cfs @ 7.87 hrs, Volume= 0.427 of Outflow = 1.25 cfs @ 7.87 hrs, Volume= 0.427 af, Atten= 0%, Lag= 0.2 min Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Max. Velocity= 8.25 fps, Min. Travel Time= 0.1 min Avg. Velocity = 4.71 fps, Avg. Travel Time= 0.2 min Peak Storage= 8 cf @ 7.87 hrs, Average Depth at Peak Storage= 0.25' Bank-Full Depth= 1.00', Capacity at Bank-Full= 9.28 cfs 12.0" Diameter Pipe, n= 0.013 Length= 55.0' Slope= 0.06787' Inlet Invert= 324.05', Outlet Invert= 320.32' 0 Reach 14R: 12" Hydrograph j Inflow Outflow 1.25 cfs Inflow Area=1 .810 ac Avg. Depth=0.25' 1 Max Vel=8.25 fps D=12.0" n=0.013 3 L=55.0' S=0.0678 T Ca acity=9.28 cfs o 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 �� Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 @2007 HydroCAD Software Solutions LLC Page 36 Reach SWALE: Hydrograph Inflow 70 Outflow 6.36 its jInflow Area=10.079 ac 6 Avg. Depth=1 .67' 5: Max Vel=0.45 fps n=0.240 4 L=114.0' 3 LL 3 S=0.0050 T Capacity=17.83 cfs 2- 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) 3487 REDEVELOPED Type IA 24-hr 25-YR Rainfall=3.90" Prepared by AKS Engineering & Forestry, LLC. Printed 2/24/2014 HydroCAD®8.50 s/n 005096 ©2007 HydroCAD Software Solutions LLC Page 37 Summary for Link 1 L: FANNO CREEK Inflow Area = 13.679 ac, 41.78% Impervious, Inflow Depth > 2.53" for 25-YR event Inflow = 8.13 cfs @ 8.00 hrs, Volume= 2.889 of Primary = 8.13 cfs @ 8.00 hrs, Volume= 2.889 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-24.00 hrs, dt= 0.01 hrs Link 1L: FANNO CREEK Hydrograph 9 ;Inflow - 8.13 cfs CJ Primary 8 Inflow Area=13.679 ac 7- 6- 4 6m 5 u 3 0 4- 3- 2- 0 32-0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) Hydrologic Soil Group—Washington County,Oregon 3: 519670 519720 519770 519820 519870 519920 519970 45-26 53N 45-26 53N O O O Al O O 45-26 39"N 45-26 39"N 519670 519720 519770 519820 519870 519920 519970 3: Map Scale:1:2,080 ifprinbed on A portrait(8.5'x 11")§)eet NMeters 30 60 120 ISO ,Feet 0 100 200 400 600 Map projection:Web Mercator Comer coorcinates:VVGS84 Edge tics:UTM Zone ION WG584 USDA Natural Resources Web Soil Survey 2124/2014 Conservation Service National Cooperative Soil Survey Page 1 of 4 GOS 2aty-0 01 June 14, 2021 A'AMISS Madeleine Nelson ENGINEERING&FORESTRY Lennar—Land Development Coordinator 11807 NE 99th Street, Suite 1170 Vancouver,WA 98682 Madeleine.Nelson@Lennar.com RE: Oak Street Estates—Site Tree Inspection(AKS Job#3487-01) Dear Madeleine: I visited the site on May 21'and June 7th,2021,to verify compliance/non-compliance with the City of Tigard's Urban Forestry Plan tree establishment requirements(see attached exhibit for my comments on the original Site Tree Canopy Plan).All of the trees that were required within the public right-of-way of SW 67th Ave, SW Locust St, SW 69th Ave, and in "Tract B" were installed and are established in substantial conformance with the Urban Forestry Plan, with the exception of trees#1004,#1016,#1040,#1044,#1048,#1081 and #1083. Trees #1016, #1040, #1044, and #1048 have been replaced with a Bowhall Maple (Acer rubrum 'Bowhall'), Green Ash(Fraxinus pennsylvanica), Kousa Dogwood(Cornus kousa),and Katsura(Cercidiphyllum japonicum) respectively. Tree#1004 is not present,tree#1083 was removed and not replaced, and tree#1081's health is significantly declining. According to the Site Tree Canopy Plan a total of 23 trees were to be installed in the back of numerous lots, however, due to these trees being located on private property access was limited to inspect tree retention for most lots. Eight trees were installed and established in substantial conformance with the Urban Forestry Plan. It appears that trees#1058,#1059,#1062, #1063, #1067,#1068,#1069, #1085, #1086, #1074, #1075, and #1076 have been removed and not replaced. Trees #1071 and #1072 have been replaced with Red Maples(Acer rubrum)and Tree#1073 has been replaced with a Pear(Pyrus spp.)of a similar canopy cover to the original tree. In total, out of 86 required trees, 14 trees have been removed and not replaced, one tree is in poor health and seven trees have been replaced with different species. Please let me know if you have any questions. Sincerely, CERTIFIED AKS ENGINEERING& FORESTRY, LLC ARBORIST 19:1___11/ i 1 Bennett Kocsis, Certified Arborist ISA 12965 SW Herman Road Suite 100,Tualatin,OR 97062 jiJ 503-563-6151 I kocsisb@aks-eng.com BENNETT R. KOCSIS CERTIFICATE NUMBER: PN 8E77A EXPIRATEJN DATE: 12/31/2022 BEND,OR I KEIZER,OR I TUALATIN,OR I VANCOUVER,WA www.aks-eng.com z w LEGEND i 778,r _Z/#'. 1 -- - ..,__§,,g53,064__i__ 78848- ___I I ¢F ��yvo,„ _ . `� bJ 1 `, 31 I I N= II I € ..„ - V`.` `' --- m _ OPEN SOB.AREA(TIP) ��6�7 ' 31 .d W%x1165 I V QUALFnNGMar9EcnxoPYGovER I I ; ,moo - h I) --- _- _ `� Q t 3159 :) Afk�"Ri.n. ^401 @��. �.� e1 g Q RM , A j `` 1� �� wr 6 __ _tTLi `12.0 Y1R11\i[4aifr.1... 5 41115 180_ - -909- (7 W /i, r ! I 'i - \ 1 - -- -- B IETTFT.'a III DN r t �[►"�y 'z C W -�'S0 -- za /'�,, QUALIFYING EXISTING MATURE CANOPY COVER I I , -. . kig .. 1. v+/,. 1 \ A�s'1p68 , :..\ 1>s..A„\ x. . ,*, ♦. 1034 \ I I ° 0 ODM :•t.:. e<..,a1F 04603/0. a a .a.�=R as ''':E\3v\,. 1 I ° 7 lam'4 1, i,'Y j•• I I a ZC ��Q APPROXIMATE OPEN SOL VOLIIMEARFA _ - i 1 it I J j%� REFER TODTESTMss�D I I "jI T -- -N:t-- -��� t 7<�x! lLL, I SSD' g� !1 2 g: 0 . c.:.w^a I i CLASLD SOL AREA(TYP) 1 10� 1`a\ 4 �\t` r . w K 4• sk 5g� m E _> C'•'::ail APPROXIMATE CLOSED SOIL VOLUME AREA I I 1 10261 ! :.1036 `' •fA.\ !. - try ¢x Ec$;y c c 1 Replaced with Red �•..,j @` ! N , g S F w m (REFER TO NOTE 5THIS SHEET) W I I O I I \ s t�• -I w .,.j I Maple(1256 SF) s 4 i 5 61025P 4', i3 • I S e.',1 A gm'a-F.."1a1 ?w • Replaced with Pear } Q r - . - INDMDUALTREE MATIh+ECANOPY 0U111NE ~I I I I P� �', I 8 !/ c '� I w LL 1 t (177 10241,Ev. -- '' EOST1NG TREE CANOPY0UTLI9E Y SUNSET MAPLE(1W) 1 94 1070 II I F) 1 in 0781 ' '�,,. I--- 1 Q I os 10991 A� ' ---- - _ - 1 r`,.� T'" 4.11!1 M o 01 - - - t6r/.M 1041091. W " ,,,,„,,,,,,,,,,„a4 �. •-�I ':O ``• 1N j y'c3, :C O ionIV", a {1446 n$!1c 4 n26s� e E I �� IOTA NET DEVELOPED SITE AREA: 11,174 sF.+t- , r' ,�. `_ti --- - b8ti-'-''• !• .',r �.":. ,,.. + ) „ E P 3 {�I'.� . \\\ ,. I ('f TOTAL QUALIFYING MATtRETREE CANOPY AREA 289,848 SF. I r -n r 7 r a�B•,- _ 14 I Q i �,3� 9 %CANOPY COVER: 85% I COI '.1888./ (1691 •X086- .1/MESETHEE LUC(RP) 1022c 6' i oy l»4j+ •... ,', LIJ �) \ ; I I i i ; r-_--� r-RAYIOOD ASH -.. T 1 \�tifa .�•. 0. 37 O pa MIMMUM%CANOPY COVER: 40% 1 1 1 1 JAPANESE 7329E LILAC 5 I I 0710) ��` A13 Occ 1 's toot,6 ) /�tozl j�: -„,..--t.....11,244.,. �4' !`4 Sc� e 85% c NOw FREATER OR THE SITE.THE MININUN OF 40%a AL QUALIFYINGREa EMBMARE MET, I 1 ion 2829 30 51 1 32 ,�{,1 27 I I 594 f 35 36 597 j I `8 7 "aA 1 i.l�r 1 1, VS' ."ts l TURE ti 307 20 L J L J L-`------ 1 I I r,'If\ ® I 10 /i-'"AHS , 3010 NOTE SFE COVER SHEET FOR GT716RN.PUN LEGEND I 6404 t L I 1 Replaced with 1020 it •• S '•Y 3011' - - ( "'.•� .c .Ewx *- 1086` i Yf110EM70D(719 40510501 MEA(7YP) Bo all Maple(177 F) i �, //�\� I �rE;l� p s.'1 •..2N ENTRY SGN/fTNCE;SEE tit\ '•• : y6'>�n 1-_ L ( PI i 1 A 149 S� \ 4•i1 ,`Fm % 1_✓ t__ DETAL SHEET 0114 •••, �! \ J L 1 I L N�N.1 L J l J L J L {R \ r,. 7008 101 1 1017,„1";,.118 b T- • Z64,_ �' - 7- .t,-648.1 - 1010 ) tOH 1aYI I . 1� �_-1-- J 4 1015 8LLI Ca SW67TH-AICENUE_ ! At7 : 76 4 f! Y N E R K f 9 S !t[ C B R � 3t ��.� s a1.�18-�.. >a UPR, r•..-- --cx :1105.3...... +074.4 �0s.. ! _.-:.A _ - s, __ '.' '�►,0 `u!" / i` 1,..„, t*� �`�,, "_ i/10430 9 7NlsT•• 6 l:' T„' -- !lf��13 �{&.1... . :Frj 11 ��1, 4.446.9448 \ `, (. r- \� s �qr'4r�Ml�1.�SP�A9 s �► w e - ,,,• 1 1``�' - .. ' t 6J e 0 '�141s�e \ \ c,.a. \ ...at " 0., ,,8 ! �\ ..... �e �y',. MISTING1829E CANOPY 10429 \ i 24 -ACT,• t va1,.^ 1.eaa .••rwvrNAA nA.4i1e N6.+., - ,,AN P3 414.` 0a�i3- ..<, -� ! ` \. 0 MEER TOTAL SON VOWR% 1 0y1L8yNG9IEuxop, I 1 L , 1 ID 844 - =- - - . - • -V 3;'� 1064 lads BLACK xAwr11N92 09E61000 SF ]%SPREAD/3sI SF xesF + \ ,1003 1 � ;-- , r ---1�k r_-yj R r_s r :� T�9 ''tT -\ I ! I� Ii 10895 , BLACK HAWRRRN 09ERLaWSF 11 SPREAD/ZSM1ff 2545F I I ly".„ 3IL 1 !------1:... 1076 10293 10@ 1 �1 �•th 1V�<;Green Ash(1256 SF) �Replaced with ` �` (rte Cl) 11264 WALLOW OVER 1,0005F 30SPRFA0/702SF 307 SF ...INNN 1 �PEAR s KatsuraReplaced 4SF) 1B10�BNOIA/with ! '�� Koulsa Doaced gwood i ---' '--' • \ -it ..,,\,\ ",,., V) > 11281 COTTONWOOD OVER 100059 STSPREAD/7075F 7075E ( (1256 L'1P/ 9 1 • 11266 WILLOW OVER 10E9 3D5PREA0/7075F 7070 I = i ) - (491 SF) 1 \. 12 i ,. Y 11267 &TIER CHERRY OVER 10445E m'SPREAD/31659 31!57 1 Poor Condition 1 ' • 1 \ 11163 &MEM MAP. OVER 300059 50 SPREAD/1,963 SF 196359 23 1 22 21 20 19 18 17 16 I 1 15 \\` I l\ '�� 11263 &p FAF MAME OVER 100019 SO SPREAD/1,9635F 1.965 SF 18410/1 I II , 1 1 `)� `,.\\\ 611325 4 11270 WILL01N OVER 10009 305PREAD/]Ol59 fill sF 1 A 14 S /M� Q 11231 OREfiONWNREOAK 06290.34299 SO9READ/1,96359 1,9635E II I I►: / ; I ffror,O I ) I 13 �\ �. O 11326 = 53 11272 514601 36H0RN OVER 30005E 16 SPREAwx4u 254 SF 1 1 m 10481 88 1 (0) 1 _ O 11273 OREGON w 436046 OVER 10079 50OREAD/1%30 19615E JIAMFD7RFE CANOPYL --I ---� I - I ---� ` L-_- � i__- L `� :Lim. �' ,9 R 11274 OREGON WI111EOAS OVER 3000SF SO SPREAD/1963 SF 19635E :.- - _ •. ..... _.... a a.: .,� ....• J �.`...�� � 0R !'' 1 111 `l��\u*LL',':/, , .1136 V 11276 8KR0FAMPIE OVER 10000 S0'u�AD/1%30 19630 A0 SUa1E7 LWP.F 0Vnt�o6 s31*00/010 6915E :a 080 "she t - f�.. ! 11276 &3REA0 MXIE OYER 1,0215F SOSPREAD/L%3SO 19659 1106 SM3.MANE 0970 100 AMU LW. 4 x9RFAOjM14 �Y �': �• 70b I. •''"* .` '. 1. •r `�' Y1 \ 11 Ir l 11231 BUCK IMWMORN OVER 1000 SF If SPREAD/2545F 2540 )� SUNSET MAPLE 09015006 xv&nWa915F 4915F •; ', 1133' -� 11282 WWII A.533 OVERL000SF 40 SPREAD/LBW 1,2569 1404 9640WVNW 436 OPEN;456505®' 59&Aw9621F 9059 I 11283 OREGON WHITE OAK OVER 1,0005F 50503A0/3,91.150 19635E 109 9E0_0VNN00 4076676X:3076340 39X00/969 969 -"- 1128 WALLOW 069310E SF 30 SPREAD/70739 TPI SF 006 990060000 146MEM 000,35646 39XA0363. 9675E 11291 willow ovl1000SF 30 SPREAD/SOS 707 SF 14 7 9100!/64000 37560Pw,OCu0Nu' 33,3300/90. 9624 Tree previously 1128 WILLOW OvER1,0905F 30 SPREAD/707 SF 7075E 9011 90.0M9700 *7070PEN:456005E0 99990A0/9633F 969 removed(Typ.) ) 11293 NITER CHERRY OVER 10005F 20 SPREAD/314 SF 314& lin 1fl10WNOW 2606010x:3600907' 359X.46/9659 934 I ( Z 11294 VAtIDW OVER IDESF 309RFAD/10/9 HOSE 1010 9906767006 366010x,36 0 36 501033/5057 *6240 Tree installed and retained in Q 1185 11161f4F1WPIE OVER 190059 50579500/196350 19639 'GO 1100WWOW 307601043 36 0.0504m' 33.51436409615F33.51436409615F9615E 106 59110676500 3936071x:45 6596®' 391304 9659 good condition J 11297 WALLOW OVER 1,0005F 3004E00/70750 7o75F 1053 141006000 90060019 46 0705536, 35SIVE30/96I36 9635E 11191 wNOW 00611.0667 30 SPREAD/707SE 7070 104 1E10ww000 360 60906:456505296 3986AD969 900 as of 6/7/2021 1106 w1LLOW OVER LOWO 30SP0000/7075F 7079 1015 55110115000 36060R9:4560.33586 3659300/905 9613 (TYP.) la. 11300 LODGEPOLE PINE OVER 1,00)5F 23.5PRFAO/4155F, 4150 1016 5100WR000 3076001x:456002®' 395*40*40&u 932s 1417 141.0066000 06435006 0 9.110415F 969 11303 LODLOPOIE NE OVER 1a005F IT SPREAD/4155F 4155E 107M9w054 4907676 1 0DAX19 9 SCALE 1" = 50 FEET 11302 10011/09AE MAPLE OVER 1.OM. 50'0P000w 3963 SF 1.943 SF 19019 930506490 06E35030 XI x74399 * MS _�_- 166/IL 6 8l 11384 R99ALDOVER 1,010 SF 25'SPREAD/491 SF 4915F fpm *0964500034 03706006 091690769 475 O 11305 RED ALDER OVER L66O9 a'SPRAw4459 410 u MYVA taODAsx 067053079., 6 0976m 9 ss •11010 OPEN 001 VOLUME LISTED NCLUDES ONLY SOIL 941HM 1916 RK71T-OF-RAT RANTING STRIP. m P. MERE OPEN SOL so a 20 40 50 11306 1161 WILLOW O E OVER 50 SPREAD/196367 1,9635F mm RAwm00Aw 6701 woo 30919400760059 4975E STREET AND SITE TREES Z 11307 OW OVER LOCO305PRFAD/m75F HP061315036m n0 1023 .00000AM 6 51.wY59 479 VOLUME FALLS BELOW THE IANINUM 500 CF RECUNEMENT PER TREE,3'NIDE BY 3'DEEP CLOSED SQL'PARIS'ARE 11301 9414EA9MAPLE OVER 1.0059 975PRFA0/1989 13630. 1004 306.9000 AM 06700706 4270690763 7079 USED TO MEET 10165E STANDARDS THESE CLOSED SQL AREAS ME INDICATED ON 154E PLAN. S511BOL 011FS. BOTANICAL NAE COMMON NAME COMP( SIZE SMOG Q 09 &GIEAF MAPLE OVER 505PREA0/1.963SF 1.9639 2026 1007 9097600005* 09705296 m9XAW7659 769 11Mwm0UANI 09709060 9X9937659 769 11310 &OLENMOLE OVER 10019 SOORDAD/1963 SF 19630 tan Rn9WoppAsx ovasm6 3v9E9AW7o79 u LOT CANp�Y AVERAGE 10 /�dt WENN'BOWINALL' BOYMALL MARE BOB 1 1/2'CM. AS SHORN / ) 11351 INGLE4FAWPM OVER 10000 309R0AD/196357 1,989 1426 RAW/000A511 0670906 09X00769 7651 LOT6 INT AREA(5P) REQUIREDCANOPYCOVEPAGEi5FJ11D% ACIUAL CANOPY E(SF/%1 y 11316 115LEAF MAPLE OVER 30 1, 57 50 SPREAD/19630 19639 m& 96516000445 3N6ae1:B60a6E0' m961HY769 7079 1 9,701 1,455 1,66151/17% O AGER 1RUtDAIUY X AdR 11317 &GLEA9PLE OVER 009 99 SPREAD/19635F 1909 RA 1030 009000 AM 31564904:6600507` 499EAw763 76ss 4 PLATANODES 31815ET MARE B&B 2'CAL AS SHOWN W 11319 COTTONWOOD OVERI,0ESF 30 SPREAD/7079 7015E 961 11.00000 AM NOW OP044s 6005®' 309490409 435 2 6,000 900 1,06151/11% 0739 RAW/000 ASH 300 0P&E;6600SE0` 30911660/769 479 11307 OREGON WHITE OAK OVER 1600 SF w9wAw1se59 19639E 3 6,000 900 I,0015/1696 0 34 CLAORAS7IS KFN7UEA YE110M000 B&B Y CAL AS SHORN W 1033 10109000 A56 ,11372 &RIAF MAPLE OVER 100057 50 SPREAD/1•%357 1963 SF I. 1096/00006W16a n;45600[8!' 309RFAW70I9 499 4 6000 900 1,0385F/1796 CC 11323 COTTONWOOD OVER 1.0ESF 30.5949Aw70/9 7079 5015 RAW/000654 010091200603689 309e001 479 7079 5 39035 REDMLLAN OVER100DSF 8.59RFAD/4919 4910 1093 009000001 4m60P0566505E0' rvREAM070 749 4 6,700 900 ,2535F/1% O 21 FRMEVUS OXYCARPA'RAYWOOD' RAYROOD ASIA B&9 2'CAL AS 910404 37037 COTRINWOOD OVER 100D9 305PREAD/7W0 707 SF 11079 *0960000 ASH 0/815076 30593w0/7w7 439 6 6,784 1,018 1,10657/661% 30042 WILLOW OVER 10105F la5PRFAIV7E9 707 SF 100370.1006/000 0VERSE6 359X6069 9619 7 11,071 1,781 41,8895/353% 0 5 PYRUS CAUERYANA'OIANDaEER'• 04/1mamt PEAR 8&B 2 CAL AS SHOW W 3012AMERACHERRY OVER 1m0SF NSPREAD/3145F 31450 MIu0ww000 43663r50006004 3SPREAw969 9619 8 11,180 1,677 10,677 SF/96% (REFER ALSO TO SHEET C113 COM.PLAN) 33136 REDWOOD 060110309 30 S90E00/7075F 70750 100 73310w39000 .E060FH1:4500666M 09NR4w319 9679 F- 100MIDww6D0 366OPEC 00005E0 05Pem/305F .9639 9 11,180 1,677 4437365/400% 12 SYR/MA RE71CU ATA JAPANESE TREE LIUC ME 1 1 CAL AS SHOWN 30194 REDWOOD OVER 1,0909 U AY 5PRw7075F 7079 O /`• 301% NOME AMPLE OVER 14000 5O9RFw/1,96357 1%30 00 94 4 0700960075 D' 399675 9079 ..9 10 11,220 1,663 6160950/59% Mry1��M��p 076 4600066654340 0936413967ss ss BROUND00YER CO 301% &GIEAF MAP. OVER 129059 509READ/L963SF 19639 1016 981pWyppp 05600506 COW 0SPREAD/9E5F MAV 11 11,085 1,663 7,85251/7116 30197 IIIHEAF MAPLE OVER 1,0025F 575PREAD/1.963SF 19630 1017 011.011.006000496O 0ww5 , OFEM456as® 3659 ' 51X0099535, 12 15,117 2,268 142165/121% ® ARCTOSTAPHYL.OS UVA-INS KINNIfNNICK CONTAJNER 1 GAL 24'O.C. 36193 DEODAR CEDAR OVER 1,000SF 40 SPREAD/17565F 1.1569 106 T01,36/6/000 4960&77:456005E0 395196A00631$ 969 TL 30199 DEWAR CEDAR OVER 1000SF 409READ/1,2565F 31569 1019 1110759500 0OVER 0075006 39640949999 669 13 6.609 1,291 3,92657/18% GENERAL NOTES: 3040 WESTERN 5416068 00E9300 5* 30 SPREAD/Rl/u 7079 1030 400WVAOD Ov065406 399eAW9Os 96237 14 6,458 969 1,1395F/38% 31000 OREGON MATE OAK OVER WO9 sO9aFAwL963sF 19x39 X61 501AVW566 0976906 3'986.40/9&9 9629 15 7,098 1065 11395/18/6 1. All 732975 AND PLANiINS TO CaE0Rl1 TO THE MY OF 1DAID DESIGN STANDARDS. RANT N ACCORDANCE M7H STANDARDS ADORED BY 7716 OREGON 31061 11ACKTWWt11DRN OVER IDW59 18'SPRFAw25/9 2949 301 501416x006 OYER9007 39XAW363 305F LANDSCAPE CONTRACTORS BOARD(a1D) All STREET 1REES SHALL HAVE(2)10'LONG X 18'DEEP ROOT BARRIER 911163ED ADJACENT TO 801H THE CURB KAx�T 154 1100V76000 Oven 946 391003659 9679 16 6.875 1,031 11395/17% N40 THE SIDEWALKS CENTER ROOT BARER ON TREE TRIM( DOUBLE STAKE ALL SAottr TREES STAKES SHALL BE PARALLEL T8 53CLf. REFER TO CITY CONED or 31063 OREGON MAI OAK 06E1119005F 579READ/396357 19630 1004 11u0VAY00D OVER 5006 36906400635 030 17 6,250 938 113900/18% OF TIGARD STREET TREE STANDARDS. DAWN KNi 31064 DOUGLAS RR OVER 1,000SF 409READ/32565F 1x39 106 711 0WW000 OVER 5006 4990.9999904 9329 2. PLANING RAN MAY BE QIANGED DUE TO AVAILABILITY,COST,ONSTE CONDITIONS,ETC BY THE LANDSCAPE ARGIIECT PRIOR TO FNAL NSTALUIICH,AS 07- 31101 OREGONWNIIE OAK OVER 1,09357 50'9READ/39535F 19639 1056 18646464064 6495006 399100964 9050 18 6,250 938 1,1393F/18% ALLOWED LEDER OTT STANDARDS, 31100 Oowook REGON OAK OVER 29005F SP9READ/1.963SF 19639 1057 1900wWOro 0249596 39X00969 1169 19 6,875 1,031 2,1395F/1796 dEGKED X: %MAW 311E6 OREGON MITEO00 OVER 1,0105F 909READ/L9635F 1.96357 �" 3. REFER ALSO 7D SIIFRELENIAL ARBORIST REPORT. AS AS NOTED 109 13064 ALIMAKE OVER 50.7 V 5MU01779 079 20 6,875 1,031 11395/17% 4, BgMUAL HaEOM16RS RESPONSMI FOR IRRIGATING TREES FRONING LOTS 31100 WESTERN RED CEDAR OVER 3000SF 30 SPREAD/7076F 7079 DATE 12/17/2014 311x6 WESTERN RED CEDAR OWER 142959 3v sImEAD/707sF 7019 109 009601LMANE 099966 359X000759 079 21 6,875 1,031 11395/17% 5. SOILS: REFER 10 S NN 12 AND APPENDIXES OF RGARD'S URBAN FORESTRY MANUAL. REMOVAL.5703848,AND AMENDED SOLS FOR RANTER AREAS; 160 wwlwlMwE 0965076 199RA0/m4 079 22 6,875 1,031 1.1395F/17% BLENDED SOL PLACEMENT AND CEAPACINN;COVERED SOL MATERIALS;COVERED SOL*MNG PROCEDURES;AND COVERED SOL RACEAENT SHALL CONFORM 31107 OREGON WHITE OAK OVER 1,033 5SF0 509READ/19657 39639 1106 10550011116E OIER SLOW 199&76/1779 079 31109 WIERCH1S0 OVER L0009 20 SPREAD/3145F 3149 1612 sowwLMVSE 0470946 39X00/19 079 23 6,901 1,035 11395/17% ro dtt OF 718760 STANDARDS MAN ATER Cl 405290 SOL AREAS TO 3 FEET. 31141 OREGON WHITE OAK OVER 1.000 1000 S F 5059300/1,9639 39639 96 9090.4LL7AAP0 OVER SRO 3990.676/1779 079 24 7,893 1,184 4,3395/56% 6. REFER TO SLEET 16 FOR TRACT A STOWIWAIER FAC11TY PLANINGS AND TRACT 8 OPEN SPACE PUNTNGS. 31164 &6107 MAPLE OVER 300057 so'SPREAD/3963SF 1,9639 100 3066WUAWNE rn70966 199xvwm9 1779 7. NUS EIOSING 7329295 ON BANS NAT ARE OFF-SUE ARE NOT INCLUDED N THE TREE CANOPY CA1dM710N5 AND 712913 CANOPY AREA IS NOT SIOMN 31166 RED AIDER OVER 3000 SF x'SPREAD/4959 4919 503 60WWWOLWPIE 0031XMCF 39X00/079 5709 25 6,066 910 2,4355/37% ON THIS PLAN. 3126/ RED AIDER OVENS=5E 0957 60w491u 619E 1X6 115N6WuwaD OVER 199XAwm9 079 26 6,037 906 96257/17% 8. SNht(SDE RANTER STRIPS SHALL HAVE KINIa08d(CRONDCOVER UNLESS 01HERMIE APPROVED BY LANDSCAPE ARCHITECT AND CITY. 511&LI TREES AHD UM &61FAF MAPLE OVER 10069E 509RUD/1,963s7 1%359 1467 90WIW00000 OVER 5006 3 MRA0177S m5F 088KIEId(TO BE PLANTED AND MAINTAINED BY I0IVWAL LOT OWNERS MERE FRON1N0 LOTS- STREET 116295 AND Ia0E0NNI0C ALONG SW OAK SIRFET 100 41Loww0o6 390904/1969 369 27 6,020 903 9765/16% AND TRACT B SHALL BE INVALID BY 1416 DEVELOPER AND ARMANED BYRE HOA. 31187 ARNI F4AP5E OVER LEDOSF 509READ/1,96357 19695F 1076 090,0689 MAC 0907906 39X100759 mu 28 6,051 906 96259/17% 5118/ DOUGLAS FIR OVER 1,0305F 40 SPREAD/12565F 1,x691070 MEN.SE mXuuc 0941906 1932.98.0/1776F17751 ca 31189 WES1005RED CEDAR OVER 30709 3097E00/70759 7079 1071 W7906F7R.uMC 06293906 3.100/11740 079 29 6,210 932 9625f/15% 31191 91460545&W55005 OVER1,0305F 161PRE6D/25549 25457 NOR IMAN0E95FII1M 066906 0303A01779 079 30 4237 936 1,4705/24% REMSCA5 31192 &GLEAF MAPLE OVER 3C00 595 50 SPREAD/1,9639 1%30 109 10PM19507XE UL6C av0150007 99/064/19 079 31 6,238 936 9625F/2516 31193 91QFAF MAPLE OVER 30300 505PREAD/39639 19109 16• TREE LILAC OVER 5006 3R+IF,Wl779 'P9 / y....!r^�073 7R.MAC (V70906 1971vwm9 5F 32 4226 934 962 SF/15% I, BRUCE R. BALDWIN, ATTEST THAT THISIs 51077 WESTERN RED CEDAR OVERL00S7 30SPREAD/707SF 70757 1077 1PAx6EIREMAC OVER9U6 19s69Aa17S ss 33 4072 1,211 13165/16% TREE PRESERVATION AND REMOVAL PLAN `31208 WESTEPA RED CEDAR OVER1900SF 305PREAw7W9 769 1077 JAPANESE,'.UMC 06700706 07X001774 1n MEETS ALL OF THE REQUIREMENTS IN 1^ �7 312E WESTERN RED CEDAR OVER 100051 30'SPNEAD/707SF 3079 1676 JAPANESE IRK MAC OVER 5WC7 39X.64/17159 1775F 34 6,139 921 9625/15% JOB NUMBER by 31210 1AXEAF MAPLE OVER 307059 sysvREAD/39639 L9a9 4079 OI+xRSEER RAR OVER 6306 9986.44079 3nss 35 6,1 921 96211/16% SECTION 10, PART 1, OF NE CITY OF Ii). Ti 31111 00091550700 OVER 30009 5a5PRFADJ1,9635F 39639 146 owxn0E70PUR ove1154D6 I9s 9900/3ns MSF ,3487 31213 OREGON WHnEOAK 06293129059 S05PR.A0/1,9859 1969 ]m OMM7KlEERPFA 0031500 CT 09XAw1n59 079 36 4140 921 985/15% TIGARD URBAN FORESTRY MANUAL 076 Q909750 *PFA 64705296 599X501779 F9 31213 RED ALDER OVER3000SF 25SPREAw4O10 495E 5114 37 6,140 921 96457/15% ARBORB SHEET 3]396 W710W OVER Lgm9 30'SPREAD/707 SE 0715E 100 5WNR 000508 09M9ro6 359N001n4 sn9 1X4 MYWOODA54 705076 0798676/7659 479 38 7,326 1,099 4,7865/6691 31697 OREGONW7170060 ov813oE59 559READ/39630 19639 143 Y491091RFEOUC 09ER5E0 3919Ag1mS 1777 BRUCE R. B ALDWIN C113 31591 ORGON WHITE 0A0 OVER 303051 50 5918.40/1,96350 39630 5616 JAAx6ElR.1uc 062935006 09'INA007S mss TRACT A 26,685 4,003 83,3185/31291 BRUCE BALDWIN,CERTIFIED ARBORIST ®GK N'eR N3a65 W 9957X+698 039I07555J9009+11 707.7759X1.2158609 00103011061010165103010, AWE TRACT'8' 5,477 822 6,657SF/122% PNN-6666A 0"6.11429 1731/57 1 GARAGE COW" I GARAGE covEaEu 1 } COYEAA6E PORCH' COVEMN PORCH + " GrAovREA� E 6"Sq.". 38 syrr. .e.fix. x sgfe. .rAVEPED + ENTRY' I "'s r*• ` 1 GARAGE + J OWEwKE I . 52134f COVEREW W + . N,co `- --_ u� SW 67TH AVENUE f } •a / s + 12 W< 6. 00 -'� � I Mz 20.01 ' . . I 24 N�� . . . 1 I , 1 . . . 411.68Ij N� . . : . . .o... _...... *Si,7114'i . . . . 14 NNW .. e - a RETAINING TAX LOT --r— A I ,WALL ° C 2 0f Z A(5 CRAXWC RE 34MIKDK LAYWT!C115 P ds D Q Ugl N - 0 ------------ y W SW OAK STREET rp CD S"-o �- - - - -_-< -� - - - R1 __, c . •. r o, b j? I I ' I Im ^ A q I > t' ' In r Q 8'-10• 00000 a R � m zoi�l 9M c ap Am Rig! R ig m irs' y xz` � $ Egos = a � ��y�� _ r• h n z ,1145 IXQNWtNG F1D FOP6'IKf,LLC n W m OAK STREET ESTATES N9�TM HDZW 2� �� �= ENTRY MONUMENT SIGN SUBDIVISION (SUB 2014-001) PHCNE�3563.615t F�3035,6152 u z S, can TIGARD OREGON ENGINGINEER[NG • PLANNING " SURVEYING !TAX IAT 201.301 wuTmlcra+cau+n ASSEssoR's MAP IS i 36MRC FORESTRY � LANDSCAPE AHITECTURE